HomeMy WebLinkAboutPC Resolution _6107- Case 3.2952 Tentative Tract MapRESOLUTION NO. 6107
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING
A ONE-YEAR TIME EXTENSION FROM DECEMBER 13,
2009 TO DECEMBER 12, 2010 FOR CASE NO. 3.2952-
MAJ, A PREVIOUSLY ENTITLED CONDOMINIUM
DEVELOPMENT OF 81 UNITS ON 7.11 ACRES AT THE
NORTHEAST CORNER OF AMADO ROAD AND AVENIDA
CABALLEROS, ZONE R-4, SECTION 14.
WHEREAS, Enterprise California ("Applicant") has filed an application with the City
pursuant to Chapter 94.04.0(H) of the Palm Springs Zoning Code for a one-year time
extension for Case No. 3.2952 — MAJ for a condominium development of 81 units on
7.11 acres.
WHEREAS, on January 13, 2010, a public meeting on the application was held by the
Planning Commission in accordance with applicable law; and
WHEREAS, The Planning Department has reviewed this project under the provisions of
the California Environmental Quality Act (CEQA), and has determined that a time
extension request is considered a "project" pursuant to the terms of the Environmental
Quality Act (CEQA). A Mitigated Negative Declaration of environmental impact (MND)
was previously adopted by the Planning Commission on December 13, 2006 for the
project. Further environmental documentation is not necessary because the changed
circumstances of the project will not result in any new significant environmental effects.
The time extension would not result in any new environmental impacts beyond those
already assessed in the Mitigated Negative Declaration.
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.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves a one year time extension from December 13, 2009 to
December 12, 2010 for Case No. 3.2952 - MAJ.
ADOPTED this 13t'' day of January, 2010.
AYES: 6, Scott, Hudson, Munger, Donenfeld, Caffery and Chair Cohen
NOES: None.
ABSENT: 1, Conrad
ABSTAIN: None.
ATTEST:
Y
CITY OF PALM SPRINGS, CALIFORNIA
K
EXHIBIT A
Case No. 3.2952 -- TTM 35019-
PS Del Grano II LLC
Northeast comer of Amado Road and Avenida Caballeros
("Privado")
REVISED CONDITIONS OF APPROVAL
January 13, 2010
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police,
the Fire Chief or their designee, depending on which department recommended the
condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its
agents, officers, and employees from any claim, action, or proceeding against the
City of Palm Springs or its agents, officers or employees to attach, set aside, void
or annul, an approval of the City of Palm Springs, its legislative body, advisory
agencies, or administrative officers concerning Case 3.2952, Tentative Tract Map
35019. The City of Palm Springs will promptly notify the applicant of any such
claim, action, or proceeding against the City of Palm Springs and the applicant will
either undertake defense of the matter and pay the City's associated legal costs or
will advance funds to pay for defense of the matter by the City Attorney. If the City
of Palm Springs fails to promptly notify the applicant of any such claim, action or
proceeding or fails to cooperate fully in the defense, the applicant shall not,
thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm
Springs. Notwithstanding the foregoing, the City retains the right to settle or
abandon the matter without the applicant's consent but should it do so, the City
shall waive the indemnification herein, except, the City's decision to settle or
Conditions of Approval
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Case No. 3.2952 Tentative Tract Map 35019
abandon a matter following an adverse judgment or failure to appeal, shall not
cause a waiver of the indemnification rights herein.
3. That the property owner(s) and successors and assignees in interest shall
maintain and repair the improvements including and without limitation sidewalks,
bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and
fences between the curb and property line, including sidewalk or bikeway
easement areas that extend onto private property, in a first class condition, free
from waste and debris, and in accordance with all applicable law, rules, ordinances
and regulations of all federal, state, and local bodies and agencies having
jurisdiction at the property owners sole expense. This condition shall be included
in the recorded covenant agreement for the property if required by the City.
4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required.
This project has a de minimus impact on fish and wildlife, and a Certificate of Fee
Exemption shall be completed by the City and two copies filed with the County
Clerk. This application shall not be final until such fee is paid and the Certificate of
Fee Exemption is filed. Fee shall be in the form of a money order or cashier's
check payable to Riverside County.
5. 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 or industrial projects,
1/4% for new residential subdivisions, or 1/4% for new individual single-family
residential units constructed on a lot located in an existing subdivision 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 Services and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
6. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government
Code Section 66477 (Quimby Act), all residential development shall be required to
contribute to mitigate park and recreation impacts such that, prior to issuance of
residential building permits, a parkland fee or dedication shall be made.
Accordingly, all residential development shall be subject to parkland dedication
requirements and/or park improvement fees. The parkland mitigation amount shall
be based upon the cost to acquire and fully improve parkland. The applicant shall
submit a property appraisal to the Planning Services Department for the purposes
of calculating the Park Fee. The Park Fee payment and/or parkland dedication
shall be completed prior to the issuance of building permits.
