HomeMy WebLinkAboutPC Resolution _6128- Case 5.1082 AMND PDD 321 & TTM 34165 AMNDRESOLUTION NO. 6128
OF THE PLANNING COMMISSION OF THE CITY OF PALM
SPRINGS, CALIFORNIA APPROVING THE PRELIMINARY AND
FINAL PLANNED DEVELOPMENT DISTRICT AMENDMENT FOR
CASE 5.1082 AMND PDD 321, AN AMENDMENT TO A
PREVIOUSLY APPROVED PLANNED DEVELOPMENT DISTRICT,
CHANGING THE DEVELOPMENT STANDARDS, DENSITY AND
TYPE OF RESIDENTIAL UNITS AT AN APPROXIMATELY 8.5
ACRE PARCEL AT THE SOUTHEAST CORNER OF AVENIDA
CABALLEROS AND ALEJO ROAD, AND RECOMMENDING
APPROVAL BY THE CITY COUNCIL OF THE PDD AMENDMENT
AND AN AMENDMENT TO TENTATIVE TRACT MAP 34165
CHANGING THE MAP FROM A SINGLE LOT MAP FOR
CONDOMINIUM PURPOSES TO A SUBDIVISION OF 53 SINGLE
FAMILY RESIDENTIAL LOTS WITH COMMON PRIVATE STREETS
AND OFF-STREET PARKING; ZONE RGA(8), SPECIFIC PLAN
MBR AND HR, SECTION 14 (IL)IT41R4.
WHEREAS, Nexus Development (O & M, LLC), ("Applicant") has filed an application with the
City pursuant to Section 94.03.00(G) (Modification of Final Development Plan for a PDD) of
the Zoning Code requesting approval for an amendment to a previously approved preliminary
and final Planned Development District for a residential development on an approximately
8.5 acre parcel at the southeast corner of Avenida Caballeros and Alejo Road; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs
to consider Case 5.1082 AMND PDD 321 & TTM 34165 AMND was given in accordance
with applicable law; and
WHEREAS, on March 24, 2010, a public hearing on Case 5.1082 AMND PDD 321 & TTM
34165 AMND was held by the Planning Commission in accordance with applicable law; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) Guidelines, the
project has been determined to be a project subject to environmental analysis under CEQA;
and
WHEREAS, the original preliminary Planned Development District (Case 5.1082 PDD 321,
TTM 34165) was reviewed and approved by the Planning Commission on March 8, 2006 and
the PDD and TTM was reviewed and approved by the City Council on April 19, 2006, and
WHEREAS, the original PDD 321 was approved with 84 condominium dwelling units with
private streets and a common pool and recreation building on an approximately 8.48 acre
site at the southeast corner of Avenida Caballeros and Alejo Road, and
WHEREAS, the amendment application for PDD 321 proposes a gated community of 53
single family attached and detached residential units on individual lots and private streets on
an approximately 8.48 acre parcel, and
Planning Commission Resolution No. 6128 March 24, 2010 0
Case 5.1082 AMND PDD 321 & TTM 34165 AMND Page 2 of 7
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
City has prepared an environmental study and concluded that significant
adverse impacts may occur as a result of the project. A Mitigated Negative
Declaration for this project was previously adopted by the City Council on April
19, 2006. Pursuant to Section 15162 of the California Environmental Quality
Act (CEQA), the preparation of further environmental assessment is not
necessary since the proposed amendment proposes a lower density project.
The City has determined that the amendment proposes no additional impacts,
and actually reduces potential impacts by proposing 31 fewer units. The project
as amended could not, therefore, result in any new environmental impacts
beyond those already identified and assessed in the adopted mitigated
negative declaration.
Section 2: Pursuant to Section 94.03.00 (E) "Planned Development Districts" of the Zoning
Code, a Planned Development District (PDD) may be established in
accordance with the procedures required by Section 94.02.00 "Conditional Use
Permit". Furthermore, Section 94.03.00 (G) provides that Planned
Development Districts may be modified by following the same procedure
outlined in 94.02.00.
Findings are hereby made in support of the requested amendment to the
previously approved Planned Development District #321 as follows:
a. That the use applied for at the location set forth in the application is
properly one for which a conditional use permit is authorized by this
Zoning Code;
The project proposes a development of 53 residential single family, detached
and attached dwelling units. The PDD application requests revisions in the
development standards of the Section 14 Specific Plan and the Zoning Code,
including approval of single family residential units on these specific parcels
located in the MBR and HR land use areas. The Zoning Code authorizes
PDD's for residential uses and therefore the request is consistent with this
finding.
b. That the use is necessary or desirable for the development of the
community, is in harmony with the various elements or objectives of the
general plan, and is not detrimental to existing uses or to future uses
specifically permitted in the zone in which the proposed use is to be
Planning Commission Resolution No. 6128
Case 5.1082 AMND PDD 321 & TTM 34165 AMND
located;
March 24, 2010
Page 3 of 7
The PDD proposes a development of 53 residential dwelling units on
approximately 8.48 acres. The project site is zoned RGA(8), the General Plan
and Specific Plan both denote residential land uses for these parcels. The
proposed density of the project is less than the maximum permissible in the
General Plan, Specific Plan and for the Zone. Providing a variety of residential
unit types in walkable distance to downtown is desirable to invigorate and
revitalize the downtown and uptown commercial areas. The project is therefore
in harmony with the existing and future uses specifically permitted in the zone
proposed.
c. That the site for the intended use is adequate in size and shape to
accommodate such use, including yards, setbacks, walls or fences,
landscaping and other features required in order to adjust such use to
those existing or permitted future uses of land in the neighborhood;
The site is approximately 8.48 acres in size. The project proposes 53 dwelling
units at a density of approximately 6.25 dulac, which is below the maximum
allowable density for this zone. The Specific Plan requires special landscape
frontages along Avenida Caballeros and Alejo Road, to which the project
design conforms. Although the SP prohibits single family residences (SFR's),
the underlying RGA zone allows SFR's to the R-1-C standards (10,000 sf lots).
