HomeMy WebLinkAboutPC Resolution _6089- Case 3.2802- MAJ & Case 6.495RESOLUTION NO.6089
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING CASE NUMBERS
3.2802-MAJ AND 6.495-VAR FOR THE CONSTRUCTION OF TWO
COMMERCIALIINDUSTRIAL BUILDINGS AND VARIANCE
APPLICATION FOR THE REDUCTION OF REQUIRED SETBACK
AREAS AND ASSOCIATED LANDSCAPING, LOCATED AT 890
NORTH GEN AUTRY TRAIL, ZONE W-M-1-P, SECTION 7, APN 677-
260-027
WHEREAS, Knollwood Partnership, owners, have filed an application with the City
pursuant to Section 9.62 of the Municipal Code, Section 94.04.00 of the Zoning
Ordinance, and Section 92.16.00 of the Zoning Ordinance, for a Architectural
Application, Case No. 3.28024MAJ and Case No. 6.495 Variance to allow THE
construction of two commercial/industrial buildings with reduced side and rear setbacks,
associated parking, and landscaping; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Case No. 3.2802-MAJ and Case No. 6.495 was given in
accordance with applicable law; and
WHERAS, on March 28, 2007, a public hearing on the application for architectural
approval and variance 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, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including but not
limited to the staff report, all written and oral testimony presented.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to the California Environmental Quality Act (CEQA Guidelines),
the Planning Commission finds that the current environmental assessment
for Case No. 3.2802-MAJ and Case No.6.495 are Categorical Exceptions
under Section 15332 in fill developments. The Planning commission
further finds that there are no reasonably foreseeable potentially
significant environmental impacts resulting from this project.
Section 2: Pursuant to Section 94.04.00 of the Zoning Ordinance, the Planning
Commission finds:
Planning Commission Resolution A0111.2007
Case No. 3.2802- MAJ; Case No. 6.495 Page 2 of 4
9. Site layout, orientation, location of structures and relationship to one another and to
open spaces and topography. Definition of pedestrian and vehicular areas, i.e.,
sidewalks as distinct from parking lot areas,
Access throughout the proposed project is designed according to the requirements of
the Uniform Building Code and ADA rules, including accessible pathways, handicapped
parking spaces and vehicular access. The buildings are oriented on the site in a
balanced manner. The overhead doors are facing toward the interior of the site layout
and are visible to adjacent roads or surrounding properties.
2. Harmonious relationship with existing and proposed adjoining developments and in
the context of the immediate neighborhood/community, avoiding both excessive variety
and monotonous repetition, but allowing similarity of style, if warranted;
Industrial development has already occurred on this block to the north and south Staff
believes the project creates a visual harmony within the neighborhood, because it is
similar in style and color to other industrial buildings in the vicinity.
3. Maximum height, area, setbacks and overall mass, as well as parts of any structure
(buildings, walls, screens, towers or signs) and effective concealment of all mechanical
equipment;
The building is proposed at 31'-3r feet to the top of the parapet wall, which is below the
maximum allowable height, and the parapet screening wall will conceal any mechanical
equipment.
4. Building design, materials and colors to be sympathetic with desert surroundings,
AND
5. Harmony of materials, colors and composition of those elements of a structure,
including overhangs, roofs, and substructures, which are visible simultaneously,
The building is designed as a simple rectangular mass. Door and window architectural
features are proposed as a bronze hue and are designed in a simple contemporary
style. The architecture is modern in form
6. Consistency of composition and treatment;
The building is consistent in style, colors and design features to other buildings in the
area. The building is oriented to compliment the slightly irregular shape of the site.
7. Location and type of planting, with regard for desert climate conditions. Preservation
of specimen and landmark trees upon a site, with proper irrigation to insure
maintenance of all plant materials;
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Planning Commission Resolution
Case No. 3.2802- MAJ; Case No. 6.495
April 11, 2007
Page 3 of 4
The vacant site contains a scattering of indigenous insignificant shrubbery. There are
no specimen trees to preserve. The landscape design proposes drought tolerant trees,
shrubs and groundcover. Emitters will deliver water to each individual plant, thereby
practicing water efficient irrigation methods.
