HomeMy WebLinkAboutPC Resolution _6101- Case 5.1230 CUP 1600 Avenida SevillaRESOLUTION NO. 6101
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA FOR THE
APPROVAL OF CASE NO. 5.1230 CUP, FOR THE
CONSTRUCTION OF A SINGLE-FAMILY RESIDENCE
WITH GUEST CASITA LARGER THAN 1150T" OF THE LOT
AREA, LOCATED AT 1600 AVENIDA SEVILLA, ZONE R-1-
A, SECTION 35.
WHEREAS, Steven and Catherine Alderson, "applicant", has filed an application with
the City pursuant to Section 94.04.00 (Architectural Review), Section 94.02.00
(Conditional Use Permit) and Section 93.13.00 (Hillside Development) of the Zoning
Code for a single family residence and guest house located at 1600 Avenida Sevilla;
and
WHEREAS, on September 21, 2009, the Architectural Advisory Committee met and
voted 4-0-2 to recommend approval of the project to the Planning Commission; and
WHEREAS, on November 12, 2009, a public meeting.on the application for approval of
a development of a single family residence on a hillside lot with a guest house larger
than 1150tt' of the lot area was held by the Planning Commission in accordance with
applicable law; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act ("CEQA"), and has been determined to be
Categorically Exempt as a Class III exemption (new single-family residence) pursuant to
Section 15303(a) of the CEQA Guidelines; 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, and 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 project is Categorically Exempt, Class III, per Section 15303(a), new
construction of a single-family residence, or a second dwelling unit in a
residential zone.
Section 2: Pursuant to the requirements of Section 93.13.00 (Hillside Development)
and Section 94.02.00 (Conditional Use Permit) of the Palm Springs
Zoning Ordinance, the Planning Commission hereby finds the following
with regard to the guest house that is greater than 115-Ott' of the lot area:
a. That the use applied for at the location set forth in the application is
Planning Commission Resolution No. 6101
Case No, 5.1230 CUP 1600 Avenida Sevilla
November 12, 2009
Page 2 of 5
properly one for which a conditional use permit is authorized by this
Zoning Code;
The applicant has requested approval for a guest house (casita) larger
than 1150t' of the lot size. The lot is 32,523 square feet and 11501h of this
is approximately 651 square feet. Section 92.01.01(D)(3) notes that
guest houses larger than 1/50`h of the lot size are permitted in the zone
subject to a CUP. The proposed guest house is approximately 786
square feet. Therefore the project is consistent with this finding.
b. That the use is necessary or desirable for the development of the
community, is in harmony with the various elements or objectives of
the general plan, and is not detrimental to existing uses or to future
uses specifically permitted in the zone in which the proposed use is
to be located;
The applicant is proposing an approximately 786 square foot guest house.
It is not uncommon for larger guest houses to be constructed in the
Estate Residential zone. This zone, with its 20,000 square foot minimum
lot size, provides lot sizes large enough to accommodate larger guest
houses without creating setback issues or crowding. The proposed guest
house is sited such that it is conforming to all setback and other
development standards for the zone. The main house and garage also
conforms to all required setbacks. The project is in harmony with many
applicable policies in the general plan and is an attractive and desirable
addition to the neighborhood.
C. That the site for the intended use is adequate in size and shape to
accommodate such use, including yards, setbacks, walls or fences,
landscaping and other features required in order to adjust such use
to those existing or permitted future uses of land in the
neighborhood;
Minimum lot size in the R-1-A zone is 20,000 square feet. The subject
site is approximately 32,523 square feet. The proposed project conforms
to all setback requirements. It proposes a water -efficient landscape.
There are 6 foot high perimeter masonry walls proposed that conform to
the Zoning Code. The proposed house and landscape has been
designed to maximize privacy for the owner and adjacent homeowners.
Therefore, staff has concluded that the site is adequate for the proposed
use.
d. That the site for the proposed use relates to streets and highways
properly designed and improved to carry the type and quantity of
Planning Commission Resolution No. 6101 November 12, 2009
Case No. 5.1230 CUP 1600 Avenida Sevilla Page 3 of 5
traffic to be generated by the proposed use;
The site has direct access to a public street that is adequately and
properly designed to serve the estate residential neighborhood in which it
is located. The project conforms to this finding
e. That the conditions to be imposed and shown on the approved site
plan are deemed necessary to protect the public health, safety and
general welfare and may include minor modification of the zone's
property development standards.
A proposed set of Conditions of Approval accompany this staff report in
Exhibit A.