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 3 0
Environmental Assessment
7. The mitigation measures of the Initial Study shall apply to the proposed project.
The applicant shall submit a signed agreement that the mitigation measures will
be included in the Planning Commission consideration of the environmental
assessment. Mitigation measures are included in the Initial Study, and hereby
incorporated into these conditions by reference.
8. The developer shall reimburse the City for the City's costs incurred in monitoring
the developer's compliance with the conditions of approval and mitigation
monitoring program, including, but not limited to inspections and review of
developers operations and activities for compliance with all applicable dust and
noise operations, and cultural resource mitigation. This condition of approval is
supplemental and in addition to normal building permit and public improvement
permits that may be required pursuant to the Palm Springs Municipal Code.
CC&R's
9. The applicant prior to issuance of building permits shall submit three (3) sets of a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the
Director of Planning Services for approval in a form to be approved by the City
Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be
submitted with a list of the adopted conditions of approval and an indication of
where applicable conditions are addressed in the CC&Rs. The CC&R's shall be
enforceable by the City, shall not be amended without City approval, and shall
require maintenance of all property in a good condition and in accordance with all
ordinances.
10. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$2000, for the review of the CC&R's by the City Attorney. A filing fee, in
accordance with the fee schedule adopted by the City Council, shall also be paid
to the City Planning Services Department for administrative review purposes.
Final Design
11. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning Services, prior to issuance
of a building permit. Landscape plans shall be approved by the Riverside County
Agricultural Commissioner's Office prior to submittal. All landscaping located
within the public right of way or within community facilities districts must be
approved by the Public Works Director and the Director of Parks and Recreation.
12. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00,
Outdoor Lighting Standards, shall be submitted for review and approval by the
Director of Planning Services prior to the issuance of building permits.
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Conditions of Approval
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Case No. 3.2952 Tentative Tract Map 35019
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
13. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape
Document Package to the Director of Planning Services for review and approval
prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal
Code for specific requirements.
14. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan
shall be submitted and approved by the Building Official. Refer to Chapter 8.50
of the Municipal Code for specific requirements.
15. The grading plan shall show the disposition of all cut and fill materials. Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
16. 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.
17. All materials on the flat portions of the roofs shall be earth tone in color.
18. All roof mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 93.03.00 of the Zoning
Ordinance. The screening shall be considered as an element of the overall
design and must blend with the architectural design of the building(s). The
exterior elevations and roof plans of the buildings shall indicate any fixtures or
equipment to be located on the roof of the building, the equipment heights, and
type of screening. Parapets shall be at least 6" above the equipment for the
purpose of screening.
19. 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.
20. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 93.02.O0.D.
21. 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.
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 5 0
22. The street address numbering/lettering shall not exceed eight inches in height.
23. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title
25 of the California Administrative Code. Compliance shall be demonstrated to
the satisfaction of the Director of Building and Safety.
24. 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.
Engineering Divislon
STREETS
25. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
26. Submit street improvement plans prepared by a registered California civil engineer
to the Engineering Division. The plans shall be approved by the City Engineer prior
to issuance of any building permits.
27. The applicant shall be required to construct asphalt concrete paving for streets in
two separate lifts. The final lift of asphalt concrete pavement shall be postponed
until such time that on -site construction activities are complete, as may be
determined by the City Engineer. Paving of streets in one lift prior to completion of
on -site construction will not be allowed, unless prior authorization has been
obtained from the City Engineer. Completion of asphalt concrete paving for streets
prior to completion of on -site construction activities, if authorized. by the City
Engineer, will require additional paving requirements prior to acceptance of the
street improvements, including, but not limited to: removal and replacement of
damaged asphalt concrete pavement, overlay, slurry seal, or other repairs, as
required by the City Engineer.
28. The project drives may be constructed of pavers or asphalt, at the developer's
option.
28A Master planned roadways (Avenida Caballeros and Amado Road) shall be
improved to the Final Section 94 Master Develo meet Plan/Specific Plan design
standards on and adlacent to the site, as generally identified herein, or to
alternative design standards proposed by the applicant and approved by the City.
29. When public dedications of easements or rights -of -way over Tribal Allottee land
are required, the applicant shall be responsible for compliance with all Bureau of
Conditions of Approval
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Case No. 3.2952 Tentative Tract Map 35019
Indian Affairs (B.I.A.) requirements, including payment of any BIA fees, obtaining
appraisals and payment of just compensation to the underlying owner. It is the
applicant's responsibility to determine what additional costs or other requirements
may be necessary to obtain any required public dedications as identified by the
City for this development. Required public dedications for easements or rights -of -
way are "without limitation as to tenure"; easements granted with a defined term, or
made in connection with an underlying Indian Land Lease, shall not be accepted.