The PDD amendment proposes to amend the SP to allow single family
residences on lots averaging 5,566 square feet on these specific parcels in the
HD and MBR land use areas. Thus if approved, the proposed amendment
would be consistent with this finding.
d. That the site for the proposed use relates to streets and highways
properly designed and improved to carry the type and quantity of traffic
to be generated by the proposed use;
The project proposes primary vehicular access to the public streets from a
gated access drive off Avenida Caballeros. The access drive is provided with a
turn -around to prevent cars from backing onto Caballeros. The General Plan
requires this segment of Caballeros to be developed with landscape medians to
control traffic flow, enhance safety and create an attractive streetscape. The
entry to the development is in conflict with a recently installed landscape
median and requires the median to be removed to provide an adequate
southbound left -turn lane on Caballeros. The City recommended the entry
drive be located further south to align with the existing entry drive into the
Palomino residential development to the west for better traffic movement. This
would allow some of the landscape median to be preserved while providing the
necessary left -turn pocket in to the proposed development. This was rejected
by the applicant. The traffic flow can be successfully accommodated with
Planning Commission Resolution No. 6128
Case 6.1082 AMND PDD 321 & TTM 34165 AMND
March 24, 2010 0
Page 4 of 7
removal of the median island but the aesthetic goals of the General Plan and
Specific Plan will not be achieved. A condition of approval is included to
substitute the landscape medians for Section 14 Gateway elements, which
provides an acceptable aesthetic alternative.
e. That the conditions to be imposed and shown on the approved site
plan are deemed necessary to protect the public health, safety and
general welfare and may include minor modification of the zone's
property development standards
A draft set of conditions of approval are proposed in the attached Exhibit B.
Section 3: The development standards for the individual lots in PDD 321 are hereby
revised and amended to be as shown in the attached Exhibit A
Section 4: Tentative Tract Map Amendment
Additional findings are required for the proposed subdivision pursuant to
Section 66474 of the Subdivision Map Act. These findings and a discussion of
the project as it relates to these findings follow: 0
a. The proposed Tentative Tract Map is consistent with all applicable
general and specific plans.
The proposed TTM is consistent with the General Plan because the General
Plan and Specific Plan propose medium density residential (6 to 15 dulac) and
high density residential development (15 to 30 dulac) on these parcels. The
proposed density is 6.25 dwelling units per acre (dulac). The proposed project
is consistent with the Section 14 Specific Plan in that it proposes a residential
use in an area designated for such a use.
b. The design and improvements of the proposed Tentative Tract Map
are consistent with the zone in which the property is located.
The proposed project design and improvements are generally consistent with
the Section 14 Specific Plan HR and MBR zones and the underlying R-G-A (8)
zone in which the property is located. The PDD proposes a set of development
standards and design details with smaller setbacks than would otherwise be
required by the underlying zone, however the overall density is less than the
maximum allowable for the zone and the average lot size is greater than the
minimum site area per dwelling unit of the zone. The improvements proposed
include single family homes which are prohibited in the MBR and HR land use
areas of the Section 14 Specific Plan, however the PDD amendment seeks
approval to amend the Section 14 Specific Plan by permitting single family uses
on these specific parcels in the MBR and HR land use areas. With the
approval of the PDD amendment, the project will be consistent with this finding.
Planning Commission Resolution No. 6128
Case 5,1082 AMND PDD 321 & TTM 34165 AMND
March 24, 2010
Page 5 of 7
c. The site is physically suited for this type of development.
The project site is flat, and is located in an area with all urban services and
utilities, including streets. The project proposes 53 single family residential
dwelling units. It is surrounded by similar residential uses and the General Plan
and Specific Plan propose residential uses for this site.
d. The site is physically suited for the proposed density of development
The project proposes 53 single family dwelling units on approximately 8.48 acres
or roughly 6.25 dulac which is less than the allowable density under the Specific
Plan and General Plan. The site abuts improved public streets with existing
utilities and with either existing or proposed right of way widths that are projected
in the City's 2007 General Plan update to operate at normal levels of service
(LOS).
e. The design of the subdivision is not likely to cause environmental
damage or substantially and avoidably injure fish, wildlife, or their habitats.
The Initial Study prepared for the project determined that with implementation of
proposed mitigation measures, any environmental impacts regarding project
construction effects on air quality, and noise will be reduced to a level that is less
than significant.
f. The design of the subdivision or type of improvements is not likely to
cause serious public health problems.
The design of the proposed subdivision includes connections to all public utilities
including water and sewer systems. The layout of internal private streets
provides access to each lot. The residential uses proposed are consistent with
those uses permitted by the General Plan, the Specific Plan and the Zoning
Code. The subdivision is proposed with no sidewalks on the interior private
streets. Pedestrians within the development would have to walk in the streets;
however sidewalks are not required by the State Subdivision Map Act. Providing
sidewalks would provide a separation of vehicular and pedestrian movement
within the development.
g. The design of the subdivision or type of improvements will not conflict
with easements, acquired by the public at large, for access through or use
of the property within the proposed subdivision.