Section 3: Pursuant to Section 94.06.00 (B), the Planning Commission made the
following findings in granting the variance;
1) Because of the special circumstances applicable to the subject property,
including size, shape, topography, location or surroundings, the strict application
of the Zoning Code would deprive subject property of privileges enjoyed by other
properties in the vicinity and under identical zone classification.
The surrounding area was changed from IND (Business/Industrial) to L4 and L6
(Low Density Residential); M8 (Medium Density Residential) and H30 (Medium
High Density Residential) and Planned Development District-231, on July 16,
2003 by the City Council. This action required the subject property to maintain a
100 foot setback. Therefore, this action created the special circumstances
2) Any variance granted shall be subject to such conditions as will assure that the
adjustment thereby authorized shall not constitute a grant of special privilege
inconsistent with the limitations upon other properties in the vicinity and zone in
which subject property is situated.
The design of this project minimizes the impact on the adjacent property.
3) The granting of the variance will not be materially detrimental to the pubic health,
safety, convenience, or welfare or injurious to property and improvements in the
same vicinity and zone in which subject property is situated.
The Staff believes that granting the variance would not be detrimental to the
public health, safety, convenience and welfare.
4) The granting of such variance will not adversely affect the general plan of the
city.
The proposed project has been analyzed against the policies of the General Plan
and no inconsistencies have been found.
Planning Commission Resolution
Case No. 3.2802- MAJ; Case No. 6.495
April 11, 2007
Page 4 of 4
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approve Major Architectural Application Case No. 3.2802 and
Variance application Case No. 6.495, subject to those conditions set forth in Exhibit A.
ADOPTED this 11"h day of March, 2007.
AYES: 6 / Hochanadel/Hutcheson/MarentzlCohen/Ringlein/Scott
NOES: None
ABSENT: None
ABSTAIN: 1 / Caffery
ATTEST:
CITY OF PALM SPRINGS, CALIFORNIA
Ee
M2 W.,
Case No. 3.2802 — MAJ and Case No. 6.495 VAR
890 North Gene Autry Trail
April 11, 2007
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the 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
L 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 3.2802 - MAJ. The City of
Palm Springs will promptly notify the applicant of any such claim, action, or
proceeding against the City of Palm Springs and the applicant will either undertake
defense of the matter and pay the City's associated legal costs or will advance
funds to pay for defense of the matter by the City Attorney. If the City of Palm
Springs fails to promptly notify the applicant of any such claim, action or proceeding
or fails to cooperate fully in the defense, the applicant shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the City of Palm Springs.
Notwithstanding the foregoing, the City retains the right to settle or abandon the
matter without the applicant's consent but should it do so, the City shall waive the
indemnification herein, except, the City's decision to settle or abandon a matter
following an adverse judgment or failure to appeal, shall not cause a waiver of the
indemnification rights herein.
PC Conditions of Approval
Case No. 3.2802 — MAJ; Case No.6.945 VAR
April 11, 2007
Page 2 of 17
2 That the property owner(s) and successors and assignees in interest shall maintain
and repair the improvements including and without limitation sidewalks, bikeways,
parking areas, landscape, irrigation, lighting, signs, walls, and fences between the
curb and property line, including sidewalk or bikeway easement areas that extend
onto private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all federal,
state, and local bodies and agencies having jurisdiction at the property owner's sole
expense. This condition shall be included in the recorded covenant agreement for
the property if required by the City.
3 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.
4 This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code
regarding public art. The project shall either provide public art or payment of an in
lieu fee. In the case of the in -lieu fee, the fee shall be based upon the total building
permit valuation as calculated pursuant to the valuation table in the Uniform Building
Code, the fee being 1 /2% for commercial projects or 1 /4% for residential projects
with first $100,000 of total building permit valuation for individual single-family units
exempt. Should the public art be located on the project site, said location shall be
reviewed and approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
CULTURAL RESOURCES
5 Prior to any ground disturbing activity, including clearing and grubbing, installation
of utilities, and/or any construction related excavation, an Archaeologist qualified
according to the Secretary of the Interior's Standards and Guidelines, shall be
employed to survey the area for the presence of cultural resources identifiable on
the ground surface.
