HomeMy WebLinkAboutPC Resolution _6122- Case 2.2795 SFR & 7.1335 AMMRESOLUTION NO. 6122
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING CASE NO. 3.2795 SFR, TO ALLOW
CONSTRUCTION OF A SINGLE-FAMILY RESIDENCE
AND ACCESSORY LIVING QUARTER, AND CASE 7.1335
AMM TO ALLOW A REDUCED FRONT YARD SETBACK
FOR THE PROPERTY LOCATED AT 587 CAMINO
CALIDAD, ZONE R-1-A, SECTION 22.
WHEREAS, Schultz Family Trust ("Applicant") has filed an application with the City
pursuant to Section 94.04.00 and 94.06.01 of the Zoning Code for a 5,618-square foot
single-family residence, including an attached 644 square foot second unit, with a
reduced front yard setback to 23.5 feet on a vacant lot located at 587 Camino Calidad
(APN: 513-260-029), Zone R-1-A, Section 22; and
WHEREAS, on September 26, 2005, the Architectural Advisory Committee met and
voted to recommend approval of the project to the Planning Commission; and
WHEREAS, on February 24, 2010, a public meeting on the application for architectural
approval 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 (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 proposed project is Categorically Exempt under Section 15303(a) (New Single-
family residence).
Section 2: Pursuant to Section 94.04.00 of the Palm Springs Zoning Code, the
Planning Commission finds:
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,
Planning Commission Resolution 6122 February 24, 2010
Case 3.2795 SFR & 7.1335 AMM Page 2 of 4
Access to the proposed project is designed according to the requirements of the
Uniform Building Code, and within the development standards of the City of Palm
Springs Zoning Code. The single-family residence is located in a U-shaped design on
the property.
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;
The surrounding properties are all zoned for single-family hillside residences, with all
but one of the adjacent properties having existing single-family residences. The project
creates a visual harmony within the neighborhood through a consistency in land use.
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;
All heights are lower than the maximum building height of eighteen feet. The proposed
residence will be 16.5 feet in height to the top of the clearstory windows with the mass
of the building at 11.5 feet in height; the garage heights will be lower at 9.5 feet above
the existing grade. The proposed project meets all other Zoning Code requirements
and an Administrative Minor Modification has been requested to allow a reduced front
yard setback. The overall mass of the building is very minimal since the roofs are flat
with minor clearstory pop -ups. All mechanical equipment will be located on the ground
in yard areas behind block walls.
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 proposed structure incorporates a modern influence with simple lines, shapes and
flat roofs. Clearstory windows are provided over the master suite and dining 1 living
areas to allow natural light and mountain views. A rooftop view deck is proposed on the
southeast corner of the proposed residence. The exterior materials consist of smooth
and coarse textured stucco, stone veneer, anodized aluminum and various types of
glass used in a simple and effective manner.
7. Location and type of planting, with regard for desert climate conditions.
Preservation of specimen and landmark frees upon a site, with proper
irrigation to insure maintenance of all plant materials;
Planning Commission Resolution 6122 February 24, 2010
Case 3.2795 SFR & 7.1335 AMM Page 3 of 4
The vacant site contains a scattering of indigenous insignificant shrubbery. There are
no specimen trees to preserve. The landscape plan proposes water -efficient trees and
some shrubbery. The proposal uses drip irrigation to supply water to the landscaping,
and will be required to meet the new water efficient landscape ordinance.
Section 3: Pursuant to Section 94.06.01 (Administrative Minor Modifications) of the
Palm Springs Zoning Code, the Planning Commission finds that:
1. The requested minor modification is consistent with the general plan,
applicable specific plan(s) and overall objectives of the zoning
ordinance;
There is no General Plan Policy that would be adversely affected by this modification
nor are there any specific plans associated with this property. The Palm Springs
Zoning Code, Section 94.06.01(A)(8), specifically allows the reduction of front yards to
no less than ten feet.
2. The neighboring properties will not be adversely affected as a result of
the approval or conditional approval of the minor modification;
The subject property is located on the west side of Camino Calidad — a cul-de-sac
street. The reduction of a front yard setback from twenty-five feet to 23.5 feet to allow
two corners that make up less than ten square feet of building area each is an
insignificant impact to the site and adjacent areas. Therefore, it is concluded that there
is no adverse affect to the surrounding properties.
3. The approval or conditional approval of the minor modification will not
be detrimental to the health, safety, or general welfare of persons
residing or working on the site or in the vicinity;
The proposed project will not be detrimental to the health, safety or general welfare of
persons residing or working on the site and vicinity since adequate provisions have
been made through imposed conditions. These conditions include requirements that
the building will be built to the standards of the Uniform Building Code and PSZC.
4. The approval of the minor modification is justified by environmental
features, site conditions, location of existing improvements, or historic
development patterns of the property or neighborhood.
