HomeMy WebLinkAboutPC Resolution _6095- Case 3.3033 & 3.3034 MAJRESOLUTION NO.6095
OF THE PLANNING COMMISSION OF THE CITY OF PALM
SPRINGS, CALIFORNIA, APPROVING CONSTRUCTION OF TWO
WAREHOUSE 1 OFFICE BUILDINGS, LOCATED AT 245 RADIO
ROAD AND 265 RADIO ROAD, ZONE M-1, SECTION 34, APN 669-
444-003 AND 669-444-002.
WHEREAS, Mario Berardi, owner, has filed an application with the City pursuant to
Section 94.04.00 of the Zoning Ordinance, and Section 92.17.1.00 of the Zoning
Ordinance, for two Architectural Applications, Case 3.3033 and 3.3034, to allow
construction of two buildings.
WHEREAS, in accordance with the California Environmental Quality Act (CEQA
Guidelines, the proposed project is Categorically Exempt under Section 15332 (lnfill
development).
WHEREAS, on May 9, 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 15332 (lnfill
development).
Section 2: Pursuant to Section 94.04.00 of the Zoning Ordinance, the Planning
Commission finds:
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 projects is designed according to the requirements of
the Uniform Building Code and ADA rules, including accessible pathways, handicapped
parking spaces and vehicular access. The building is oriented on the site in a balanced
manner and loading zones are located towards the rear of the building and out of sight
from the street and the front of the development.
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,
I
M
Planning Commission Resolution May 9, 2007
Case No. 3.3033 and 3.3034 MAJ Page 2 of 3
The area has an established industrial presence. 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 eighteen feet which is below the maximum allowable height,
and parapet walls screen rooftop mechanical equipment from view.
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 two buildings are designed as simple one-story rectangular massings 18-feet high
with an east -west orientation. Color schemes distinguish the two buildings from one
another. The warehouse on 245 Radio Rd. employs earth -tone tans with darker striped
accents around the wall perimeter and portals of the buildings. The warehouse on 265
Radio Rd. has a similar earth -tone tan scheme but of lighter shade. Landscape
consists of desert -friendly vegetations such as lantanas and mesquites predominantly
located close to the northern and southern property lines. Block walls 8 feet in height
rise from the eastern and western property lines.
6. Consistency of composition and treatment;
The buildings are consistent in style, colors and design features with each other and
other industrial buildings within the area.
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
and shrubs.
Planning Commission Resolution
Case No. 3.3033 and 3.3034 MAJ
NOW, THEREFORE, BE IT
Commission hereby approv
subject to those conditions s
Case no. 3.3034.
e
RESOLVED that, based upo
Architectural Application C
et forth in exhibit A for Case
May 9, 2007
Page 3 of 3
n the foregoing, the Planning
ase nos. 3.3033 and 3.3034,
no. 3.3033 and exhibit B for
ADOPTED this 9th day of May, 2007.
AYES: 4 Hutcheson, Hochanadel, Cohen, Ringlein
NOES: None
ABSENT: 2 Caffery, Scott
ABSTAIN: 1 Marantz
ATTEST:
i ing P
Dire r of PI nni g Services
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CITY OF PALM SPRINGS, CALIFORNIA
Lal
EXHIBIT A
Case No. 3.3033 - MAJ
245 Radio Rd.
May 9, 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.
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.
1. 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 3.3033 - 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.
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
PC Conditions of Approval
Case No. 3.3033 — MAJ
May 9, 2007
Page 2 of 15
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
Cleric. 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
consultation the Director shall have the authority to halt destructive
PC Conditions of Approval
Case No. 3.3033 — MAJ
May 9, 2007
Page 3 of 15
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. 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 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
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 points both existing and future per Section 93.03.00 of the Zoning
PC Conditions of Approval
Case No. 3.3033 — MAJ
May 9, 2007
Page a of 15
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.
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
PC Conditions of Approval
Case No. 3.3033 — MAJ
May 9, 2007
Page 5 of 15
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".
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.
32. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or
elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6"
barrier curb shall provide wheel stops.
33. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to
end parking spaces or end spaces shall be increased to eleven (11) feet wide.
34. Tree wells shall be provided within the parking lot and shalt have a planting area
of six feet in diameter/width.
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.
PC Conditions of Approval
Case No. 3.3033 - MAJ
FIRE DEPARTMENT:
May 9, 2007
Page 6 of 15
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.
2. 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.
3. Road Design: Fire apparatus access driveway 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.
4. Access from Alley: Must maintain a minimum access width of 20' from the alley.
. 5. Access Gates from Alley: FirelPolice/Ambulance access gates shall be at least
14' in width when in the open position and equipped with a Knox (emergency
access) key switch. A Knox key operated switch shall be installed at every
automatic gate. Show location of switch on plan. Show requirement in plan
notes.
6. Fire Apparatus Access Roads/Driveways: Fire department access
roads/driveways shall be provided so that no portion of the exterior wall of the
first floor of any building will be more than 150 feet from such roads.(CFC
902.2.1)
7, 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)
8. Fire Hydrant Flow: The required fire hydrant flow for this project is 1,500 GPM.
9. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is
required.
10. 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.
PC Conditions of Approval
Case No. 3.3033 — MAJ
May 9. 2007
Page 7 of 15
11. Fire Alarm System: Fire Alarm System required. Installation shall comply with
the requirements of NFPA 72.
12. Audible 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 (Wheelock homistrobe # MT4-115-WH-VFR with
WBB back box or equal) to alert the occupants shall be provided in the interior of
the building in a normally occupied location. (904.3.2 CBC)
13. 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.
14. 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)
15. 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.
16. 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 24 1995
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)
17. 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)
18. 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.
PC Conditions of Approval
Case No. 3.3033 — MAJ
May 9, 2007
Page 8 of 15
19. 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.
20. 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
21. Valve and water -flow monitoring: All valves controlling the fire sprinkler
system water supply, and all water -flow switches, shall be electrically monitored
where the number of sprinklers is one hundred or more.
Construction site Security and Protection:
22. 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)
23. 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)
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).
PC Conditions of Approval May 9, 2007
Case No. 3.3033 — MAJ Page 9 of 15
ENGINEERING DEPARTMENT: i
STREETS
Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
2. Existing street plans for Radio Road and alley are approved and on file (see Files
34-3-4-58 and 34-3-4-62 approved 9/18/86). If used for construction, the
approved street plans shall be revised to reflect current "as -built" or record
conditions adjacent to and on -site, as well as to include construction of current
City standards, and submitted to the Engineering Division for review and
approval. Otherwise, new street improvement plans prepared by a California
Registered Civil Engineer shall be submitted to the Engineering Division for
review and approval. The new or revised street improvement plans shall be
approved by the City Engineer prior to issuance of any grading or building
permits.
3. Dedicate an additional 3 feet to provide the ultimate half street right-of-way width
of 33 feet along the entire frontage_
4. Dedicate an easement 1 feet wide along the entire frontage for sidewalk
purposes.
5. Construct a 6 inch curb and gutter, 25 feet south of centerline along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 200.
6. Construct a 90 feet wide driveway approach to accommodate bay parking stalls
along the Radio Road frontage in accordance with City of Palm Springs Standard
Drawing No. 201. Bay parking stalls shall be located completely on -site, behind
sidewalk, and not within public right-of-way.
7. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
8. Construct pavement with 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 in accordance with City of Palm Springs Standard
Drawing No. 110. (Additional pavement removal and replacement may be
required upon review of existing pavement cross -sections, and to ensure grade
breaks of the pavement cross-section do not occur within a travel lane.) If an
alternative pavement section is proposed, the proposed pavement section shall 0
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Case No. 3.3033 — MAJ
May 9, 2007
Page 10 of 15
be designed by a California registered Geotechnical Engineer using "R" values
from the project site and submitted to the City Engineer for approval.
PUBLIC ALLEY
9. Construct a 6 inch barrier curb along entire frontage adjacent to any landscaped
areas along the public alley in accordance with City of Palm Springs Standard
Drawing No. 200.