30. Upon completion of required improvements by the applicant, and as a condition of
acceptance by the City Engineer, the applicant shall prepare for the City
Engineer's approval, an Affidavit of Completion in accordance with Section 169.16,
Title 25, of the Code of Federal Regulations, for any improvements constructed by
the applicant for which an easement was dedicated to the City through the Bureau
of Indian Affairs. The Affidavit of Completion shall be provided to and approved by
the City Engineer prior to final acceptance of the project, including issuance of a
final certificate of occupancy. The applicant shall be responsible for obtaining the
necessary form for the Affidavit of Completion from the Palm Springs Agency of
the Bureau of Indian Affairs, and for having it completed as necessary by the
0 applicant's Engineer of Record.
AVENIDA CABALLEROS
31. Remove the existing driveway approach and construct curb and gutter to match
existing improvements, in accordance with applicable City standards.
32. Construct a meandering 5 feet wide sidewalk and 10 feet wide Class I meandering
bicycle path along the entire frontage to match the existing sidewalk and bicycle
path.
33. Remove the existing asphalt concrete ramp, and construct a Type A curb ramp
meeting current California State Accessibility standards at the northeast corner of
the intersection of Avenida Caballeros and Amado Road in accordance with City of
Palm Springs Standard Drawing No. 212.
33A In accordance with the Section 14 Final Master Development Plan Specific Plan
(dated November 2004), the applicant shall plant palm trees in ,groups of two at a
spacing of approximately 60 feet apart, with shade trees in an informal pattern with
drought tolerant plants (in accordance with Figure 5-6 in the Section 14 Specific
Plan), as approved by the Director of Planning Services. The applicant shall be
responsible for the perpetual maintenance of the new palm trees and other
oarkwav landscaping along the Avenida Caballeros frontaae. The specific
landscape improvements described in this condition may be modified by the
applicant, in consultation with the City, provided that the intent of the Section 14
Specific Plan guideline is maintained.
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 7
34. All broken or off grade street improvements shall be repaired or replaced.
AMADO ROAD
35. Construct a 6 inch curb and gutter, 32 feet north of centerline along the entire
frontage, in accordance with City of Palm Springs Standard Drawing No. 200.
36. a 5 feet wide sidewalk behind the r0urb aleng the entiFe frontage -in
In accordance
with the Section 14 Final Master Development Plan Specific Plan (dated
November 2004). the applicant shall plant shade trees in an informal pattern at a
spacing of 30 feet or less, in a 4 feet wide parkway with a 5 feet wide sidewalk
north of the parkway (in accordance with Figure 5-16 in the Section 14 Specific
Plan), as approved by the Director of Planning Services. Dedicate sidewalk
easements as needed. The applicant shall be responsible for the perpetual
maintenance of the new shade trees along the Amado Road frontage. The specific
street and landscape improvements described in this condition may be modified by
the applicant, in consultation with the City, provided that the _intent of the Section
14 Specific Plan guideline is maintained.
37. Construct a 48 feet wide new street intersection for the Main Entry with the
centerline of the Main Entry located approximately 415 feet east of the centerline
of Avenida Caballeros. The Main Entry shall be constructed with 25 feet radius
curb returns and spandrels, and a 6 feet wide cross -gutter, in accordance with City
of Palm Springs Standard Drawing No. 200 and 206.
38. Construct a Type C A curb ramp meeting current California State Accessibility
standards on each side of the Main Entry intersection in accordance with City of
Palm Springs Standard Drawing No. 244 212.
39. 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 clean sawcut edge of pavement along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 110 and 325. 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.
ON -SITE PRIVATE STREETS
40. Dedicate easements for public utility purposes, insluding-sewers with the right of
ingress and egress for service and emergency vehicles and personnel over the 0
proposed private streets.
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Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 8
41. All on -site private streets shall be two-way with a minimum 24 feet wide travelway
(as measured from back of curb) where no on -street parking is proposed.
42. All on -site private streets shall be constructed with standard 6 inch curb and gutter,
a wedge curb, or other approved curbs, and cross -gutters, as necessary to accept
and convey street surface drainage of the on -site streets to the on -site drainage
system.
43. 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.
44. Parking shall be restricted along both sides of the 24 feet wide on -site private
streets, as necessary to maintain a minimum 24 feet wide clear two-way travel
way. Regulatory Type R26 "No Parking" signs or red curb shall be installed along
the private streets as necessary to enforce parking restrictions. The Home Owners
Association (HOA) shall be responsible for regulating and maintaining required no
- parking restrictions, which shall be included in Covenants, Conditions, and
Restrictions (CC&R's) required for the development.