The property is a hillside lot that slopes downward from west to east with the lowest
portion of the site at the northeast. The two side entry garages are slightly angled to
the street to allow easier access from the single -driveway entry point. This minimizes
the impact to the hillside areas of the site. Therefore, the approval of the minor
modification is justified by existing environmental features.
Planning CorTimission Resolution 6122
Case 3.2795 SFR & 7.1335 AMM
February 24, 2010
Page 4 of 4
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case No. 3.2795 SFR, for the construction of a new
5 618 square foot single-family residence, including an attached 644 square foot
second unit, and Case No. 7.1335 AMM, to allow a reduced front yard from twenty-five
feet to 23.5 feet, on a vacant lot located at 587 Camino Calidad, subject to the
conditions of approval attached herewith as Exhibit A.
ADOPTED this 24" day of February, 2010.
AYES: 7, Caffery, Munger, Hudson, Donenfeld, Conrad, Scott and Cohen
NOES: None.
ABSENT: None.
ABSTAIN: None.
ATTEST:
C ing,
Direct of Pla in Services
CITY OF PALM SPRINGS, CALIFORNIA
r
RESOLUTION NO. 6122
EXHIBIT A
Case 3.2795 SFR
7.1335 AMM
Single Family Residence
587 Camino Calidad
APN: 513-260-029
February 24, 2010
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
ADM 1. Proiect Description. This approval is for the project described per Case
3.2795 SFR and 7.1335 AMM, except as modified by the conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, including site plans, architectural
elevations, exterior materials and colors, landscaping, and grading on file in
the Planning Division except as modified by the conditions below.
ADM 3. 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.
ADM 4. 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.
ADM 5. 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
Resolution No. 6122
Conditions of Approval
3.2795 SFR & 7.1335 AMM
Page 2 of 11
February 24, 2010
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Cases 3.2795 SFR and 7.1335 AMM. The City of Palm
Springs will promptly notify the applicant of any such claim, action, or
proceeding against the City of Palm Springs and the applicant will either
undertake defense of the matter and pay the City's associated legal costs or
will advance funds to pay for defense of the matter by the City Attorney. If the
City of Palm Springs fails to promptly notify the applicant of any such claim,
action or proceeding or fails to cooperate fully in the defense, the applicant
shall not, thereafter, be responsible to defend, indemnify, or hold harmless
the City of Palm Springs. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but
should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgment or
failure to appeal, shall not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Time Limit on Approval. Approval of the Major Architectural (MAJ)
Application 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.
ACM 8. 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.
ADM 9. 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 112% for
commercial projects or 114% 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
Resolution No. 6122
Conditions of Approval
3.2795 SFR & 7.1335 AMM
Page 3 of 11
February 24, 2010
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.
ADM 10. 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
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).
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple -Species Habitat Conservation Plan (CVMSHCP)
Local Development Permit Fee LDMF re uired. All projects within the City
of Palm Springs are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
ENV 2. 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
not be considered final until such fee is paid.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Final Landscape and Irrigation. Final landscaping and irrigation 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.
Irrigation plans shall be approved by the Desert Water Agency prior to
submittal, as required by Assembly Bill 1881.
Resolution No. 6122
Conditions of Approval Page 4 of 11
3 2795 SFR & 7.1335 AMM February 24, 2010
PLN 2. 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 3. Conditions Imposed from AAC Review. The applicant shall incorporate the
following comments from the review of the project by the City's Architectural
Advisory Committee:
a. Decorative paving shall be provided in the motor court area.
b. Prior to issuance of building permit, a final landscape plan shall be
reviewed by the AAC.
PLN 4. 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 off-white, beige or tan. Bright white should be avoided where
possible.
PLN 5. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 6. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building that are visible from
adjacent streets or residential and commercial areas.
PLN 7. 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 8. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 9. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 10. Added by Planning Commission.
a. Prior to issuance of a building permit, the rooftop deck and exterior
stairway shall be removed from the final design. The location where the
roof deck was proposed shall match the adjacent roof design material and
color.
Resolution No. 6122
Conditions of Approval
3.2795 SFR & 7.1335 AMM
Page 5 of 11
February 24, 2010
a. Should the applicant wish to retain the proposed exterior stairway and 1 or
rooftop deck, detailed plans shall be submitted to the Planning
Department for review by the Architectural Advisory Committee and final
approval by the Planning Commission.
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 I. Prior to any construction on -site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
The Engineering Division recommends that if this application is approved, such
approval is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
CAMINO CALIDAD
ENG 2. Dedicate an easement 2 feet wide along the back of the driveway approach
for sidewalk purposes.
ENG 3. Remove street improvements as necessary to construct a driveway approach
in accordance with City of Palm Springs Standard Drawing No. 201. No
colored concrete may be constructed within the public right-of-way without
first obtaining an Encroachment Agreement for the Engineering Division.
ENG 4. All broken or off grade street improvements shall be repaired or replaced.