There are no known public easements across the subject property; therefore the
design of the subdivision will not conflict with easements for access through or
use of the property. Any utility easements can be accommodated within the
Planning Commission Resolution No. 6128 March 24, 2010
Case 5.1082 AMND PDD 321 & TTM 34165 AMND Page 6 of 7
project design.
Section 5: Pursuant to the City Council Policy dated September 17, 2008, there are no
recognized "Public Benefits" proposed by the applicant.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case 5.1082 AMND PDD 321 TTM 34165 AMND, as the
amended preliminary and final PDD, subject to development standards set forth in Exhibit A
and conditions set forth in Exhibit B and recommends approval by the City Council of Case
5.1082 AMND PDD 321 as the preliminary and final PDD, and recommends approval of the
amended Tentative Tract Map 34165 subject to the attached development standards and
conditions of approval.
ADOPTED this twenty-fourth day of March, 2010.
AYES: 4, Donenfeld, Munger, Conrad and Scott
NOES: 2, Caffery and Hudson
ABSENT: 1, Chair Cohen
ABSTAIN: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Craig . E ng, A!C
Directo Plann' g Services
K
Planning Commission Resolution No. 6128
Case 5.1082 AMND PDD 321 & TTM 34165 AMND
March 24, 2010
Page 7 of 7
EXHIBIT A-- PDD 321 AMND; TTM 34165 AMND - LOT AREAS, SETBACKS AND COVERAGE
AREAS S.F.
TABULATED PERCENTAGES
SETBACKS & YARDS
LOT
#
Lot
Area
Bldg
Area
Pool
Drive-
way
Patio /
Walks
Lot
Cover-
age
Drive-
way
Open
space
Land -
scap
a
N' LY
S'LY
E'LY
W'LY
1
5758
1660
360
177
1627
32%
3%
68%
34%
4
3
7
27
2
5560
1660
360
177
1627
33%
3%
70%
31%
4
5
6
28
3
6163
1660
360
177
1627
30%
3%
73%
38%
4
5
7
27
4
7719
1661
360
177
1627
24%
2%
78%
50%
23
5
6
28
5
6414
1661
360
188
1072
29%
3%
74%
49%
28
6
5
6
6
5882
1661
360
188
1134
31%
3%
72%
43%
28
6
5
0
7
5833
1661
360
188
684
32%
3%
72%
50%
28
6
5
4
8
5852
1661
360
188
1134
32%
3%
72%
43%
28
6
5
0
9
5809
1661
360
188
684
32%
3%
71%
500/6
28
6
5
4
10
6120
1661
360
188
1072
30%
3%
73%v
46%
27
6
5
0
11
6673
1662
360
71
1198
26%
1%
75%
51%
34
0
20
5
12
4953
1662
360
222
660
38%
4%
66%
41%
0
0
21
8
13
5547
1661
360
263
906
35%
5%
70%
42%
0
5
21
8
14
5710
1661
360
222
660
33%
4%
71%
49%
5
0
20
8
15
5545
1661
360
263
906
35%
5%
70%
42%
0
5
21
8
16
5708
1661
360
222
660
33%
4%
71%
49%
5
0
20
8
17
5545
1661
360
263
906
35%
5%
70%
42%
0
5
21
8
18
5710
1661
360
222
660
33%
4%
71%
49%
5
0
20
8
19
7418
1661
360
263
906
26%
4%
78%
57%
0
20
21
8
20
6362
1661
360
188
1015
29%
3%
74%
49%
7
29
1 6
0
21
5939
1661
360
188
1015
31%
3%
72%
46%
6
29
0
4
22
5981
1661
360
188
1015
31%
3%
72%
46%
7
29
5
0
23
5907
1661
360
188
1015
31%
3%
72%
45%
6
29
0
5
24
5950
1661
360
188
1015
31%
3%
72%
46%
6
29
5
0
25
6478
1661
360
188
1015
29%
3%
74%
50%
6
28
0
5
26
7724
1660
360
177
1627
24%
2%
79%
50%
0
24
9
26
27
5562
1660
360
177
1627
33%
3%
70%
31%
4
0
7
26
28
6120
1660
360
W7
1627
30%
3%
73%
38%
0
5
7
27
29
6352
1660
360
177
1627
29%
3%
74%
40%
9
0
6
28
30
6095
1660
258
288
758
32%
5%
73%
51%
16
17
5
17
31
5126
1660
258
180
743
36%
4%
68%
45%
10
20
5
11
32
5257
1660
258
288
758
37%
5%
68%
44%
16
17
5
11
33
5281
1660
25B
288
758
37%
5%
69%
44%
16
17
5
11
34
5109
1660
258
180
743
36%
4%
68%
44%
10
20
5
11
35
5998
1660
258
288
758
32%
5%
72%
51%
16
17
5
11
36
5756
1660
258
353
773
35%
6%
71%
47%
4
20
5
4
37
4746
1660
258
407
773
44%
9%
65%
35%
4
23
5
4
38
4567
1660
258
353
773
44%
8%
64%
33%
4
20
5
9
39
4567
1660
258
353
773
44%
8%
64%
33%
4
20
5
9
40
4745
1660 1
258
407
773
44%
9%
65%
35%
4
23
5
4
41
5219
1660
258
353
773
39%
7%
68%
42%
4
20
12
9
42
6092
1660
258
288
756
32%
5%
73%
51%
16
17
5
17
43
5125
1660
258
180
743
36%
4%
68%
45%
10
19
5
11
44
5256
1660
258
288
758
37%
5%
68%
44%
16
17
5
11
45
5280
1660
258
288
758
37%
5%
69%
44%
13
20
5
11
46
5089
1660
258
180
743
36%
4%
67%
44%
10
20
5
11
47
5998
1660
258
288
758
32%
5%
72%
51%
16
17
12
11
48
5756
1660
258
407
773
36%
7%
71%
46%
4
19
5
4
49
4747
1660
258
407
773
44%
9%
65%
35%
4
23
5
4
50
4568
1660
258
407
773
45%
9%
64%
32%
4
19
5
9
51
4568
1660.