45. An accessible pedestrian path of
development, as may be required
accessible path of travel shall be
unless alternative materials meeting
approved by the City Engineer.
travel shall be provided throughout the
:)y applicable state and federal laws. An
constructed of Portland cement concrete,
state and federal accessibility standards is
45A The gated entry is subject to review and approval by the City Engineer and Fire
Marshall. The applicant shall provide an exhibit showing truck turning
movements around the entry, demonstrating the ability of standard size vehicles
to maneuver through the entry (without reversing) if unable to enter the project.
A minimum of 50 feet shall be provided between the back of sidewalk on the
adiacent street and the gated entry directory/control panel, with an approved
maneuvering area provided between the directory/control panel and the entry
gates. The ingress and egress lanes shall be a minimum of_20 feet wide, unless
otherwise approved by the -Fire Marshall. An Opticom or Tomar system (or
approved equal) for automatic operation by emergency vehicles, with
uninterrupted power supply (battery back-up), shall be installed for the entry
gates, meeting the approval of the Fire Marshall.
SANITARY SEWER
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 9
46. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
47. All on -site sewer systems shall be privately maintained by a Home Owners
Association (HOA). Provisions for maintenance of the on -site sewer system
acceptable to the City Engineer shall be included in the Covenants, Conditions and
Restrictions (CC&R's) required for this project.
48. Submit sewer improvement plans prepared by a California registered civil engineer
to the Engineering Division. Private on -site sewer mains for residential projects
shall conform to City sewer design standards, including construction of 8 inch
V.C.P. sewer main and standard sewer manholes. Sewer manhole covers shall
be identified as "Private Sewer". A profile view of the on -site private sewer mains
is not necessary if sufficient invert information is provided in the plan view,
including elevations with conflicting utility lines. Plans for sewers other than the
private on -site sewer mains, i.e. building sewers and laterals from the buildings to
the on -site private sewer mains, are subject to separate review and approval by
the Building Division. The plans shall be approved by the City Engineer prior to
issuance of any building permits.
GRADING
49. 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 has completed the required training. For information on attending a
Fugitive Dust Control Class and information on the Coachella Valley Fugitive
Dust Control Handbook and related "PM10" Dust Control issues, please
contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust
Control Plan, in conformance with the Coachella Valley Fugitive Dust Control
Handbook, shall be submitted to and approved by the Engineering Division
prior to approval of the Precise Grading and Paving Plan.
C.
Conditions of Approval
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Case No. 3.2952 Tentative Tract Map 35019
b. The first submittal of the Precise Grading and Paving Plan shall include the
following information: a copy of final approved conformed copy of Conditions
of Approval; a copy of a final approved conformed copy of the Tentative Tract
Map or Site Plan; a copy of current Title Report; a copy of Soils Report; and a
copy of the associated Hydrology Study/Report, and a copy of the project -
specific Water Quality Management Plan.
50. 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, ), 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.
50A In accordance with an approved PM-10 Dust Control Plan erimeter fencing shall
be installed. Fencinq shall have screening that is tan in colorgreen screening will
not be allowed. Perimeter fencing shall be installed after issuance of Grading
Permit, and immediately prior to commencement of grading operations.
50B 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.
50C Within 10 days of ceasing all construction activitv 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 Municipal Code Section
8.50.022. Followina stabilization of all disturbed areas, perimeter fencing shall be
removed, as required by the City Engineer.
50D 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 Aqua Caliente Band of
Cahuilla Indians in accordance with the Tribal Habitat Conservation Plan (THCP).
51. A
Notice of Intent to comply with the California General Construction_ Stormwater
Conditions of Approval
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Case No. 3.2952 Tentative Tract Map 35019
Permit Water Quality Order 2009-0009-DWQ as modified September 2 2009 is
re uired for the proposed develo ment via the California Regional Water Qualit
Control Board Phone No. 760 346-7491 . A copy of the executed letter issuing a
Waste Discharge Identification (WDID) number shall be provided to the Cit
Engineer prior to issuance of a grading or building permit.
51 A Projects causing soil disturbance of one acre or more, „ must comply with the
General Permit for Stormwater Discharges Associated with Construction Activity,
and shall prepare and implement a stormwater pollution prevention plan (SWPPPJ
Where applicable, the project apalicant shall cause the approved final proiect-
specific WQMP to be incorporated by reference or attached to the proiects
SWPPP as the Post -Construction Management Plan. A copy of the up-to-date
SWPPP shall be kept at the project site and be available for review upon request;
52. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the
applicant shall post with the City a cash bond of two thousand dollars ($2,000.00)
per disturbed acre for mitigation measures for erosionlblowsand relating to this
property and development.
53. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the grading
plan for the proposed development. A copy of the GeotechnicallSoils Report shall
be submitted to the Engineering Division with the first submittal of a grading plan.
Evaluation of and recommended improvements for the existing asphalt concrete
pavement within the secondary emergency access road off of Avenida Caballeros
shall be addressed by the Geotechnical/Soils Report prepared for this
development.
53A The applicant shall provide all necessary geotechnicallsoiis 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 Pro4ect. 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.