ON -SITE
ENG 5. The existing 7.5 feet wide equestrian easement along the west property line
shall be cleared of all debris and blockages (including wrought iron fence and
Resolution No. 6122
Conditions of Approval
3.2795 SFR & 7.1335 AMM
Page 6 of 11
February 24, 2010
vegetation) in conjunction with this project so that the equestrian trail can be
utilized by horseback riders. The equestrian easement shall not be blocked at
any time in the future.
SANITARY SEWER
ENG 6. 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.
GRADING
ENG 7. Submit cut and fill quantities to City Engineer to determine if a Grading Plan is
required. If required, the Grading Plan shall be submitted to the Engineering
Division for review and approval by the City Engineer prior to issuance of
grading permit. If the earthwork quantity is less than 50 cubic yards, a formal
grading plan is not required. To qualify for the exemption, a signed original
written statement of design earthwork quantities from the owner (or design
professional, prepared on company letterhead) shall be provided to the
Engineering Division. Exemption of a formal Grading Plan reviewed and
approved by the City Engineer does not exempt the applicant from a site
grading plan that may be required from the Building Department, or any other
requirement that may be necessary to satisfy the California Building Code.
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 http://www.AQMD.,q . 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.
Resolution No. 6122
Conditions of Approval
3.2795 SFR & 7.1335 AMM
Page 7 of 11
February 24, 2010
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 8. 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 9. 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 10. 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 11. 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
Municipal Code Section 8.50.022. Following stabilization of all disturbed
areas, perimeter fencing shall be removed, as required by the City Engineer.
ENG 12. Prior to issuance of grading permit, the applicant shall provide verification to
the City that the fee has been paid to the Agua Caliente Band of Cahuilla
Indians in accordance with the Tribal Habitat Conservation Plan (THCP).
ENG 13. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
ENG 14. 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.
Resolution No. 6122
Conditions of Approval
3.2795 SFR & 7.1335 AMM
Page 8 of 11
February 24, 2010
ENG 15. The applicant shall provide all necessary geotechnicallsoils inspections and
testing in accordance with the Geotechnical/Soils 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 16. 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: 760-776-82 08 ).
DRAINAGE
ENG 17. All stormwater runoff across the property shall be accepted and conveyed in a
manner acceptable to the City Engineer and released to an approved
drainage system. Stormwater runoff may not be released directly to the
adjacent streets without first intercepting and treating with approved Best
Management Practices (BMP's).
ENG 18. 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.
GENERAL
ENG 19. 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.
ENG 20. All proposed utility lines shall be installed underground.
ENG 21. All existing utilities shall be shown on the improvement plans required for the
project. The existing and proposed service laterals shall be shown from the
main line to the property line. 0
Resolution No. 6122
Conditions of Approval
3.2795 SFR & 7.1335 AMM
Page 9 of 11
February 24, 2010
ENG 22. Upon approval of any improvement plan by the City Engineer, the
improvement plan shall be provided to the City in digital format, consisting of
a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing
exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of
the type and format of the digital data to be submitted to the City may be
authorized, upon prior approval of the City Engineer.
ENG 23. The original improvement plans prepared for the proposed development and
approved by the City Engineer (if required) shall be documented with record
drawing "as -built" information and returned to the Engineering Division prior
to issuance of a final certificate of occupancy. Any modifications or changes
to approved improvement plans shall be submitted to the City Engineer for
approval prior to construction.
ENG 24. Nothing shall be constructed or planted in the corner cut-off area of any
driveway which does or will exceed the height required to maintain an
appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
ENG 25. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No. 904.
TRAFFIC
ENG 26. 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 27. 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 28. 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
Resolution No. 6122
Conditions of Approval
3.2795 5FR & 7.1335 AMM
Page 10 of 11
February 24, 2010
12/17/2009. Additional requirements may be required at that time based on
revisions to site plans. 0
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 applicant meets this requirement. A man gates will
be required to gain access for hose deployment around the exterior of this
dwelling.
FID 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. Security Gates (CFC 503.6): Security sliding 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 7. Premises Identification (CFC 505.1): New and existing buildings shall have
approved address numbers, building numbers or approved building
Resolution No. 6122
Conditions of Approval
3.2795 SFR & 7,1335 AMM
Page 11 of 11
February 24, 2010
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 8. 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 5,618
SF project is 2,000 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 9. 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). The minimum fire flow demand
with the installation of fire sprinklers is 1,000 GPM.
FID 10. Residential Smoke Alarms Installation With Fire Sprinklers (CFC
907.2.10.1.2, 907.2.10.2 & 907.2.10.3): Provide Residential Smoke Alarms
(FIREX # 0498 accessory module connected to multi -station FIREX smoke
alarms or equal per dwelling and fire sprinkler flow switch). Alarms shall
receive their primary power from the building wiring, and shall be equipped
with a battery backup. In new construction, alarms shall be interconnected so
that operation of any smoke alarm causes all smoke alarms within the
dwelling to sound.
FID 11. 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 12. 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