258
407
773
45%
9%
64% 1
32% 1
4
19
5
9
52
4765
1660
258
344
765
42%
7%
65% 1
36% 1
4
23
5
9
53
5221 1
1660 1
258
407
773
40%
8%
68% 1
41% 1
4
19
12
9
Avg. 5683 — --
Ttl 301225 88004 16632 13312 50652
RESOLUTION NO. 6128
EXHIBIT B
Case 5.1082 AMND PDD 321 "Delano" a subdivision of 53 single family attached and
detached residences, and TTM AMND 34165
March 24, 2010
Southeast corner of Avenida Caballeros and Alejo Road
CONDITIONS OF APPROVAL
(With revisions approved by the Planning Commission from March 24, 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 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. Project Description. This approval is for the project described per Case
(5.1082 AMND PDD 321 TTM AMND 34165); except as modified with the
approved Mitigation Monitoring Program and the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped (March 17, 2010),
including site plans, architectural elevations, exterior materials and colors,
landscaping, and grading on file in the Planning Division and TTM 34165
amended dated 3/17/10, except as modified by the approved Mitigation
Measures and 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. Tentative Map. This approval is for an amendment to Tentative Tract Map
34165 located at the southeast corner of Avenida Caballeros and Alejo Road,
date stamped 3/17/10. This approval is subject to all applicable regulations of
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 2 of 29
March 24, 2010
the Subdivision Map Act, the Palm Springs Municipal Code, and any other
applicable City Codes, ordinances and resolutions.
ADM 6. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 5.1082 AMND PDD 321 TTM AMND 34165. 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 7. Maintenance and Re air. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, 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 8. Time Limit on Approval. Approval of the (Planned Development District
(PDD) Tentative Tract Map (TTM) and Major Architectural Applications (MAJ)
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.
Extensions of time may be approved pursuant to Code Section 9.63.110.
Such extension shall be required in writing and received prior to the expiration
of the original approval
ADM 9. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Resolution No. 6128
Conditions of Approval
5,1082 AMND PDD 321, TTM AMND 34165
Page 3 of 29
March 24, 2010
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 10. 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
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 11. 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 givers 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).
ADM 12. Community Services District. 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.
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 4 of 29
March 24, 2010
ADM 13. Tribal Fees Required. The project is located on the reservation of the Agua
Callente Band of Cahuiila Indians. Development fees, environmental
conservation plan fees and any other fees as required by the Tribal Council
shall be paid prior to issuance of a building permit.
ADM 14. CC&R's The applicant prior to issuance of building permits shall submit a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the
Director of Planning for approval in a format to be approved by the City
Attorney. These CC&R's may 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
ADM 15. CC&R's. Prior to recordation of a final Tentative Tract Map or issuance of
building permits, the applicant shall submit a draft declaration of covenants,
conditions and restrictions ("CC&R's") to the Director of Planning for approval
in a format to be approved by the City Attorney. The draft CC&R package
shall include:
a. The document to convey title
b. Deed restrictions, easements, of Covenant Conditions and Restrictions to
be recorded.
c. Provisions for joint access to the proposed parcels, and any open space
restrictions.
d. A provision, which provides that the CC&R's may not be terminated or
substantially amended without the consent of the City and the developer's
successor -in -interest.
Approved CC&R's are to be recorded following approval of the final map.
The CC&R's may 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,
ADM 16. CC&R's Deposits & Fees. The applicant shall submit to the City of Palm
Springs, a deposit in the amount of $3,500, for the review of the CC&R's by
the City Attorney. A $675 filing fee shall also be paid to the City Planning
Department for administrative review purposes.
ADM 17. Notice to Tenants. The applicant shall provide all tenants with a copy of the
Conditions of Approval for this project.
ADM 18. Removal of Green Construction Fencing. The applicant/developer shall be
required to remove the temporary construction fencing around the perimeter
of the subject property subject to the approval of the Director of Public Works
and reinstall construction fencing in conformance with the City of Palm
Springs requirements at the commencement of construction activities.
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 5 of 29
March 24, 2010
ADM 19. Exterior Lighting Plan. 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. Manufacturer's cut sheets of all exterior lighting
on the project 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.
ADM 20. REVISED BY PLANNING COMMISSION: Perimeter Wall Design Review.
rheight,
and- dirne-MA-le
Dki en+or of P!aRRine C`one�Sfireview and appreyal by the ArGhite Gtural
dyisenr Committee prier +e iss aRGe of Building dorThe applicant shah
submit to the Director of Planning for his approval, the design of the perimeter wall
for the subject project for conformance with Section 14 Specific Plan Section 7.2.5,
"Fences/Walls" on page 7-11, No wall or fence visible from a street shall extend
more than 25 feet horizontally without a visual break created by an articulation and/or
architectural detailing in the wall plane facing the street. Include benches and public
art on the street -side of the exterior perimeter wall.
ADM 21. Dust Control. Prior to issuance of a grading permit, a Fugitive Dust and
Erosion Control Plan shall be submitted and approved by the City Engineer._
Refer to Chapter 8.50 of the Municipal Code for specific requirements.
ADM 22. Grading Plan. 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.
ADM 23. Other Approvals Required. 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.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple -Species Habitat Conservation Plan (CVMSHCP)
Local Development Permit Fee (LDMF). This project is exempt from
CVMSHCP LDMF fees.