Architectural Review: Section 93.13.00 "Hillside Development" requires
site plans for hillside development to be reviewed subject to Zoning Code
Section 94.04.00(D)(1-9) "Architectural Review". The review of such
projects is required "to determine that the proposal will provide a
desirable environment for its occupants as well as being compatible with
the character of adjacent and surrounding developments, and whether
aesthetically- it is of good composition, materials, textures and color".
Conformance is evaluated, based on consideration of the following:
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,
The project proposes a single family house, guest casita and barbeque
pavilion with related landscaping that are clustered around a courtyard
with a large swimming pool/water feature. The structures are
complementary in their relationship to one another creating a classical
courtyard arrangement that is common in Spanish Colonial Architecture.
The various elements of the home are interconnected with loggias,
passages, outdoor covered walkways and an entry portico. The
landscaping is designed to maintain privacy while not blocking views.
Areas of the lot with steep slopes are preserved in their natural condition
and vegetation. Staff has concluded the project conforms to this
statement.
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 No. 6101
Case No. 5.1230 CUP 1600 Avenida Sevilla
November 12, 2009
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The project is located in a neighborhood of large custom designed homes,
each individual home in their design and orientation on the lots. The
proposed house is complementary to the existing development; it is
respective of views from adjacent unbuilt lots, and architecturally
authentic in its use of materials and detailing. Staff believes the project
conforms to this statement.
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 proposed main house and guest casita conform to all. setbacks,
height limits, minimum and maximum area limits. Areas where roof -
mounted equipment is proposed are provided with parapets or other
screening means to effectively conceal them so that they are in
conformance to the screening requirements of the Zoning Code.'
Perimeter walls conform to the development standards of the Zoning
Code. Therefore staff has concluded the project conforms to this
statement. 0
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 project is proposed using mostly authentic materials, stucco, two-
piece clay the roofs, precast concrete columns and wood timbers. The
materials and colors are warm hued colors considered to be
complementary to the desert. The main house, garage, barbeque
pavilion and the casita are consistent in their architectural treatment and
are coordinated in their aesthetic. Staff has concluded the project is
consistent with these statements.
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 project proposes drought -tolerant plant species deemed appropriate
to the desert environment. The AAC offered recommendations on certain
Planning Commission Resolution No. 6101
Case No. 5.1230 CUP 1600 Avenida Sevilla
November 12, 2009
Page 5 of 5
plant types to improve the maintenance and longevity of the plant
material. The irrigation system is proposed with a weather -sensing
controller which will adjust water usage based on temperature and
precipitation. There are no landmark or specimen plants or trees on the
site. The project is therefore deemed in conformance with this statement.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case No. 5.1230-CUP, for the construction of
approximately 8,650 square foot single-family residence with a casita subject to the
attached conditions set forth in exhibit A.
ADOPTED this 12" day of November, 2009.
AYES: 6, Hudson, Cohen, Donenfeld, Conrad, Scott and Caffery
NOES: None.
ABSENT: 1, Munger
ABSTAIN: None.
ATTEST:
ing, A
Dire of Pla i g Services
CITY OF PALM SPRINGS, CALIFORNIA
Resolution No.6101
EXHIBIT A
Case 3.3380 SFR 5.1230 CUP - 1600 Avenida Sevilla
(APN 512-210-057)
November 12, 2009
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 Director of
Building and Safety, 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 CONDITIONS
ADM1 Project Description. This approval is for the project described per Case
(3.3380SFR15.123000P); except as modified with the approved Mitigation
Monitoring Program and the conditions below;
ADM2 Reference documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped (August 20, 2009),
including site plans, architectural elevations, exterior materials and colors,
landscaping, and grading on file in the Planning Division except as modified
by the approved Mitigation Measures and conditions below.
ADM3 Conform to all codes and regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM4 Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM5 Indemnification. 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 3.3380SFR/5.1230CUP. 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,
Conditions of Approval
Case No. 5.1230 CUP 1600 Avenida Sevilla
Page 2 of 11
November 12, 2009
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.
ADM6 Maintenance and Re air. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, parking areas, landscape,
irrigation, lighting, walls, and fences between the curb and property line 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.
ADM7 Time Limit on Approval. Approval of the Major Architectural Application for
the single family residence (SFR) and Conditional Use Permit shall be valid
for a period of two (2) years from the effective date of the approval.
Extensions of time may be granted by the Planning Commission upon
demonstration of good cause. Once constructed, the Conditional Use Permit,
provided the project has remained in compliance with all conditions of
approval, does not have a time limit.