10. Construct a Type B2 gutter, modified to 3 feet wide, along the centerline of the
public alley adjacent to the entire frontage, in accordance with City of Palm
Springs Standard Drawing No. 200.
11. Construct a minimum pavement section of 2'/2 inches asphalt concrete pavement
over 4 inches crushed miscellaneous base with a minimum subgrade of 24
inches at 95% relative compaction, or equal, through the full width of the public
alley (20 feet wide excluding the gutter at centerline) along the entire frontage.
The pavement section shall be designed, using "R" values, by a licensed Soils
Engineer and submitted to the City Engineer for approval.
SANITARY SEWER
12. 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.
13. Construct an 8 inch V.C.P. sewer main across the entire Radio Road frontage
located 5 feet from centerline or as required by the City Engineer extending from
the existing public sewer system located in Indian Canyon Drive.
14. 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.
15. Costs associated with design and construction of the off -site sewer extension may
be reimbursed, pursuant to a Sewer Reimbursement Agreement approved by the
City Council, in accordance with the policies established by Resolution 13773, and
amended by Resolution 15975. Following completion and acceptance of the off -
site sewer extension by the City Engineer, if reimbursement is requested in writing
by the applicant, the applicant shall submit a formal request for preparation of a
Sewer Reimbursement Agreement and a $2,500 deposit for City staff time
associated with the preparation of the Sewer Reimbursement Agreement,
including City Attorney fees. The applicant shall be responsible for payment of all
PG Conditions of Approval
Case No. 3.3033 — MAJ
May 9, 2007
Page 11 of 15
associated staff time and expenses necessary in the preparation and processing
of the Sewer Reimbursement Agreement with the City Council, and shall submit
additional deposits as necessary when requested by the City, which may be
included in the amount reimbursed to the applicant through the Sewer
Reimbursement Agreement. The Sewer Reimbursement Agreement is subject to
the City Council's review and approval at a Public Hearing, and its approval is not
guaranteed nor implied by this condition.
GRADING
16. 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 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 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; and a copy of a Hydrology Study.
17. Contact Whitewater Mutual Water Company to determine impacts to any existing
water lines and other facilities that may be located within the property if any.
Make appropriate arrangements to protect in place or relocate any existing
Whitewater Mutual Water Company facilities that are impacted by the
development. A letter of approval for relocated or adjusted facilities from
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Whitewater Mutual Water Company shall be submitted to the Engineering
Division prior to approval of the Grading Plan.
18. 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 (760-883-1368),
or the Tribal Archaeologist, Patty Tuck (760-883-1368), 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.
19. 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.
20. 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
21. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all
stormwater runoff failing on the site, on -site retention or other facilities approved
by the City Engineer shall be required to contain the increased stormwater runoff
generated by the development of the property. Provide a hydrology study to
determine the volume of increased stormwater runoff due to development of the
site, and to determine required stormwater runoff mitigation measures for the
proposed development. Final retention basin sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the
hydrology study by the City Engineer and may require redesign or changes to
site configuration or layout consistent with the findings of the final hydrology
study. No more than 40-50% of the street frontage parkway/setback areas should
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be designed as retention basins. On -site open space, in conjunction with dry
wells and other subsurface solutions should be considered as alternatives to
using landscaped parkways for on -site retention.
22. 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).
23. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $ 6511.00 per acre per Resolution
No. 15189. Fees shall be paid prior to issuance of a building permit.
ON -SITE
24. For on -site bay parking in residential and commercial zones, paving material
shall be decorative paving, colored and/or patterned to relate to the overall
design in accordance with Zoning Code 93.06.00(C)(15)(e).
25. The minimum pavement section for all on -site pavement shall be 2'/2 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.
GENERAL
26. 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
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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.
27. All proposed utility lines shall be installed underground.
28. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code,
all existing and proposed electrical lines of thirty-five thousand volts or less and
overhead service drop conductors, and all gas, telephone, television cable
service, and similar service wires or lines, which are on -site, abutting, and/or
transecting, shall be installed underground unless specific restrictions are shown
in General Orders 95 and 128 of the California Public Utilities Commission, and
service requirements published by the utilities. The existing overhead utilities
across the south property line meet the requirement to be installed underground.