54. 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
Conditions of Approval
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Case No. 3.2952 Tentative Tract Map 35019
required). The California Department of Food and Agriculture office is located at
73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
WATER QUALITY MANAGEMENT PLAN
54A A Final Proiect-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading or
building permit. The WQMP shall address the implementation of operational Best
Management Practices (BMP's) necessary to accommodate nuisance water and
storm water runoff from the site. Direct release of nuisance water to the adiacent
property or public streets is prohibited. Construction of operational BMP's shall be
incorporated into the Precise Grading and Paving Plan.
54B Prior to issuance of any grading or building permits, the property owner shall
record a "Covenant and Agreement" with the County -Clerk Recorder or other
instrument on a standardized form to inform future property owners of the
requirement to implement the approved Final Protect -Specific WQMP. Other
alternative instruments for requiring implementation of the approved Final Prot-
Specific WQMP include: requiring the implementation of the Final Proiect-Specific
WQMP in Home Owners Association and/or Property Owner Association
Covenants, Conditions, and Restrictions (CC&R's); formation of Landscape,
Lighting and Maintenance Districts, Assessment Districts or Community Service
Areas responsible for implementing_ the Final Project -Specific WQMP; or
equivalent. Alternative instruments must be approved by the City Engineer prior to
the issuance of any grading.or building permits.
54C Prior to issuance of certificate of occupancy, the applicant shall:
Demonstrate that all structural BMP's have been constructed and installed in
conformance with approved plans and specifications;
• Demonstrate that applicant is prepared to implement all non-structural BMP's
included in the approved Final Project -Specific WQMP, -conditions of approval,
or grading/building permit conditions: and,
• Demonstrate that an adequate number of copies of the approved Final Proiect-
Specific WQMP are available for the future owners/occupants.
DRAINAGE
55. 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
Conditions of Approval
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Case No. 3.2952 Tentative Tract Map 35019
generated by the development of the property. The Preliminary Hydrology Study,
prepared by Sanborn A/E, Inc., dated March 2006, shall be updated 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 system sizing and other stormwater runoff mitigation
measures shall be determined upon review and approval of the final 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.
56. Submit storm drain improvement plans for all on -site storm drainage system
facilities for review and approval by the City Engineer.
57. Construct storm drain improvements, including but not limited to catch basins, and
storm drain lines, for drainage of on -site streets into the on -site underground
retention system, as described in the Preliminary Hydrology Study, prepared by
Sanborn A/E, Inc., dated March 2006. The Preliminary Hydrology Study shall be
amended to include catch basin sizing, storm drain pipe sizing, and underground
retention system sizing calculations and other specifications for construction of
required on -site storm drainage improvements.
58. All on -site storm drain systems shall be privately maintained by a Homeowners
Association (HOA). Provisions for maintenance of the on -site storm drain systems
acceptable to the City Engineer shall be included in Covenants, Conditions and
Restrictions (CC&R's) required for this project.
59. The applicant is advised that the proposal for an underground retention system
within the landscaped parkway along Amado Road may preclude the ability to
install appropriate landscaping as may be required by the Department of Planning
Services. The underground retention system shall be designed at a sufficient
depth to allow typical landscape planting, including trees, and in a manner that
does not interfere with the ability of the system to receive runoff in the future.
60. The proposed underground retention systems shall be installed on -site and not
within the public right-of-way. The underground stormwater retention systems
shall be sized to have a sufficient capacity equal to the volume of increased
stormwater runoff due to development of the site, as identified in a final hydrology
study approved by the City Engineer. A decrease to the required retention volume
may be allowed for percolation of the stormwater runoff into the underlying gravel
and soil, not to exceed 2 inches per hour. Provisions for maintenance of the
underground stormwater retention systems shall be included in Covenants,
Conditions, and Restrictions (CC&R's) for the Home Owners Association (HOA),
including reference to the fact that maintenance and/or replacement of the
systems may require removal of existing landscaping improvements within the
Amado Road landscape parkway at the sole expense of the HOA. The CC&R's
shall reserve the right of the City to inspect and ensure that the underground
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Conditions of Approval
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Case No. 3.2952 Tentative Tract Map 35019
retention systems are operable, and in the event of their failure, shall provide the
City the right to advise the HOA and require its repair or replacement to the
satisfaction of the City Engineer.
61. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212.00 per acre per Resolution No.
15189. Fees shall be paid prior to issuance of a building permit.
62. This project fftay will 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 Fequired, suGh 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.
GENERAL_
63. Any utility trenches or other excavations within existing asphalt concrete pavement
of off -site streets required by the proposed development shall be backfilled and
repaired in accordance with City of Palm Springs Standard Drawing No. 115. The
developer shall be responsible for removing, grinding, paving and/or overlaying
existing asphalt concrete pavement of off -site streets as required by and at the
discretion of the City Engineer, including additional pavement repairs to pavement
repairs made by utility companies for utilities installed for the benefit of the
proposed development (i.e. Desert Water Agency, Southern California Edison,
Southern California Gas Company, Time Warner, 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
0 construction of the proposed development.