ADM8 Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM9 Public Art Fees. 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.
ADM10 Park Development Fees. The developer shall dedicate land or pay a fee in
lieu of a dedication, at the option of the City. The in -lieu fee shall be
computed pursuant to Ordinance No. 1632, Section IV, by multiplying the
area of park to be dedicated by the fair market value of the land being
developed plus the cost to acquire and improve the property plus the fair
share contribution, less any credit given by the City, as may be reasonably
Conditions of Approval
Case No. 5.1230 CUP 1600 Avenida Sevilla
Page 3 of 11
November 12, 2009
determined by the City based upon the formula contained in Ordinance No.
1632. In accordance with the Ordinance, the following areas or features shall
not be eligible for private park credit: golf courses, yards, court areas,
setbacks, development edges, slopes in hillside areas (unless the area
includes a public trail) landscaped development entries, meandering
streams, land held as open space for wildlife habitat, flood retention facilities
and circulation improvements such as bicycle, hiking and equestrian trails
(unless such systems are directly linked to the City's community -wide system
and shown on the City's master plan).
ADM11 Comply with City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
Violations may result in revocation of this Conditional Use Permit.
ADM12 Conditional Use Permit Availability. The applicant shall provide a copy of this
Conditional Use Permit to all buyers and potential buyers.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV1 Coachella Valley Multiple -Species Habitat Conservation Plan (CVMSHCP)
Local Development Permit Fee LDMF required. All projects within the City
of Palm Springs are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
ENV2 Notice of Exemption. The project is exempt from the California Environmental
Quality Act (CEQA); therefore, an administrative fee of $64 shall be submitted
by the applicant in the form of a money order or a cashier's check payable to
the Riverside County Clerk within two business days of the Commission's
final action on the project. This fee shall be submitted by the City to the
County Clerk with the Notice of Exemption. Action on this application shall
nbt be considered final until such fee is paid (projects that are Categorically
Exempt from CEQA).
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting shall conform to Section
93.21.00, Outdoor Lighting Standards, of the Palm Springs Zoning Code.
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be submitted to the Planning Department for approval prior
to the issuance of building permits. If lights are proposed to be mounted on
buildings, down -lights shall be utilized. No lighting of hillsides is permitted,
PLN 2. Flat Roof Requirements. Roof materials on flat roofs must conform to
California Title 24 thermal standards for "Cool Roofs". Such roofs must have
a minimum initial thermal emittance of 0.75 and minimum initial solar
reflectance of 0.70. Only matte (non-specular) roofing Is allowed in colors
such as Desert tan, beige or fan. Bright white colors shall not be used in
any case. Amended by PC on 11.12.09
Conditions of Approval Page 4 of 11
Case No. 5.1230 CUP 1600 Avenida Sevilla November 12, 2009
PLN 3. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned
PLN 4. Screen Roof -mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 5. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 6. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 7. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 8. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 9. Clay Tile: The roof tile shall be the Redland Clay Tile as approved by the
Planning Commission on November 12, 2009. Added by PC on 11.12.09
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on -site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
ENG 2. A Road and Bridge Impact Fee of $2,704 per unit, as well as a Fire Station
Fee of $469.00 per acre shall be paid (or as may be adjusted annually) in
accordance with Chapter 9.69.040 and 9.69.060 of the Palm Springs
Municipal Code, shall be paid prior to issuance of a building permit.
r
Conditions of Approval Page 5 of 11
Case No. 5.1230 CUP 1600 Avenida Sevilla November 12, 2009
AVENIDA SEVILLA
ENG 3. Dedicate an easement 2 feet wide along the back of the driveway approach
for sidewalk purposes.
ENG 4. Remove street improvements as necessary to construct a driveway approach
in accordance with City of Palm Springs Standard Drawing No. 201.
ENG 5. All broken or off grade street improvements shall be repaired or replaced.
ON -SITE
ENG 6. The 6 feet wide public utility easements along the southerly, easterly, and
westerly property lines, as well as the 10 feet wide storm drain easement in
the northerly portion of the lot, shall be kept clear and free of any and all
obstructions. Construction of permanent structures, swimming pools and
equipment, or other improvements determined to be an obstruction of the
easements shall not be allowed. No new construction shall occur north of the
existing block wall in the northerly portion of the site.
SANITARY SEWER
ENG 7. 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.
New laterals shall not be connected at manholes.