ENV 2. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711.4 of the California Fish and
Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to the final City action on the project (either
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 6 of 29
March 24, 201 D
Planning Commission or City Council determination). This fee shall be
submitted by the City to the County Clerk with the Notice of Determination.
Action on this application shall not be final until such fee is paid. The project
may be eligible for exemption or refund of this fee by the California
Department of Fish & Game. Applicants may apply for a refund by the CFG
at www.dfg.ca.gov for more information. .
ENV 3. Mitigation Monitoring. The mitigation measures of the environmental
assessment shall apply. The applicant shall submit a signed agreement that
the mitigation measures outlined as part of the negative declaration or EIR
will be included in the plans prior to Planning Commission consideration of
the environmental assessment. Mitigation measures are defined in the
approved project description. The mitigation measures of the environmental
assessment shall apply. The applicant shall submit a signed agreement that
the mitigation measures outlined as part of the mitigated negative declaration
will be included in the Planning Commission consideration of the
environmental assessment. Mitigation measures are as follows:
MM III-1 To the extent feasible, the project contractor shall use the following
equipment and methods to reduce construction emissions:
A. Measures to mitigate for off -road mobile source emissions (Table 11-
3 of SCABMD CEQA Handbook):
1. Methane -fueled pile drivers.
2. Use electricity from power poles rather than temporary diesel
or gasoline power generators.
3. Use methanol or natural gas on -site mobile equipment
instead of diesel.
4. Use propane or butane -powered on -site mobile equipment
instead of gasoline.
B. To mitigate for PMIO Emissions:
1. Grading
a. Apply non -toxic soil stabilizers according to
manufacturers' specification to all inactive
construction areas (previously graded areas inactive
for ten days or more).
b. Replace ground cover in disturbed areas as quickly
as possible.
C. Enclose, cover, water twice daily or apply non -toxic
soils binders according to manufacturers'
specifications, to exposed piles (i.e., gravel, sand,
dirt) with 5% or greater silt content.
d. Water active sites at least twice daily.
e. Suspend all excavating and grading operations when
wind speeds (as instantaneous gusts) exceed 25
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 7 of 29
March 24, 2010
mph.
f.
Monitor for particulate emissions according to District -
specified procedures. Contact the District for more
information at (714) 396-3600.
2. Paved Roads
a.
Sweep streets at the end of the day if visible soil
material is carried onto adjacent public paved roads
(recommend water sweepers with reclaimed water).
b.
Install wheel washers where vehicles enter and exit
unpaved roads onto paved roads, or wash off trucks
and equipment leaving the site each trip.
3. Unpaved Roads
a.
Apply water three times daily, or non -toxic soil
stabilizers according to manufacturers' specifications,
to all unpaved parking or staging areas or unpaved
road surfaces.
b.
Traffic speeds on all unpaved roads to be reduced to
15 mph or less.
G.
Pave construction roads that have a traffic volume of
more than 50 daily trips by construction equipment,
150 total daily trips for all vehicles.
d.
Pave all construction access roads at least 100 feet
on to the site from the main road.
e.
Pave construction roads that have a daily traffic
volume of less than 50 vehicle trips.
MM III-2 The following measures from the District's Rule 403, Table 1 Best
Available Control Measures shall also be implemented. Rule 403 prohibits the
release of fugitive dust emissions from any active operation, open storage
pile, or disturbed surface area beyond the property line of the emission
source:
A. Stabilize backfill material during handling and at completion of
activity.
B. Pre -water soils prior to cut and fill activities.
C. Stabilize wind erodible surfaces to reduce dust.
D. Stabilize surface soils where support equipment and vehicles will
operate.
E. Stabilize disturbed soils throughout the construction site.
F. Pre -apply water and re -apply water as necessary to maintain soils
during earth -moving activities. Visible emissions shall not exceed
Resolution No. 6128
Conditions of Approval Page 8 of 29
5.1082 AMND PDD 321, TTM AMND 34165 March 24, 2010
100 feet in any direction.
G. Maintain at least six feet of freeboard on haul vehicles.
H. Stabilize stockpiled soils.
Limit vehicular travel to establish unpaved roads (haul routes) and
unpaved parking lots.
The above measures shall be implemented during all grading and
construction phases of the project and enforced/monitored by the City of
Palm Springs and the SCAQMD. Implementation of these mitigation
measures would reduce construction -related emissions in accordance with
the reduction efficiencies shown in Tables 11-3 and 11-4 of the SCAQMD
CEQA Handbook. These measures are considered adequate by the
District to reduce emissions to less than significant.
MM V-1 As there is always a possibility of buried cultural and
paleontological resources in a project area, a Native American Monitor(s)
shall be present during all round disturbing activities including clearing and
grubbing, excavation, burial of utilities, planting of rooted plants, etc. The
Agua Caliente Band of Cahuilla Indian Cultural Office shall be contacted for
additional information on the use and -availability of Cultural Resource
Monitors. Should buried cultural deposits be encountered, the Monitor shall
contact the Director of Planning Services. Following consultation, the Director
shall have the authority to halt destructive construction and shall notify a
qualified archaeologist to investigate the find. If necessary, the qualified
archaeologist shall prepare a treatment plan for submission to the State
Historic Preservation Officer and Agua Caliente Cultural Resource
Coordinator for approval. If human remains are discovered they shall be
handled consistent with the state law provisions.
To comply with the City 65 dBA CNEL exterior and 45 dBA CNEL interior noise
level standards, the following mitigation measures outlined in the noise study
(Endo Engineering, 2005) are required:
MM XI-1 During construction phases, the contractor shall ensure that all
construction is performed in accordance with the applicable City of Palm
Springs noise standards. This measure shall be added to the construction
contract.