64. On phases or elements of construction following initial site grading (e.g., sewer,
storm drain, or other utility work requiring trenching) associated with this project,
the applicant shall be responsible for coordinating the scheduled construction with
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 15 0
the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or
Tribal Arachaeologist. Unless the project site has previously been waived from any
requirements for Tribal monitoring, it is the applicant's responsibility to notify the
Tribal Historic Preservation Officer, ), or the Tribal
Archaeologist, ) at (760) 699-6800,for any subsequent
phases or elements of construction that might require Tribal monitoring. If required,
it is the responsibility of the applicant to coordinate scheduling of Tribal monitors
during construction, and to arrange payment of any required fees associated with
Tribal monitoring. Tribal monitoring requirements may extend to off -site
construction performed by utility companies on behalf of the applicant (e.g. utility
line extensions in off -site streets), which shall be the responsibility of the applicant
to coordinate and arrange payment of any required fees for the utility companies.
65. All proposed utility lines shall be installed underground.
66. 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.
67. 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.
68. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as -built"
information and returned to the Engineering Division prior to issuance of a final
certificate of occupancy. Any modifications or changes to approved improvement
plans shall be submitted to the City Engineer for approval prior to construction.
69. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to maintain
an appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
70. All proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/br curb shall have City approved deep root barriers installed per City
of Palm Springs Standard Drawing No. 904.
MAP 0
71. A Final Map shall be prepared by a California registered Land Surveyor or qualified
Civil Engineer and submitted to the Engineering Division for review and approval.
Conditions of Approval
Page 16
Case No. 3.2952 Tentative Tract Map 35019
A Title Report prepared for subdivision guarantee for the subject property, the
traverse closures for the existing parcel and all lots created therefrom, and copies
of record documents shall be submitted with the Final Map to the Engineering
Division as part of the review of the Map. The Final Map shall be approved by the
City Council prior to issuance of building permits.
72. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be
submitted to the City Attorney for review and approval for any restrictions related to
the Engineering Division's recommendations. The CC&R's shall be approved by
the City Attorney prior to approval of a Final Map.
73. Upon approval of a final map, the final map shall be provided to the City in G.I.S.
digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from
the Riverside County Transportation and Land Management Agency." G.I.S. digital
information shall consist of the following data: California Coordinate System,
CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines,
rights -of -way, and centerlines shown as continuous lines; full map annotation
consistent with annotation shown on the map; map number; and map file name.
G.I.S. data format shall be provided on a CDROMIDVD containing the following:
ArcGIS Geodatabase, ArcView Shapefle, Arclnfo Coverage or Exchange file
(e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF
(AutoCAD ASCII drawing exchange file) ), and PDF (Adobe Acrobat 6.0 or greater)
formats. Variations of the type and format of G.I.S. digital data to be submitted to
the City may be authorized, upon prior approval of the City Engineer.
TRAFFIC
74. Submit traffic striping plans for Amado Road, prepared by a California registered
civil engineer, for review and approval by the City Engineer. All required traffic
striping and signage improvements shall be completed in conjunction with required
street improvements, to the satisfaction of the City Engineer, and prior to issuance
of a certificate of occupancy.
75. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at the intersection of Amado Road and the Main Entry and at
Avenida Caballeros and the secondary emergency access road, in accordance
with City of Palm Springs Standard Drawing Nos. 620-625.
76. If identified by a name, install a street name sign at the intersection of Amado
Road and the Main Entry, in accordance with City of Palm Springs Standard
Drawing Nos. 620 through 625.
77. 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
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 17 0
of a sidewalk easement (if necessary) and widening of the sidewalk, or by the
relocation of any obstructions within the public sidewalk along the Avenida
Caballeros and Amado Road frontages of the subject property.
78. Construction signing, lighting and barricading shall be provided fOF eta-atl-prejests
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 ,
4-906, Part 6 "Temporary Traffic Control" of the California Manual on Uniform
Traffic Control Devices for Streets and Highways, dated September 26, 2006,or
subsequent additions editions in force at the time of construction.
79. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
Waste Disposal
80. Trash cans shall be screened from view and kept within fifty (50) feet of the street.
Police Department
81. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
Building Department
82. Prior to any construction on -site, all appropriate permits must be secured.
Fire
83. Public Safety CFD: The Project will bring a significant number of additional
residents to the community. The City's existing public safety and recreation
services, including police protection, criminal justice, fire protection and
suppression, ambulance, paramedic, and other safety services and recreation,
library, cultural services are near capacity. Accordingly, the City may determine to
form a Community Services District under the authority of Government Code
Section 53311 et seq, or other appropriate statutory or municipal authority.