6 Given that portions of the project area are within an alluvial formation, the possibility
of buried resources is increased. A Native American Monitor shall be present during
all ground -disturbing activities.
a). Experience has shown that there is always a possibility of buried cultural
resources in a project area. Given that, a Native American Monitor(s)
shall be present during all ground disturbing activities including clearing
and grubbing, excavation, burial of utilities, planting of rooted plants, etc.
Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for
additional information on the use and availability of Cultural Resource
Monitors. Should buried cultural deposits be encountered, the Monitor
shall contact the Director of Planning and Zoning and after the
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Case No. 3.2802 — MAJ; Case No.6.945 VAR
April 11, 2007
Page 3 of 17
consultation the Director shall have the authority to halt destructive
construction and shall notify a Qualified Archaeologist to investigate and, 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.
b). Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning and Zoning Department prior to final inspection.
FINAL DESIGN
7 With Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be
submitted for review and approval by the Director of Planning & Zoning prior to the
issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the
building and in the Final landscaping, irrigation, exterior lighting, and fencing plans
shall be submitted for approval by the Department of Planning and Zoning prior to
issuance of a building permit. Landscape plans shall be approved by the Riverside
County Agricultural Commissioner's Office prior to submittal.
8 An exterior lighting plan in accordance 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.
GENERAL CONDITIONS/CODE REQUIREMENTS
9 Architectural approval shall be valid for a period of two (2) years. Extensions of
time may be granted by the Planning Commission upon demonstration of good
cause.
10 The appeal period for a Major Architectural application is 15 calendar days from the
date of project approval. Permits will not be issued until the appeal period has
concluded.
11 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.
12 All materials on the flat portions of the roof shall be earth tone in color.
13 All awnings shall be maintained and periodically cleaned.
14 All roof mounted mechanical equipment shall be screened from all possible vantage
paints both existing and future per Section 93.03.00 of the Zoning Ordinance. The
PC Conditions of Approval
Case No. 3.2802 — MAJ; Case No.6.945 VAR
April 11, 2007
Page 4 of 17
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.
15 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.
16 The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
17 The street address numbering/lettering shall not exceed eight inches in height.
18 Submit plans meeting City standard for approval on the proposed trash and
recyclable materials enclosure prior to issuance of a building permit.
19 No sirens, outside paging or any type of signalization will be permitted, except
approved alarm systems.
20 No outside storage of any kind shall be permitted except as approved as a part of
the proposed plan.
21 Vehicles associated with the operation of the proposed development including
company vehicles or employees vehicles shall not be permitted to park off the
proposed building site unless a parking management plan has been approved.
22 Prior to the issuance of building permits, locations of all telephone and electrical
boxes must be indicated on the building plans and must be completely screened
and located in the interior of the building. Electrical transformers must be located
toward the interior of the project maintaining a sufficient distance from the
frontage(s) of the project. Said transformer(s) must be adequately and decoratively
screened.
23 The applicant shall provide all tenants with Conditions of Approval of this project.
24 Loading space facilities shall be provided in accordance with Section 9307.00 of the
Zoning Ordinance. Said facilities shall be indicated on the site plan and approved
prior to issuance of building permits.
25 Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized
spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18
feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space;
two (2) handicap spaces can share a common walkway. One in every eight (8)
handicap accessible spaces, but not less than one (1), shall be served by an 8 foot
walkway on the right side and shall be designated as "van accessible".
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April 11, 2007
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26 Handicapped accessibility shall be indicated on the site plan to include the location
of handicapped parking spaces, the main entrance to the proposed structure and
the path of travel to the main entrance. Consideration shall be given to potential
difficulties with the handicapped accessibility to the building due to the future
grading plans for the property.
27 Compact and handicapped spaces shall be appropriately marked per Section
93.06.00.C.10.
28 Curbs shall be installed at a minimum of five (5) feet from face of walls, fences,
buildings, or other structures. Areas that are not part of the maneuvering area shall
have curbs placed at a minimum of two (2) feet from the face of walls, fences or
buildings adjoining driveways.
29 Parking lot light fixtures shall align with stall striping and shall be located two to
three feet from curb face.
30 Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be
provided every 10 parking spaces. Additional islands may be necessary to comply
with shading requirements.