A letter from the owners of the affected utilities shall be submitted to the
Engineering Division prior to approval of a grading plan, informing the City that
they have been notified of the City's utility undergrounding requirement and their
intent to commence design of utility undergrounding plans. When available, the
utility undergrounding plan shall be submitted to the Engineering Division
identifying all above ground facilities in the area of the project to be
undergrounded. Undergrounding of existing overhead utility lines shall be
completed prior to issuance of a certificate of occupancy.
29. The applicant is advised that the property located at 285 Radio Road, currently
identified by Assessor's Parcel Number (APN 669-444-015), approved for
development on June 9, 2004, as Major Architectural Approval Case No. 3.2316,
included an obligation to install the existing overhead utilities across the south
property line of that property underground, but the obligation was deferred to a
Covenant. A Covenant deferring the utility undergrounding obligation was
recorded as Document No. 20538 on January 10, 2005. The applicant is advised
that the adjacent property located at 265 Radio Road, currently identified by
Assessor's Parcel Number (APN 669-444-002), is proposed for development,
identified by Major Architectural Approval Case No. 3.3034, which includes an
obligation to install the existing overhead utilities across the south property line of
that property underground. The applicant is advised that utility undergrounding
along the south property line is a requirement of the referenced projects and
includes utility undergrounding extending to off -site properties to the nearest
adjacent off -site power pole.
l
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Case No. 3.3033 — MAJ Page 15 of 15
30. 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.
31. 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.
32. 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.
33. 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.
34. 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
35. 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
frontage of the subject property.
36. 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.
37.This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid prior to issuance of building permit.
END OF CONDITIONS
0:1:11:1119
Case No. 3.3034 - MAJ
265 Radio Rd.
May 9, 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.
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.
1. 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 3.3034 - 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.
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
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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
consultation the Director shall have the authority to halt destructive
construction and shall notify a Qualified Archaeologist to investigate and, if
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May 9, 2007
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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. 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 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
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 CONDITIONSICODE 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 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
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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. 0
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 O
eight (8) handicap accessible spaces, but not less than one (1), shall be served
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May 9, 2007
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by an 8 foot walkway on the right side and shall be designated as "van
accessible".
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.
32. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or
elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6"
barrier curb shall provide wheel stops.
33. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to
end parking spaces or end spaces shall be increased to eleven (11) feet wide.
34. Tree wells shall be provided within the parking lot and shall have a planting area
of six feet in diameter/width.
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:
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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.
2. 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.
3. Road Design: Fire apparatus access driveway 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.
4. Access from Alley: Must maintain a minimum access width of 20' from the alley.
5. Access Gates from Alley: Fire/Police/Ambulance access gates shall be at least
14' in width when in the open position and equipped with a Knox (emergency
access) key switch. A Knox key operated switch shall be installed at every
automatic gate. Show location of switch on plan. Show requirement in plan
notes.
6. Fire Apparatus Access Roads/Driveways: Fire department access
roads/driveways shall be provided so that no portion of the exterior wall of the
first floor of any building will be more than 150 feet from such roads.(CFC
902.2.1)
7. 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)
8. Fire Hydrant Flow: The required fire hydrant flow for this project is 1,500 GPM.
9. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is
required.
10. 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.
IN
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Case No. 3.3034 — MAJ Page 7 of 15
11. Fire Alarm System: Fire Alarm System required. Installation shall comply with
the requirements of NFPA 72.
12. Audible Water Flow Alarms: An approved audible sprinkler flow alarm
(Wheelock homistrobe # MT4-1 1 5-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 (Wheelock horn/strobe # MT4-115-WH-VFR with
WBB back box or equal) to alert the occupants shall be provided in the interior of
the building in a normally occupied location. (904.3.2 CBC)
13. 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.
14. 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)
15. 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.
16. 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 24 1995
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 24 1995 edition)
17. 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)
18. 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.
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19. 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.
20. 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
21. Valve and water -flow monitoring: All valves controlling the fire sprinkler
system water supply, and all water -flow switches, shall be electrically monitored
where the number of sprinklers is one hundred or more.