Developer agrees to support the formation of such assessment district and shall
waive any right to protest, provided that the amount of such assessment shall be
established through appropriate study and shall not exceed $500 annually with a
consumer price index escalator. The district shall be formed prior to sale of any
lots or a covenant agreement shall be recorded against each parcel, permitting
incorporation of the parcel in the district.
Conditions of Approval
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Case No. 3.2952 Tentative Tract Map 35019
84. 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.
85. 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.
86. Fire Sprinklers Required: An automatic fire sprinkler system is required by local
ordinance for all buildings.
87. 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.
88. 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.
89. 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
90. 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
Conditions of Approval Case No_ 3.2952 Tentative Tract Map 35019
Page 19
number of sprinklers is one hundred or more. (Twenty or more in Group I,
Divisions 1.1 and 1.2 occupancies.) All control valves shall be locked in the open
position. Valve and water -flow alarm and trouble signals shall be distinctly different
and shall be automatically transmitted to an approved central station. (1003.3.1
CFC)
91. Fire Hydrant & FDC Location: A 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.
92. Residential Smoke Detector Installation With Fire Sprinklers: Provide
Residential Smoke Detectors (FIREX # 0498 accessory module connected to
multi -station FIREX smoke detectors or equal per dwelling and fire sprinkler flow
switch). Detectors shall receive their primary power from the building wiring, and
shall be equipped with a battery backup. (310.9.1.3 CBC) In new construction,
detectors shall be interconnected so that operation of any smoke detector causes
the alarm in all smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72)
Provide a note on the plans showing this requirement.
93. Fire Alarm System: Fire Alarm System is required and installation shall comply
with the requirements of NFPA 72.
94. 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 hom/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)
95. Audible Residential Water Flow Alarms: An approved audible sprinkler flow
alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal)
shall be provided on the exterior of the building in an approved location. An
approved audible sprinkler flow alarm (FIREX # 0498 accessory module
connected to multi -station FIREX smoke detectors or equal per dwelling and fire
sprinkler flow switch) to alert the occupants shall be provided in the interior of the
building in a normally occupied location. (904.3.2 CBC)
96. Fire Alarm System Plans: Alterations and modifications to an existing Fire Alarm
System require a fire alarm plan.
97. Added Fire Alarm Components: Any smoke detectors, heat detectors, or
audible and visual devices added to the existing system shall be new, and the
same brand, style, and type as those already installed in the building. Exceptions
only with advance approval of the Fire Plans Examiner. Contractor to provide
Conditions of Approval
Page 20
Case No. 3.2952 Tentative Tract Map 35019
manufacturers cut sheets for all alarm devices used, with documentation of
devices existing in the building.
98. Plan Submittal: The contractor should submit fire alarm system plans as soon as
possible. Submittal shall include manufacturer's data/cut sheets and listings with
expiration dates on all equipment and materials used. Include battery calculations
with submittal.
99. Wiring Installation: The installation of all Fire Alarm Wiring and Equipment shall
be in accordance with NFPA 72, 760, NEC. The plans as approved by the City
Council have been reviewed by the Fire Department. The plans are consistent with
this condition.
100. Fire Department Access: Fire Department Access Roads shall be provided and
maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
Minimum Access Road Dimensions:
Private streets shall have a minimum width of at least 20 feet, pursuant to
California Fire Code 902.1 however, a greater width for private streets may be
required by the City engineer to address traffic engineering, parking, and other
issues. For two-way private streets, a minimum width of 24 feet will be required.
No parking shall be allowed in either side of the roadway.
The plans as approved by the City Council have been reviewed by the Fire
Department. The plans are consistent with this condition.
101. Road Design: Fire apparatus access roads shall be designed and constructed as
all weather capable and able to support a fire truck weighing 73,000 pounds GVW.
(902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an outside
radius of 45 feet. The plans as approved by the City Council have been
reviewed by the Fire Department. The plans are consistent with this
condition.
102. Access: Fire department access roads shall be provided so that no portion of the
exterior wall of the first floor of any building will be more than 150' from such
roads. CFC 902.2.1. The plans as approved by the City Council have been
reviewed by the Fire Department. The plans are consistent with this condition.
103. Secondary Access: A secondary access shall be provided for all developments
with 25 or more dwelling units. (Appendix Ill-D 2.1 CFC)
U
Conditions of Approval
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Case No. 3.2952 Tentative Tract Map 35019
104. Reduced Roadway Width: Areas with reduced roadway width (such as entry and
exit gates, entry and exit approach roads) that are under 36 feet wide require red
painted curb to maintain minimum 24 foot clear width. Red curb shall be stenciled
"NO PARKING" and "FIRE LANE" with white paint. (901.4 CFC).
105. Access Gates: Fire/Police/Ambulance access gates shall be at least 24' 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.