31 Shading requirements for parking lot areas as set forth in Section 9306.00 of the
Zoning Ordinance shall be met. Details to be provided with final landscape plan.
34. Tree wells shall be provided within the parking lot and shall have a planting area
of six feet in diameter/width.
35. SITE PLAN ADA:
SITE PLAN:
The site plan indicates walks, sidewalks and pedestrian ways that
comply with CBC 1133B .7.1.3 in terms of providing a minimum width
of 48 inches at all locations. It is important that all of these paths of
travel also comply with CBC 11333B.7.1 which requires a continuous
common surface that is not interrupted by steps or abrupt changes in
level. To comply with CBC 1133B .7.3 the slope in the direction of
travel of these walks shall not exceed 1.20 gradient (5.0%). The cross
slope at any point shall not exceed 1:50 gradient (2.0%).
• To comply with CBC 112713.5.8, detectable warnings consisting of
truncated domes shall be included as part of those curb ramps that
cross areas where there is vehicular traffic.
• The plan indicates the provision of two van accessible disabled parking
spaces as part of the total of 51 parking spaces for Building One. To
comply with CBC 1129113.1 this will need to be revised up to a minimum
of three disabled parking spaces. Also, these disabled parking spaces
will need to be relocated towards the center of the lot for Building One
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PC Conditions of Approval
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April 11, 2007
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to comply with the CBC 1129B.4 requirement to have the disabled
parking located on the shortest possible route from the adjacent parking. The two
van accessible disabled parking spaces serving Building Two comply with the code in
terms of number and location.
POLICE DEPARTMENT
Developer shall comply with Section 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 DEPARTMENT:
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) Show location
of address on plan elevation view. Show requirement and dimensions of
numbers in plan notes. Numbers shall be a minimum 4 inches, and of contrasting
color to the background.
2. Plot Plan: Prior to completion of the project, a 8.5"x11" 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.
3. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is
required.
4. Fire Alarm System: Fire Alarm System required. Installation shall comply with
the requirements of NFPA 72.
5. 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)
6. Operational Fire Hydrant(s): Operational fire hydrant(s) shall be installed within
250 feet of all combustible construction. No landscape planting, walls, or fencing
is permitted within 3 feet of fire hydrants, except groundcover plantings.
(1001.7.2 CFC)
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April 11, 2007
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7. Fire Hydrant & FDC Location: A public commercial fire hydrant is required
within 30 feet of the Fire Department Connection (FDC). Fire Hose must be
protected from vehicular traffic and shall not cross roadways, streets, railroad
tracks or driveways or areas subject to flooding or hazardous material or liquid
releases. A field analysis of existing hydrants has not been conducted to verify
hydrant location or availability. This comment is included to make you aware that
additional fire hydrants may be required.
8. Trash Container Protection: If trash container space is within 5 feet of a
building wall provide information on the type and size of trash container to be
stored there. If it is a dumpster with a capacity of 1.5 cubic yards or greater, then
the container must be protected by an approved automatic fire sprinkler.
(1103.2.2 CFC)
9. Exterior soffits/canopies: Roofs or canopies must be protected with fire
sprinklers if they are more than 4 feet wide unless the entire assembly is non-
combustible. (5-13.8 NFPA 13 1999) Any exterior fire sprinklers require
approval of the Planning Department.
10. Fire Department Connections: Fire Department connections shall be visible
and accessible, have two 2.5 inch NST female inlets, and have an approved
check valve located as close to the FDC as possible. All FDC's shall have KNOX
locking protective caps. Contact the fire prevention secretary at 760-323-8186
for a KNOX application form.
11. Location of Fire Department Connections: The connection inlets must face
the street, and be located on the street side of the building. The face of the inlets
shall be 18 inches horizontal from the back edge of sidewalk (or back of curb, if
no sidewalk), and shall be 36 to 44 inches in height to center of inlets above
finished grade. No landscape planting, walls, or other obstructions are permitted
within 3 feet of Fire Department connections. The FDC and supporting piping
shall be painted OSHA safety red.