Construction site Security and Protection:
22. 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)
23. 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)
24. Access Gate Obstructions: Entrances to roads, traits or other access ways,
which have been closed with gates and barriers, shall be maintained clear at all
times. (902.2.4.1 CFC). 0
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ENGINEERING DEPARTMENT:
STREETS
Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
2. Existing street plans for Radio Road and alley are approved and on file (see Files
34-3-4-458 and 34-3-4-62 approved 9/18/86). If used for construction, the
approved street plans shall be revised to reflect current "as -built" or record
conditions adjacent to and on -site, as well as to include construction of current
City standards, and submitted to the Engineering Division for review and
approval. Otherwise, new street improvement plans prepared by a California
Registered Civil Engineer shall be submitted to the Engineering Division for
review and approval. The new or revised street improvement plans shall be
approved by the City Engineer prior to issuance of any grading or building
permits.
RADIO ROAD
3. Dedicate an additional 3 feet to provide the ultimate half street right-of-way width
of 33 feet along the entire frontage.
4. Dedicate an easement 1 feet wide along the entire frontage for sidewalk
purposes.
5. Construct a 6 inch curb and gutter, 25 feet south of centerline along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 200.
6. Construct a 90 feet wide driveway approach to accommodate bay parking stalls
along the Radio Road frontage in accordance with City of Palm Springs Standard
Drawing No. 201. Bay parking stalls shall be located completely on -site, behind
sidewalk, and not within public right-of-way.
7. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
8. Construct pavement with 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 in accordance with City of Palm Springs Standard
Drawing No. 110. (Additional pavement removal and replacement may be
required upon review of existing pavement cross -sections, and to ensure grade
breaks of the pavement cross-section do not occur within a travel lane.) If an
alternative pavement section is proposed, the proposed pavement section shall
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be designed by a California registered Geotechnical Engineer using "R" values
from the project site and submitted to the City Engineer for approval.
PUBLIC ALLEY
9. Construct a 6 inch barrier curb along entire frontage adjacent to any landscaped
areas along the public alley in accordance with City of Palm Springs Standard
Drawing No. 200.
10. Construct a Type B2 gutter, modified to 3 feet wide, along the centerline of the
public alley adjacent to the entire frontage, in accordance with City of Palm
Springs Standard Drawing No. 200.
11. Construct a minimum pavement section of 2Y2 inches asphalt concrete pavement
over 4 inches crushed miscellaneous base with a minimum subgrade of 24
inches at 95% relative compaction, or equal, through the full width of the public
alley (20 feet wide excluding the gutter at centerline) along the entire frontage.
The pavement section shall be designed, using "R" values, by a licensed Soils
Engineer and submitted to the City Engineer for approval.
SANITARY SEWER
12. 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.
13. Construct an 8 inch V.C.P. sewer main across the entire Radio Road frontage
located 5 feet from centerline or as required by the City Engineer extending from
the existing public sewer system located in Indian Canyon Drive.
14. 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.
15. Costs associated with design and construction of the off -site sewer extension may
be reimbursed, pursuant to a Sewer Reimbursement Agreement approved by the
City Council, in accordance with the policies established by Resolution 13773, and
amended by Resolution 15975. Following completion and acceptance of the off -
site sewer extension by the City Engineer, if reimbursement is requested in writing
by the applicant, the applicant shall submit a formal request for preparation of a
Sewer Reimbursement Agreement and a $2,500 deposit for City staff time
associated with the preparation of the Sewer Reimbursement Agreement,
including City Attorney fees. The applicant shall be responsible for payment of all 0
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Case No. 3.3034 MAJ
May 9, 2007
Page 11 of 15
associated staff time and expenses necessary in the preparation and processing
of the Sewer Reimbursement Agreement with the City Council, and shall submit
additional deposits as necessary when requested by the City, which may be
included in the amount reimbursed to the applicant through the Sewer
Reimbursement Agreement. The Sewer Reimbursement Agreement is subject to
the City Council's review and approval at a Public Hearing, and its approval is not
guaranteed nor implied by this condition.
