HomeMy WebLinkAboutPC Resolution _6091- Case 3.3019 SFRRESOLUTION NO. 6091
OF THE PLANNING COMMISSION OF THE CITY OF PALM
SPRINGS, CALIFORNIA, APPROVING CONSTRUCTION OF A
SINGLE-FAMILY RESIDENCE, LOCATED AT 3285 CORSICA
COURT, ZONE R-1-13, SECTION 35, APN 512-210-038.
WHEREAS, Marlow Lafountaine, owners, has filed an application with the City pursuant
to Section 94.04.00 of the Zoning Ordinance, and Section 92.01.00 of the Zoning
Ordinance, for an Architectural Application, Case 3.3019, to allow construction of a
single-family residence, and
WHEREAS, in accordance with the California Environmental Quality Act (CEQA
Guidelines, the proposed project is Categorically Exempt under Section 15303(a) (New
Single-family residence).
WHEREAS, on April 25, 2007 a meeting was held by the Planning Commission in
accordance with applicable law; 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 proposed project is Categorically Exempt under Section 15303(a) (New Single-
family residence).
Section 2: Pursuant to Section 94.04.00 of the Zoning Ordinance, the Planning
Commission finds:
1. 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 areas,
Access to the proposed project is designed according to the requirements of the
Uniform Building Code, and within the development standards of the City of Palm
Springs Zoning Ordinance. The building is massed around the perimeter with a pool
and casita. The proposed residence faces northeast with the massing on the
western portion of the lot, which allows the recreation areas the benefit of the
morning sun and shields the open space from the afternoon heat.
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,
Planning Commission Resolution
Case No. 3.3019 SFR
April 25, 2007
Page 2 of 3
The surrounding properties are single-family residences of contemporary
architecture and vacant parcels. The project creates a visual harmony within the
neighborhood, through use of color and architectural style, and presents a
symmetric appearance with the neighborhood.
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 height of the proposed building is less than the maximum height allowed by the
zone, the yards meet minimum requirements, and the masonry wall, landscape, and
screening will disguise 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,
AND
6. Consistency of composition and treatment,
The main structure is designed as a rectangular mass of variegated roof lines, with
the casita designed as a simple square. Door and window architectural features and
overhangs are designed in a contemporary style. The proposed color palette is
muted and reflects colors found in the mountains and desert vegetation.
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;
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 gravel and decomposed groundcover.
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Planning Commission Resolution
Case No. 3.3019 SFR
April 25, 2007
Page 3 of 3
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approve Architectural Application Case 3.3019, subject to those
conditions set forth in exhibit A.
ADOPTED this 25t' day of April, 2007.
AYES: 4, Hutcheson, Cohen, Hochanadel, Marantz
NOES: None
ABSENT: 3, Ringlein, Scott, Caffery
ABSTAIN: None
ATTEST:
A. ing, AIPK
Dirdcffr of Plan til
Services
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CITY OF PALM SPRINGS, CALIFORNIA
EXHIBIT A
CITY OF PALM SPRINGS
CONDITIONS OF APPROVAL
CASES 3.3019 SFR
LOCATION 3285 CORSICA COURT
APRIL 25, 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
ADMINISTRATIVE 0
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 employees to attach, set aside, void or annul,
an approval of the City of Palm Springs, its legislative body, advisory agencies, or
administrative officers concerning Cases 3.3019. 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.
3. 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 focal 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 Park Fee Ordinance No. 1632 and in accordance with Government
Code Section 66477 (Quimby Act), all residential development shall be required to
contribute to mitigate park and recreation impacts such that, prior to issuance of
residential building permits, a parkland fee or dedication shall be made. Accordingly,
all residential development shall be subject to parkland dedication requirements
and/or park improvement fees. The parkland mitigation amount shall be based upon
the cost to acquire and fully improve parkland.
5. Pursuant to Fish and Game Code Section 711.4 a fling 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 cashiers check
payable to Riverside County.
Cultural Resources
6. 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.
7. 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
Services and after the 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
8. 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.
GENERAL CONDITIONSICODE REQUIREMENTS
9. Commencement of use or construction under this Architectural Approval shall be
within two (2) years from the effective date of approval. Extensions of time may be
granted by the Planning Commission upon demonstration of good cause.
10.The appeal period for Case No_ 3.3019, an Architectural Approval application is 15
calendar days from the date of project approval. Permits will not be issued until the
appeal period has concluded.
11. 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 and Zoning for review and approval prior to the
issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for
specific requirements.
12. 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.
13. 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.
14. All materials on the flat portions of the roof shall be earth tone in color.
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. Details of pool fencing (material and color) and equipment area shall be submitted
with final landscape plan.
20. No sirens, outside paging or any type of signalization will be permitted, except
approved alarm systems.
21. No outside storage of any kind shall be permitted except as approved as a part of
the proposed plan.
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 maximum height of the single-family residence shall not exceed 18 feet
including, but limited to chimneys and architectural features.
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. A Road and Bridge Impact Fee of $2,704 (or as may be adjusted annually in
accordance with Chapter 9.69.060 of the Palm Springs Municipal Code), shall be
paid prior to issuance of a building permit.
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CORSICA COURT 0
3. Dedicate an easement 2 feet wide along the back of the driveway approach for
sidewalk purposes.
4. Construct a driveway approach in accordance with City of Palm Springs
Standard Drawing No. 201.