The address of the building served shall be clearly indicated on the Fire
Department Connection (FDC). A sign with this information shall be placed on or
near the FDC. The sign shall be constructed of metal. The sign face, lettering,
and attachment shall be made of weather and vandal resistant materials. Sign
background will be bright red. Letters will be bright white. Sign format will be
substantially as follows:
F. D. C.
SERVES
425
S. SUNRISE WAY
ALL BLDGS. IN COMPLEX
0
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April 11, 2007
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12. Vaive and water -flow monitoring: All valves controlling the fire sprinkler
system water supply, and all water -flow switches, shall be electrically monitored 0
where the number of sprinklers is one hundred or more. (Twenty or more in
Group I, Divisions 1.1 and 1.2 occupancies.) (904.3.1 CBC) All control valves
must be locked in the open position.
13. Post Indicator Valves: Post indicator valves will not be installed. Control of
each building fire sprinkler system will be by a monitored valve on the system
riser.
14. Required Signs: All fire sprinkler valves shall have a permanently affixed sign
indicating the valve function and area served. The address of the building served
shall be clearly indicated on the Fire Department Connection (FDC).
15. 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 near an exit door.
16. High Piled Storage: If materials to be stored are anticipated to exceed 12 feet
in height, additional requirements will be required. Contact the fire department
plans examiner for more detailed requirements.
17. Fire Hydrant Flow: The required fire hydrant flow for this project is 1,500 GPM
with the installation of fire sprinklers..
18. Fire Department Access: Fire Department Access Roads shall be provided
and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
1. Minimum Access Road Dimensions: 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.
2. Required marking: Required marking of fire apparatus roads and fire -
protection equipment shall be in accordance with section 901.4 CFC.
Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an
unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1
CFC)
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April 11, 2007
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This will include all landscaping features such as the tree canopies that are
called out for providing shade in the parking between the buildings that may
interfere with emergency vehicle access.
19. Road Design: Fire apparatus access roads/parking lots 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.
20. Emergency Key Box: Knox key box(es) are required. Box(es) shall be
mounted at 6 feet above grade. Show location of box(es) on plan elevation
views. Show requirement in plan notes. Contact the Fire Department at 760-
323-8186 for a Knox application form. (902.4 CFC)
21. Emergency Key Box: A Knox key box is required for access to the fire sprinkler
riser. Box shall be mounted at 6 feet above grade, adjacent to the main
entrance. Contact the Fire Department at 760-323-8186 for a Knox application
form. (902.4 CFC)
22. Key Box Contents: The Knox key box shall contain keys to all areas of
ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms, mechanical
rooms, elevator rooms, elevator controls, plus a card containing the emergency
contact people and phone numbers for the building/complex.
23. Construction site Security and Protection:
Fencing
24. Fencing Required: 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)
Gates
24. Access Gate Obstructions: 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).
25 Access During Construction: Access for firefighting equipment shall be
provided to the immediate job site at the start of construction and maintained until
all construction is complete. Fire apparatus access roads shall have an
unobstructed width of not less than 20 feet and an unobstructed vertical
clearance of not less than 13'6". Fire Department access roads shall have an all
weather driving surface and support a minimum weight of 73,000 lbs. (Sec. 902
CFC)
PC Conditions of Approval April 11, 2007
Case No. 3.2802 — MAJ; Case No.6.945 VAR Page 10 of 17
ENGINEERING DEPARTMENT:
The Engineering Division recommends that if this application is approved, such
approval is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
STREETS
1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
2. Applicant shall obtain State permits and approval of plans for all work done on
State Highway 111. A copy of an approved Caltrans encroachment permit shall
be provided to the City Engineer prior to the issuance of building permits.
3. The applicant shall demonstrate access rights across the adjacent property
identified by Assessor's Parcel Number (APN) 677-260-007. Proof of access
rights shall be submitted to the City Engineer prior to approval of a grading plan.
4. Absent access rights across the adjacent property identified by Assessor's Parcel
Number (APN) 677-260-007, the applicant shall be required to revise the
proposed site plan to eliminate the access across the adjacent property, and to
comply with additional access requirements from the Fire Department (if any). A
revised site plan shall be submitted to the Planning Department, and the subject
Major Architectural application shall be subject to subsequent review by the City.
GENE AUTRY TRAIL (HIGHWAY 111)
5. Dedicate an easement for sidewalk purposes for those portions of the
meandering bicycle path that leave the public right-of-way.