ENG 8. The project is subject to a sewer assessment fee of $146.19 per lot 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
ENG 9. The pad elevation shall be within 2 inches of that shown on the approved
Rough Grading Plan (elevation 554.50) for Tract Map No. 18087 which is on
file in the Engineering Division. Elevating the existing approved pad
elevation to the elevations shown on the architectural plans (varying
from 555.0 to 560.0) will require specipc approval by the Planning
Commission, as the increased pad elevations will affect the overall
height of the structure.
ENG 10. Submit a Precise Grading 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. 0
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
Conditions of Approval
Case No. 5.1230 CUP 1600 Avenida Sevilla
Page 6 of 11
November 12, 2009
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 http://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 Soils Report. -
ENG 11. Prior to approval of a Grading Plan or issuance of a Grading Permit, 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 or the Tribal Archaeologist at (760) 699-6800, 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.
ENG 12. In accordance with an approved PM-10 Dust Control Plan, perimeter fencing
shall be installed. Fencing shall have screening that is tan in color; green
screening will not be allowed. Perimeter fencing shall be installed after
issuance of Grading Permit, and immediately prior to commencement of
grading operations.
ENG 13. Perimeter fence screening shall be appropriately maintained, as required by
the City Engineer. Cuts (vents) made into the perimeter fence screening shall
not be allowed. Perimeter fencing shall be adequately anchored into the
ground to resist wind loading.
ENG 14. Within 10 days ,of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed areas
on -site shall be permanently stabilized, in accordance with Palm Springs
Conditions of Approval
Case No. 5.1230 CUP 1600 Avenida Sevilla
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November 12, 2009
Municipal Code Section 8.50.022. Following stabilization of all disturbed
areas, perimeter fencing shall be removed, as required by the City Engineer.
ENG 15. Prior to issuance of grading permit, the applicant shall provide verification to
the City that the $2,731.00 per acre fee has been paid to the Agua Caliente
Band of Cahuilla Indians in accordance with the Tribal Habitat Conservation
Plan (THCP).
ENG 16. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
ENG 17. A Geotechnical/Soils Report shall be prepared by a California registered
Geotechnical Engineer, and incorporated as an integral part of the grading
plan for the proposed project. A copy of the GeotechnicallSoils Report shall
be submitted to the Engineering Division with the first submittal of a grading
plan.
ENG 18. The applicant shall provide all necessary geotechnicallsoils inspections and
testing in accordance with the GeotechnicallSoils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the approved
grading plan shall be certified by a California registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
GeotechnicallSoils Report prepared for the project. Documentation of all
compaction and other soils testing are to be provided. No certificate of
occupancy will be issued until the required certification is provided to the City
Engineer.
ENG 19. 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
ENG 20. 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 any
public storm drain system or the adjacent streets without first intercepting and
treating with approved Best Management Practices (BMP's).
ENG 21. The project is subject to a drainage fee of $4,213.00 per acre, in accordance
with Chapter 9.69.040, or as may be adjusted annually in accordance with
N11
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Conditions of Approval
Case No. 5.1230 CUP 1600 Avenida Sevilla
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November 12, 2009
Chapter 9.69.060 of the Palm Springs Municipal Code. The drainage fee
shall be paid prior to issuance of a building permit.
GENERAL
ENG 22. Any utility trenches or other excavations within existing asphalt concrete
pavement of off -site streets required by the proposed development shall be
backfiiled 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, 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.
ENG 23. All proposed utility lines shall be installed underground.
ENG 24. 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.
ENG 25. 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.
ENG 26. 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.
ENG 27. 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.
Conditions of Approval
Case No. 5.1230 CUP 1600 Avenida Sevilla
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November 12, 2009
ENG 28. 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 in accordance with City of Palm Springs Standard Drawing No. 904.
TRAFFIC
ENG 29. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development.
ENG 30. Construction signing, lighting and barricading shall be provided during all
phases of construction 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 Part 6 "Temporary Traffic Control" of the
California Manual on Uniform Traffic Control Devices for Streets and
Highways, dated September 26, 2006, or subsequent editions in force at the
time of construction.
ENG 31. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
FID 1. These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the site plan dated
3/11/2009. Additional requirements may be required at that time based on
revisions to site plans.
FID 2. Fire Department Conditions were based on the 2007 California Fire Code.
Four complete sets of plans for private fire service mains, fire alarm, or fire
sprinkler systems must be submitted at time of the building plan submittal.