MM XI-2 Construction activities on -site should take place only during the
hours between 7:00 a.m. and 8:00 p.m., as specified by the Palm Springs
Noise GMinai-tce (11.74.041), to reduce noise impacts during more sensitive
time periods. The Construction Site Regulations (Chapter 8.04.220) also
identify specific limits on hours of operation for construction equipment as not
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 9 of 29
March 24, 201 D
between 5 p.m. and 8 a.m. if the noise produced is of such intensity or quality
that it disturbs the peace and quiet of any other person of normal sensitivity.
MM XI-3 All construction equipment, fixed or mobile, shall be equipped with
properly operating and maintained mufflers and the engines shall be
equipped with shrouds.
MM XI-4 All construction equipment shall be in proper working order and
maintained in a proper state of tune to reduce backfires.
MM XI-5 Stockpiling and vehicle staging areas shall be located as far as
practical from noise sensitive receptors.
MM XI-6 Parking, refueling and servicing operations for all heavy equipment
and on -site construction vehicles shall be located as far as practical from
existing homes.
MM XI-7 Every effort shall be made during construction activities to create
the greatest distance between noise sources and noise -sensitive receptors
located in the vicinity of the project site.
MM XI-8 Stationary equipment should be placed such that emitted noise is
directed away from noise -sensitive receptors.
MM XI-9 The residential uses proposed adjacent to Avenida Caballeros and
Alejo Road shall include a 6.0 foot perimeter wall, or shall be evaluated by a
qualified noise consultant at more detailed levels of planning to ensure that
adequate noise attenuation measures are incorporated in the project design
to meet the City of Palm Springs noise standards (65 CNEL in outside activity
areas and 45 CNEL in interior living areas) and the California Noise Insulation
Standards. The applicant shall demonstrate to the satisfaction of the City that
the required shielding shall be incorporated in the project design, prior to the
issuance of building permits.
MM XI-10 All internal combustion -powered equipment shall be equipped with
properly operating mufflers and kept properly tuned to alleviate backfires.
This measure shall be added to the construction contract.
To comply with City ordinance and policy requirements, the following mitigation
measures outlined in the project traffic study (Endo Engineering, 2005) are
required.
MM XV-1 The project proponent shall dedicate appropriate right-of-way to
accommodate the ultimate improvement of the master planned roadways
(Alejo Road and Avenida Caballeros) adjacent to the project site. This shall
include the right-of-way dedication of the property line corner cutback
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 10 of 29
March 24, 2010
dedication required at the northwest corner of the site to accommodate a curb
ramp.
MM XV-2 The master planned roadways (Alejo Road and Avenida Caballeros)
shall be improved adjacent to the site, to the design standards identified in the
Section 14 Specific Plan, as required by the City of Palm Springs.
MM XV-3 The project proponent will comply with the Section 14 Specific Plan
requirements regarding the master planned bikeways adjacent to the site along
Avenida Caballeros.
MM XV-4 Sufficient off-street parking shall be provided on -site to meet the
requirements of the Palm Springs Municipal Code.
MM XV-5 The project proponent shall contribute traffic impact mitigation fees,
by participating in the Traffic Uniform Mitigation Fee (TUMF) program.
The following mitigation measures are recommended to reduce potential
circulation and/or site access impacts associated with the proposed project:
MM XV-6 To insure compliance with City access and design standards, the
final building and parking layout and site access design shall be subject to the
review and approval of the City Traffic Engineer, as part of the development
review process.
MM XV-7 Clear unobstructed sight distance shall be provided at the
unsignalized site driveway on Avenida Caballeros.
MM XV-8 The project proponent shall be required to contribute 100 percent of
the cost of the following circulation improvements in conjunction with the
development of the proposed project:
A. Avenida Caballeros — The Applicant shall modify or remove the
raised median on Avenida Caballeros, south of Alejo Road, as
required by the City Engineer.
B. Avenida Caballeros - Since the site has 610 feet of frontage on
Avenida Caballeros, the TWLTL may be extended beyond the site
access, to function as a median refuge for motorists making
westbound left turns out of the project site.
C. Avenida Caballeros - The southern terminal treatment for
introduction of the TWLTL shall be developed by simple northbound
through -lane approach taper widening from the basic 2- or 4-lane
cross section on Avenida Caballeros. This taper will cause all
vehicles to transition laterally and shall be moderately long
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 11 of 29
March 24, 2010
(approximately 150 feet long assuming 35 mph) to shift the
northbound through lanes laterally 6 feet and provide a full
shadowed 12-foot wide TWLTL.
D. Avenida Caballeros - Construct a single westbound exit lane and a
single entry lane at the site access.
E. Avenida Caballeros - Install a STOP sign facing exiting site traffic.
F. Avenida Caballeros - Construct a meandering 5-foot
pedestrian/jogging path, a 10-foot meandering Class I bikeway within
a 28-foot landscaped parkway along the east side of Avenida
Caballeros, as specified in the Section 14 Master Development
Plan/Specific Plan.
G. Alejo Road - Construct a 6-foot Class II bikeway and a 6-foot
meandering sidewalk within a 20-foot wide parkway on the south
side of the Alejo Road adjacent to the project site, as specified in the
Section 14 Master Development Plan/Specific Plan.
ENV 4. Reimburse City for Monitoring Exoenses. 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.
ENV 5. Cultural Resource Survey Required. Prior to any ground disturbing activity,
including clearing and grubbing, installation of utilities, and/or any
construction related excavation, an Archaeologist qualified according to the
Secretary of the Interior's Standards and Guidelines, shall be employed to
survey the area for the presence of cultural resources identifiable on the
ground surface.