6. Construct a 40 feet wide driveway approach in accordance with City of Palm
Springs Standard Drawing No. 205. The centerline of the driveway approach
shall be located approximately 70 feet south of the north property line. Access
shall be limited to right -turn ingress and egress only.
7. Construct a Type C curb ramp meeting current California State Accessibility
standards on each side of the driveway approach in accordance with City of
Palm Springs Standard Drawing No. 214. The applicant shall ensure that an
appropriate path of travel, meeting ADA guidelines, is provided across the
driveway, and shall adjust the location of the access ramps, if necessary, to meet
ADA guidelines, subject to the approval of the City Engineer and ADA
C
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Coordinator. If necessary, additional pedestrian and sidewalk easements shall be
provided on -site to construct a path of travel meeting ADA guidelines.
8. Construct a 12 feet wide Class I meandering bicycle path (Caltrans Design
Manual, Chapter 1000 - Bikeway Planning and Design) along the entire frontage.
The bicycle path small be constructed of colored Portland cement concrete. The
admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by
the Engineering Division.
9. All broken or off grade street improvements shall be repaired or replaced.
ON -SITE
10. Dedicate an easement for storm drainage purposes, 20 feet wide, adjacent to
and across the south property line, as necessary to facilitate construction,
operation and maintenance of Line 31 of the Master Drainage Plan for the Palm
Springs Area. The easement shall be dedicated to the City prior to approval of a
grading plan.
11. The trash enclosure proposed at the southeast corner of the site shall be
relocated outside of the required 20 feet wide storm drainage easement.
12. The minimum pavement section for all on -site drive aisles and parking areas
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.
SANITARY SEWER
13. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
14. Construct an on -site private sewer system to collect sewage from the
development and connect to the existing public sewer system. The on -site
private sewer system shall not connect to any existing sewer manhole within
Gene Autry Trail. The on -site sewer system shall connect to the existing 15 inch
sewer main located approximately 26 feet west of the centerline in Gene Autry
Trail (State Highway 111), with a standard sewer lateral connection in
accordance with City of Palm Springs Standard Drawing No. 405.
GRADING
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15. 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 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 Site Plan; a
copy of current Title Report; a copy of Soils Report, and a copy of the
Hydrology Study.
16. Prior to approval of a Grading Plan, the applicant shall obtain written approval to
proceed with construction from the Agua Caliente Band of Cahuilla Indians,
Tribal Historic Preservation Officer or Tribal Archaeologist. The applicant shall
contact the Tribal Historic Preservation Officer, Richard Begay (760-883-1940),
or the Tribal Archaeologist, Patty Tuck (760-883-1926), to determine their
requirements, if any, associated with grading or other construction. The
applicant is advised to contact the Tribal Historic Preservation Officer or Tribal
Archaeologist as early as possible. If required, it is the responsibility of the
applicant to coordinate scheduling of Tribal monitors during grading or other
construction, and to arrange payment of any required fees associated with Tribal
monitoring.
17. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
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18. 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.
19. 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 dollars
($2,000.00) per disturbed acre for mitigation measures for erosionlblowsand
relating to this property and development.
20. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the grading
plan for the proposed development. A copy of the GeotechnicallSoils Report
shall be submitted to the Engineering Division with the first submittal of a grading
plan.
21. 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 Grading Plan (if
required). The California Department of Food and Agriculture office is located at
73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE
22. All stormwater runoff across the property shall be accepted and conveyed in a
manner acceptable to the City Engineer and released to Palm Springs Master
Storm Drain Line 31 through an on -site storm drain system. Stormwater runoff
may not be released directly to Line 31 or adjacent streets without first
intercepting and treating with approved Best Management Practices (BMP's).
Line 31 is sized to convey the 10-year volume of tributary stormwater runoff.
Submit a hydrology study to determine the design of the on -site storm drain
system necessary to accept and convey the 10-year volume of on -site
stormwater runoff to Line 31. On -site stormwater runoff in excess of the 10-year
developed volume shall be detained on -site.