GRADING
16. 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 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 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; and a copy of a Hydrology Study.
17. Contact Whitewater Mutual Water Company to determine impacts to any existing
water lines and other facilities that may be located within the property if any.
Make appropriate arrangements to protect in place or relocate any existing
Whitewater Mutual Water Company facilities that are impacted by the
development. A letter of approval for relocated or adjusted facilities from
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Case No. 3.3034 — MAJ
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Whitewater Mutual Water Company shall be submitted to the Engineering
Division prior to approval of the Grading Plan.
18. 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 (760-883-1368),
or the Tribal Archaeologist, Patty Tuck (760-883-1368), 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.
19. 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.
20. 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
21. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all
stormwater runoff falling on the site, on -site retention or other facilities approved
by the City Engineer shall be required to contain the increased stormwater runoff
generated by the development of the property. Provide a hydrology study to
determine the volume of increased stormwater runoff due to development of the
site, and to determine required stormwater runoff mitigation measures for the
proposed development. Final retention basin sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the
hydrology study by the City Engineer and may require redesign or changes to
site configuration or layout consistent with the findings of the final hydrology O
study. No more than 40-50% of the street frontage parkway/setback areas should
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Case No. 3.3034 MAJ
May 9, 2007
Page 13 of 15
be designed as retention basins. On -site open space, in conjunction with dry
wells and other subsurface solutions should be considered as alternatives to
using landscaped parkways for on -site retention.
22. 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).
23. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $ 6511.00 per acre per Resolution
No. 15189. Fees shall be paid prior to issuance of a building permit.
ON -SITE
24. For on -site bay parking in residential and commercial zones, paving material
shall be decorative paving, colored and/or patterned to relate to the overall
design in accordance with Zoning Code 93.06.00(C)(15)(e).
25. The minimum pavement section for all on -site pavement shall be 2'/2 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.
GENERAL
26. 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
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Case No. 3.3034 — MAJ
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installed for the benefit of the proposed development (i.e. Desert Water Agency, 0
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.
27. All proposed utility lines shall be installed underground.
28. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code,
all existing and proposed electrical lines of thirty-five thousand volts or less and
overhead service drop conductors, and all gas, telephone, television cable
service, and similar service wires or lines, which are on -site, abutting, and/or
transecting, shall be installed underground unless specific restrictions are shown
in General Orders 95 and 128 of the California Public Utilities Commission, and
service requirements published by the utilities. The existing overhead utilities
across the south property line meet the requirement to be installed underground.
A letter from the owners of the affected utilities shall be submitted to the
Engineering Division prior to approval of a grading plan, informing the City that
they have been notified of the City's utility undergrounding requirement and their
intent to commence design of utility undergrounding plans. When available, the
utility undergrounding plan shall be submitted to the Engineering Division
identifying all above ground facilities in the area of the project to be
undergrounded. Undergrounding of existing overhead utility lines shall be
completed prior to issuance of a certificate of occupancy.
29. The applicant is advised that the property located at 285 Radio Road, currently
identified by Assessor's Parcel Number (APN 669-444-015), approved for
development on June 9, 2004, as Major Architectural Approval Case No. 3.2316,
included an obligation to install the existing overhead utilities across the south
property line of that property underground, but the obligation was deferred to a
Covenant. A Covenant deferring the utility undergrounding obligation was
recorded as Document No. 20538 on January 10, 2005. The applicant is advised
that the adjacent property located at 245 Radio Road, currently identified by
Assessor's Parcel Number (APN 669-444-003), is proposed for development,
identified by Major Architectural Approval Case No. 3.3033, which includes an
obligation to install the existing overhead utilities across the south property line of
that property underground. The applicant is advised that utility undergrounding
along the south property line is a requirement of the referenced projects and
includes utility undergrounding extending to off -site properties to the nearest
adjacent off -site power pole.
NO
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Case No. 3.3034 - MAJ
May 9, 2007
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30. 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.
31. 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.
32. 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.
33. 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.
34. 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
35. 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
frontage of the subject property.
36. 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.
37. 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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