ENV 6. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground -disturbing activities. (check for duplication in
engineering conditions)
a). A Native American Monitor(s) shall be present during all ground disturbing
activities including clearing and grubbing, excavation, burial of utilities,
planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla
Indian Cultural Office for additional information on the use and availability of
Cultural Resource Monitors. Should buried cultural deposits be encountered,
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 12 of 29
March 24, 201 D
the Monitor shall contact the Director of Planning. After consultation the
Director shall have the authority to halt destructive construction and shall
notify a Qualified Archaeologist to further investigate the site. If necessary,
the Qualified Archaeologist shall prepare a treatment plan for submission to
the State Historic Preservation Officer and Agua Caliente Cultural Resource
Coordinator for approval.
b). Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record search
results and site records/updates shall be forwarded to the Tribal Planning,
Building, and Engineering Department and one copy to the City Planning
Department prior to final inspection.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down -lights shall be utilized. No fighting of
hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and the State of California Water Efficient Landscape
Ordinances. The applicant shall submit a landscape and irrigation plan to the
Director of Planning for review and approval prior to the issuance of a building
permit that has been certified as conforming to the State Landscape
Ordinance. Landscape plans shall also be wet stamped and approved by the
Riverside County Agricultural Commissioner's Office prior to submittal. Refer
to Chapter 8.60 of the Municipal Code for specific requirements. (See
Chapter 8.60.020 for exemptions)
REVISED BY PLANNING COMMISSION 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 e##-white, beige or tan. BrighWhite— sheuld he -avoided where pessible._'
PLN 4. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 13 of 29
March 24, 2010
PLN 5. Screen Roof -mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 6. REVISED BY PLANNING COMMISSION; Surface Mounted Downspouts
Prohibited. No exterior downspouts shall be permitted on any facade on the
proposed building(s) that are visible from adjacent gublic 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. No off -site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
PLN 11. Final Map. Prior to recordation of the final subdivision map, the developer
shall submit for review and approval the following documents to the Planning
Department which shall demonstrate that the project will be developed and
maintained in accordance with the intent and purpose of the approved
tentative map:
a. The document to convey title.
b. Deed restrictions, easements, covenant conditions and restrictions that
are to be recorded.
c. The approved documents shall be recorded at the same time that the
subdivision map is recorded. The documents shall contain provisions for
joint access to the proposed parcels and open space restrictions. The
approved documents shall contain a provision which provides that they
may not be terminated or substantially amended without the consent of
the City and the developer's successor -in -interest.
PLN 13 Maintenance Standards. Trash cans shall be screened from view and kept
within fifty (50) feet of the street. 0
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 14 of 29
March 24, 2010
PLN 12. Perimeter Walls. Perimeter walls shall be designed, installed and maintained
in compliance with the corner cutback requirements as required in Section
93.02.00. D.
PLN 13. House Numbers. The street address numbering/lettering shall not exceed
eight inches in height.
PLN 14. Decorative Paving. Work. with Tribal Historic Preservation Office on the
design of patterns for the decorative pavement areas, incorporating mosaic
patterns of selected Cahuilla symbols or art forms. (Pursuant Specific Plan
Section 5.2.13, p. 5-42)
PLN 15. Section 14 Ent Feature. The location of the entry drive into the proposed
project requires the removal of the General Plan and Specific Plan -required
landscape median along Avenida Caballeros. As an aesthetic alternative to
the landscape medians, provide an entry feature with landscaping, shade
trees, seating, and public art at the southeast and southwest corner of
Avenida Caballeros and Alejo Road on the exterior side of the perimeter wall.
(See ENG 7 for further details).
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on -site, all appropriate permits must be secured.
BLD 2. 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.
BLD 3. 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 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.
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
STREETS
Page 15 of 29
March 24, 2010
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
ENG 2. Street improvement plans have been submitted to and approved by the City
Engineer for this project; refer to Drawing Numbers 5043-1, 5043-2 and 5043-
3 on file with the Public Works and Engineering Department. The applicant
shall make revisions to the approved street improvement plans as necessary
in accordance with the amended project.
ENG 3. 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.
AVENIDA CABALLEROS
ENG 4. Dedicate abutters rights of access to Avenida Caballeros along the entire
frontage of the project, excluding the 74 feet wide access point for the Main
Entry; vehicular access to Avenida Caballeros, other than from the Main
Entry, shall be prohibited.
ENG 5. The required street improvements for Avenida Caballeros are identified and
shown on the approved street improvement plans; refer to Drawing Numbers
5043-1 and 5043-3 on file with the Public Works and Engineering
Department.
ENG 6. 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 on Avenida Caballeros, meeting the approval
of the Fire Marshall.
ENG 7. Remove the existing raised landscaped median located south of Alejo Road
and replace with a minimum pavement section of 5 inches asphalt concrete
pavement over 4 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal. The applicant
shall install public art at the southwest and southeast corners of the Avenida
X
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 16 of 29
March 24, 2010
Caballeros and Alejo Road intersection. The public art shall be designed as a
"Gateway" into Section 14, in accordance with requirements established by
the Agua Caliente Band of Cahuilla Indians and the Palm Springs- Public Arts
Commission. Public art shall be designed in accordance with policies and
procedures established by the Palm Springs Public Arts Commission, and
shall be subject to approval by the Palm Springs Public Arts Commission prior
to its construction and installation. Costs associated with the public art may
be credited against any public art fees otherwise due. The applicant shall
obtain an easement for the City of Palm Springs for installation and
maintenance of the public art to be installed at the southwest corner of the
Avenida Caballeros and Alejo Road intersection, if installed outside of existing
right-of-way. The applicant shall dedicate an easement to the City of Palm
Springs for installation and maintenance of the public art to be installed at the
southeast corner of the Avenida Caballeros and Alejo Road intersection, if
installed outside of existing right-of-way.