106. Access: Main entrance on Amado Road shall have both left and right turn access
into the development.
107. Turn -Around Requirements: Dead-end fire apparatus access roads in excess of
150 feet in length shall be provided with approved provisions for the turning
around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two
approved turn around provisions. One is a cul-de-sac with an outside turning
radius of 45 feet from centerline. The other is a hammerhead turnaround meeting
the Palm Springs Public Works and Engineering Department standard dated 9-4-
02.
108. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an
unobstructed vertical clearance of not less than 13 feet 6 inches including trees.
(902.2.2.1 CFC)
109. 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)
110. 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. NOTE: This will
apply to the Community Center Building and the Fitness Center Building.
111. Access During Construction: Access for firefighting equipment shall be provided
to the immediate job site at the start of construction and maintained until all
construction is complete. Fire apparatus access roads shall have an unobstructed
width of not less than 20 feet and an unobstructed vertical clearance of not less
than 13'6". Fire Department access roads shall have an all weather driving
surface and support a minimum weight of 73,000 lbs. (Sec. 902 CFC)
112. Water Supply: The water supply and location/s of fire hydrants must be approved
prior to any work being performed on the job site. (903.1 CFC)
X-11
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Conditions of Approval
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Case No. 3.2952 Tentative Tract Map 35019
113. Fire hydrant systems: Following Fire Department selection of hydrant locations,
plans and specifications for fire hydrant systems shall be submitted to the fire
department for review and approval prior to construction. (901.2.2.2 CFC). All fire
hydrants shall be installed in accordance with DWA specifications and standards.
No landscape planting, walls, fences, signposts, or aboveground utility facilities are
permitted within 3 feet of fire hydrants, or in line with hose connections.
114. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within
250' 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)
115. 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)
C116. Fire Flow: Fire flow for this project is estimated to be 1500 GPM.
117. 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 along the path of exit travel or near an exit door. Extinguishers
located outdoors must be installed in weather and vandal resistant cabinets
approved for this purpose.
Cooking requirements for the Community Center Building:
118. The residential stove in the Community Building kitchen will only be used to heat
water and warm food.
119. The use of cooking oils and deep frying applications will not be used at this facility.
120. A sign will be permanently installed in the kitchen stating how the stove may be
used for warming of foods and heating of water only.
121. The fire extinguisher located in the kitchen will be in accordance with NFPA 10,
Chapter 5. Class K fire extinguisher will be required.
122. Fencing Required: Construction site fencing with 20 foot wide access gates is
required for all combustible construction over 5,000 square feet. Fencing shall
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 23 0
remain intact until buildings are stuccoed or covered and secured with lockable
doors and windows. (8.04.260 PSMC)
Aqua Caliente Band of Cahuilla Indians
123. Prior to issuance of building permits, the applicant shall pay the $800.00 per acre
Valley Floor Conservation Area fee to the Tribe as required by the THCP.
124. Prior to any ground or habitat disturbance associated with any Covered Project on
the Reservation on a site which provides potential burrowing owl habitat, the
Covered Project Proponent shall cause a pre -construction survey of the site to be
conducted for presence of the species.
a. Surveys and relocation, if applicable, shall be conducted between
September 1 and January 31 in accordance with the California Department
of Fish and Game (CDFG) Staff Report on Burrowing Owl Mitigation (1995)
or other then -current protocols as directed by the Tribe.
b. Owls should be excluded from burrows in the Development Envelope and
within an appropriate buffer zone by installing one-way doors in burrow
entrances or other techniques as deemed appropriate. The biological
monitor must ensure through appropriate means (e.g. monitoring for owl
use, excavating burrows) that the burrows to be impacted are not being
used. The Tribe shall determine whether creation of artificial burrows is
necessary as part of the relocation effort.
C. Occupied burrows shall not be disturbed during the nesting season unless a
qualified biologist verifies through non-invasive methods that either: (a) the
birds have not begun egg laying and incubation; or (b) that juveniles from
the occupied burrows are foraging independently and capable of
independent survival.
125. Based on the project location within the Tribe's Traditional Use Area, the THPO
requests copies of any cultural resource documentation that might be generated in
connection with these efforts for permanent inclusion in the Agua Caliente Cultural
Register.
126. Experience has shown that there is always a possibility of encountering buried
cultural resources during construction related excavations. Given that, the Tribe
requests that an Approved Cultural Resource Monitor(s) be present during any
survey andlor any ground disturbing activities. Should buried cultural deposits be
encountered, the Monitor may request that destructive construction halt and the
Monitor shall notify a Qualified (Secretary of the Interior's Standards and
Guidelines) Archaeologist to investigate and, if necessary, prepare a mitigation
plan for submission to the THPA. Please contact the Tribal offices for further
information about Approved Cultural Resource Monitors.
END OF CONDITIONS