FID 3. Access During Construction (CFC 503): Access for firefighting equipment
shall be provided to the immediate job site at the start of construction and
maintained until all construction is complete. Fire apparatus access roads
shall have an unobstructed width of not less than 20 feet and an unobstructed
vertical clearance of not less than 13'6". Fire Department access roads shall
have an all weather driving surface and support a minimum weight of 73,000
lbs.
FID 4. Buildings and Facilities (CFC 503.1.1): Approved fire apparatus access roads
shall be provided for every facility, building or portion of a building hereafter
constructed or moved into or within the jurisdiction. The fire apparatus access
road shall comply with the requirements of this section and shall extend to
within 150 feet (45 720 mm) of all portions of the facility and all portions of the
exterior walls of the first story of the building as measured by an approved
route around the exterior of the building or facility. This residence exceeds the
150' distance but with the installation of an automatic fire sprinkler system the
W
Conditions of Approval
Case No. 5.1230 CUP 1600 Avenida Sevilla
Page 10 of 11
November 12, 2009
applicant meets this requirement. A man gate will be required to gain access
for hose deployment around the exterior of this dwelling.
FED 5. Fences (CFC 503.1.5): When fences are installed that cause the distance
from an approved fire department access road to exceed the maximum
distance allowed in Section 503 herein, a gate shall be provided in the fence
to maintain the required fire department access. The gate shall be a minimum
four (4) feet in width and be equipped with a key box and/or lock accessible
from both sides in accordance with Section 506 herein. Clear unobstructed
access around the entire residence is required for hose deployment.
FID 6. Fire Personnel Access Requirements: Provide fire personnel a 4 ft. access
gate in front of the property at the northwest area of the wall and minimum 4
ft. clearance around entire house. Submitted plans meet this requirement.
FID 7. Security Gates (CFC 503.6): Security gate shall have an approved means of
emergency operation. The security gate and the emergency operation shall
be maintained at all times. Secured automated vehicle gates or entries shall
utilize approved Knox access switches as required by the fire code official.
Secured non -automated vehicle gates or entries shall utilize an approved
padlock or chain (maximum link or lock shackle size of inch) as required by
the fire code official.
FID 8. Premises Identification (CFC 505.1): New and existing buildings shall have
approved address numbers, building numbers or approved building
identification placed in a position that is plainly legible and visible from the
street or road fronting the property. These numbers shall contrast with their
background. Address numbers shall be Arabic numerals or alphabet letters.
Numbers shall be a minimum of 4" high with a minimum stroke width of 0.5".
FID 9. Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire hydrants
shall be provided in accordance with CFC Appendix B, Fire Flow
Requirements for Buildings, for the protection of buildings, or portions of
buildings, hereafter constructed. The required fire hydrant flow for this project
is 2,500 GPM (CFC Appendix B) and one available fire hydrant must be
within 250 feet from any point on your lot street frontage. (CFC Appendix C)
FID 10. Operational Fire Hydrant(s) (CFC 508.1, 608.5.1 & 1412.1): Operational fire
hydrant(s) shall be installed within 250 feet of all combustible construction.
They shall be installed and made serviceable prior to and during construction.
No landscape planting, walls, or fencing is permitted within 3 feet of fire
hydrants, except ground cover plantings.
FID 11. NFPA 13D Sprinkler System Required (903.3.1.3). Automatic fire sprinkler
system is required. An approved NFPA 13D automatic fire sprinkler system
shall be installed in all new detached one and two-family dwellings where
more than 1,500 GPM fire flow is required. (1,500 GPM fire flow equals 3,600
square feet in Type V wood frame buildings).
Conditions of Approval
Case No. 5.1230 CUP 1600 Avenida Sevilla
FID 12. Residential Smoke
907.2.10.1.2, 907.2.10
(FIREX # 0498 access
alarms or equal per c
receive their primary F
with a battery backup.
that operation of any
dwelling to sound.
Page 11 of 11
November 12, 2009
Alarms Installation With Fire Sprinklers (CFC
.2 & 907.2.10.3): Provide Residential Smoke Alarms
3ory module connected to multi -station FIREX smoke
(welling and fire sprinkler flow switch). Alarms shall
lower from the building wiring, and shall be equipped
In new construction, alarms shall be interconnected so
smoke alarm causes all smoke alarms within the
FID 13. Audible Residential Water Flow Alarms (CFC 903.4.2): 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. The horn/strobe shall be out door rated.
FID 14. Residential Smoke Alarms (CFC 907.2.10): Provide residential single and
multiple -station smoke alarms which shall receive their primary power from
the building wiring, and shall be equipped with a battery backup. In new
construction, alarms shall be interconnected.
END OF CONDITIONS
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