23. Provisions for the interception of nuisance water from entering adjacent public
streets from the project site shall be provided through the use of a minor storm
drain system that collects and conveys nuisance water to landscape or parkway
areas, and in only a stormwater runoff condition, pass runoff directly to the
streets through parkway or under sidewalk drains.
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24. The on -site storm drain system, including storm drain pipe sizing, catch basin
sizing and other specifications for construction of required on -site storm drainage
improvements shall be finalized in a Hydrology Report for this development.
25. Submit storm drain improvement plans for all on -site storm drainage system
facilities for review and approval by the City Engineer.
26. Construct storm drainage improvements, including but not limited to, catch
basins and storm drain lines, for drainage of the development into Line 31,
subject to the review and approval by the City of Palm Springs and Riverside
County Flood Control District (RCFC).
27. The applicant shall extend Palm Springs Master Storm Drain Line 31 across the
south property line, from the existing terminus at the southeast corner of the
property. The applicant shall coordinate with Riverside County Flood Control
District (RCFC) for the design and installation of Storm Drain Line 31, including
associated catch basins and storm drain connector pipes, extending to and within
Gene Autry Trail. The extension of Storm Drain Line 31 shall be completed prior
to issuance of a certificate of occupancy, unless otherwise allowed by the City
Engineer.
28. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $4,117.00 per acre in accordance
with Resolution No. 15189. Any design and construction costs associated with
the extension of Storm Drain Line 31 may be credited against drainage
implementation fees otherwise due. The applicant shall coordinate the credit of
drainage implementation fees with the City and Riverside County Flood Control
District (RCFC) through approval of a Cooperative Agreement between the
applicant, the City of Palm Springs, and RCFC, prior to issuance of building
permits.
29. 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 (if any).
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PC Conditions of Approval April 11, 2007
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GENERAL
30. 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 Califomia 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.
31. On phases or elements of construction following initial site grading (e.g., sewer,
storm drain, or other utility work requiring trenching) associated with this project,
the applicant shall be responsible for coordinating the scheduled construction
with the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation
Officer or Tribal Archaeologist. Unless the project site has previously been
waived from any requirements for Tribal monitoring, it is the applicant's
responsibility to notify the Tribal Historic Preservation Officer, Richard Begay
(760-883-1940), or the Tribal Archaeologist, Patty Tuck (760-883-1926) for any
subsequent phases or elements of construction that might require Tribal
monitoring. If required, it is the responsibility of the applicant to coordinate
scheduling of Tribal monitors during construction, and to arrange payment of any
required fees associated with Tribal monitoring. Tribal monitoring requirements
may extend to off -site construction performed by utility companies on behalf of
the applicant (e.g. utility line extensions in off -site streets), which shall be the
responsibility of the applicant to coordinate and arrange payment of any required
fees for the utility companies.
32. All proposed utility lines shall be installed underground.
33. 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.
34. 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
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Case No. 3.2802 — MAJ; Case No.6.945 VAR
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Page 16 of 17
the digital data to be submitted to the City may be authorized, upon prior
approval of the City Engineer.
35. The original improvement plans prepared for the proposed development and
approved by the City Engineer (if required) shall be documented with record
drawing "as -built" information and returned to the Engineering 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.
36. Nothing shall be constructed or planted in the comer 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.
37. 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.
TRAFFIC
38. The applicant shall install a Type R6-1 "One Way" sign within the Gene Autry
Trail median, opposite the 40 feet wide driveway, as required by the City
Engineer.
39. Install a 30 inch stop sign facing traffic egressing from the development at the
driveway on Gene Autry Trail in accordance with City of Palm Springs Standard
Drawing Nos. 620-625.
40. A minimum of 48 inches of clearance for handicap accessibility shall be provided
on public sidewalks or pedestrian paths of travel within the development.
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 Gene
Autry Trail frontage of the subject property.
41. All damaged, destroyed, or modified pavement legends, traffic control devices,
signing, striping, and street lights, associated with the proposed development
shall be replaced as required by the City Engineer prior to issuance of a
Certificate of Occupancy.
42. 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
u
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PC Conditions of Approval
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April 11, 2007
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Construction and Maintenance Work Zones" dated 1996, or subsequent
additions in force at the time of construction.
43. This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid prior to issuance of building permit.
END OF CONDITIONS
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