5. All broken or off grade street improvements shall be repaired or replaced.
SANITARY SEWER
6. Dedicate a sewer easement, 10 feet wide, across the easterly side of the
property, as required by the City Engineer.
7. The applicant is advised that future extension of public sewer service to the Pare
Andreas residential subdivision located immediately south of the subject property
may be required by the City and/or Riverside County. Future public sewer
service may be extended across the subject property through the required 10
feet wide sewer easement. The sewer easement shall be kept clear and free of
any and all obstructions to allow for the future 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 to the future use of the public sewer easement shall not be allowed.
Planting of large trees or other planting material with invasive or deep root
structures shall be restricted. Access to the public sewer easement from Corsica
Court shall be maintained as required the City of Palm Springs.
8. All sanitary facilities shall be connected to the public sewer system. The existing
sewer service to the property shall be used for new sanitary facilities.
9. The project is subject to a sewer assessment fee of $146.19 for construction of
the 15" sewer main in Avenida Granada, Calle Palo Fierro and Laverne Way.
The fee shall be paid prior to issuance of the building permit.
GRADING
10. Submit cut and fill quantities to City Engineer to determine if a Grading Plan is
required. If required, the Grading Plan shall be submitted to the Engineering
Division for review and approval by the City Engineer prior to issuance of grading
permit. If the earthwork quantity is less than 50 cubic yards, a formal grading plan
is not required. To qualify for the exemption, a signed original written statement
of design earthwork quantities from the owner (or design professional, prepared
on company letterhead) shall be provided to the Engineering Division. Exemption
of a formal Grading Plan reviewed and approved by the City Engineer does not
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exempt the applicant from a site grading plan that may be required from the
Building Department, or any other requirement that may be necessary to satisfy
the Uniform Building Code.
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 Grading plan.
b. The first submittal of the Grading Plan shall include the following information:
a copy of final approved conformed copy of Conditions of Approval; a copy of
a final approved conformed copy of the Site Plan; a copy of current Title
Report.
11. 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.
12. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
13. The pad elevation shall be within 2 inches of that shown on the approved
Grading Plan for Tract No. 18087 (555.70) which is on file in the Engineering
Division unless otherwise approved by the City Engineer.
14. The area in which this project is situated is indicative of desert soil conditions
found in many areas of Palm Springs. The Engineering Division does not require
a soils report. This does not mean that subterranean conditions unknown at this
time may not affect construction done on this site. A soils report shall be
required only if necessary as part of the Building Department's review and
approval of associated building plans.
15. 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
16. 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. Stormwater runoff may not be released directly to the adjacent streets
without first intercepting and treating with approved Best Management Practices
(BMP's).
17. The project is subject to a drainage fee of $4,213 per acre, in accordance with
Chapter 9.69.040, or as may be adjusted annually in accordance with Chapter
9.69.060 of the Palm Springs Municipal Code). The drainage fee shall be paid
prior to issuance of a building permit.
GENERAL
18. 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 developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off -site streets as
required by and at the discretion of the City Engineer, including additional
pavement repairs to pavement repairs made by utility companies for utilities
installed for the benefit of the proposed development (i.e. Desert Water Agency,
Southern California Edison, Southern California Gas Company, Time Warner,
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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.
19. 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.
20. All proposed utility lines shall be installed underground.
21. 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.
22. 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.
23. 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.
24. Nothing shall be constructed or planted in the corner cut-off area of any driveway
which does or will exceed the height required to maintain an appropriate sight
distance per City of Palm Springs Zoning Code Section 93.02.00, D.
25. 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
26. 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, widening of the sidewalk
or by the relocation of any obstructions within the public sidewalk along the
frontage of the subject property.
27. 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.
28. This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid prior to issuance of building permit.
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.
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2. Residential Smoke Detector Installation with Fire Sprinklers: Provide
Residential Smoke Detectors (FIREX # 0498 accessory module connected to multi -
station FIREX smoke detectors or equal per dwelling and fire sprinkler flow switch).
Detectors shall receive their primary power from the building wiring, and shall be
equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors
shall be interconnected so that operation of any smoke detector causes the alarm in
all smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72) Provide a note
on the plans showing this requirement.
3. Access: 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
4. 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). Installation, testing, and
inspection will meet the requirements of NFPA 241995 edition. 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 241995 edition)
5. Fire Hydrant(s): Operational fire hydrant(s) shall be available to this project. To be
considered available, the closest hydrant must be within 260 feet of all points on the
street fronting the project. (903.4.2 CFC) Appendix III-B
6. Fire Sprinklers Required: An automatic fire sprinkler system is required by local
ordinance and will include the proposed guesthouse. 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 submitted. This allows concurrent review of the fire sprinkler
and building plans.
7. Audible Residential Water Flow Alarms: An approved audible sprinkler flow
alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal)
shall be provided on the exterior of the building in an approved location. An
approved audible sprinkler flow alarm (FIREX # 0498 accessory module connected
to multi -station FIREX smoke detectors or equal per dwelling and fire sprinkler flow
switch) to alert the occupants shall be provided in the interior of the building in a
normally occupied location. (904.3.2 CBC)
8. Fire Flow: Fire flow will be 1125 gallons per minute.
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Construction site Security and Protection:
9. 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)
10. Fire Apparatus Access Gates: 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)
11. 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).
END OF CONDITIONS
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