ENG 8. All broken or off grade street improvements shall be repaired or replaced.
ALEJO ROAD
ENG 9. Dedicate abutters rights of access to Alejo Road along the entire frontage of
the project, excluding the 60 feet wide access point for the emergency
access; vehicular access to Alejo Road shall be prohibited.
ENG 10. The required street improvements for Alejo Road are identified and shown on
the approved street improvement plans; refer to Drawing Numbers 5043-1
and 5043-2 on file with the Public Works and Engineering Department.
ENG 11. Access through the gated driveway on Alejo Road shall be limited to
emergency access only. The access shall be gated and locked; and lock box
key provided to the Fire Department for emergency access.
ENG 12. All broken or off grade street improvements shall be repaired or replaced.
ON -SITE
ENG 13. Dedicate easements for public utility purposes, with the right of ingress and
egress for service and emergency vehicles and personnel over the proposed
private streets.
ENG 14. Nothing shall be constructed or planted in the corner cut-off area of any on -
site intersection or driveway which does or will exceed the height required to
maintain an appropriate sight distance in accordance with City of Palm
Springs Zoning Code Section 93.02.00, D.
Resolution No. 6128
Conditions of Approval
51082 AMND PDD 321, TTM AMND 34165
Page 17of 29
March 244,, 2010
ENG 15. All on -site private streets shall be two-way with a minimum 24 feet wide
travelway (as measured from face of curb) where no on -street parking is
proposed.
ENG 16. All on -site private streets shall be two-way with a minimum 32 feet wide
travelway (as measured from face of curb) where on -street parallel parking is
proposed on one -side of the street.
ENG 17. All on -site streets shall be constructed with an inverted section with gutters to
accept and convey on-§ite stormwater runoff, in accordance with applicable
City Standards.
ENG 18. DELETED BY PLANNING COMMISSION All on to streets shall have a /l
feet wide sidewalk eR one side of eaGh streetin -PA-p-er-danGe with Gity of P
SpFiAg6 Standard IDFawing No. 210. The sidewalk shall be GOAStFUG
behiRd GuFb, separated frem the travel way-.
€ G-1a DELETED BY PLANNING COMMISSION GonstrucA Type A,
ed-on-site.
ENG 20. All on -site streets shall be constructed with a minimum pavement section of
2Y2 inches asphalt concrete pavement over 4 inches crushed miscellaneous
base with a minimum subgrade of 24 inches at 95% relative compaction, or
equal. 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.
ENG 21. Parking shall be restricted along both sides of the 24 feet wide on -site private
streets; and parking shall be restricted along one side of the 32 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.
SANITARY SEWER
ENG 22. Any existing on -site sewer improvements shall be removed as required by the
City Engineer. 0
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 18 of 29
March 24, 2010
ENG 23. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
ENG 24. The required on -site private sewer improvements for the development are
identified and shown on the approved private sewer improvement plans that
are on file with the Public Works and Engineering Department. Sewer
manhole covers shall be identified as "Private Sewer".
ENG 25. 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.
GRADING
ENG 26. A Precise Grading and Paving Plan, and a Fugitive Dust Control Plan, have
been submitted to and approved by the City Engineer for this project. An
updated Fugitive Dust Control Plan meeting all current City requirements shall
be submitted to and approved by the City Engineer prior to issuance of a
grading permit. The approved Precise Grading and Paving Plan shall be
revised as necessary to incorporate the amended site plan, or otherwise a
new Precise Grading and Paving Plan shall be submitted for review and
approval by the City Engineer.
ENG 27. Prior to 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 28. PLANNING COMMISSION REVISION: The existing screen fencing shall be
removed from the site within 60 90 days of approval of the amended
Tentative Tract Map 34165 and amended Planned Development District 321,
unless construction (rough grading) of the site is otherwise initiated by the
applicant prior to that date. The City Engineer may authorize an extension of
time related to the removal of the existing fencing if the applicant is
demonstrating progress towards plan revisions and permit issuance.
ENG 29. PLANNING COMMISSION REVISION: If the applicant does not initiate
construction (rough grading) of the site within 60 90 days of approval of the
amended Tentative Tract Map 34165 and amended Planned Development
Resolution No. 6128
Conditions of Approval
5.1082 AMND POD 321, TTM AMND 34165
Page 19 of 29
March 24, 2010
District 321 (or as may be extended by the City Engineer), the applicant shall
re -grade the interior portion of the site where an existing pit is located and
shall apply soil stabilizer to all disturbed areas upon completion, as directed
by the City Engineer.
ENG 30. A revised PM-10 Dust Control Plan shall be submitted to and approved by the
City Engineer. In accordance with the revised PM-10 Dust Control Plan, the
existing green screening shall be removed, and new tan screening shall be
installed. Perimeter fencing shall be installed after issuance of a Grading
Permit, and immediately prior to commencement of grading operations.
ENG 31. During active construction, 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 32. 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.
In the event construction of structures or other improvements on -site
represent a potential hazard to the public, perimeter fencing may be allowed
to remain, subject to the approval of the City Engineer. In accordance with
this condition, the disturbed areas on -site shall be permanently stabilized, in
accordance with Palm Springs Municipal Code Section 8.50.022, and the
existing perimeter fencing shall be removed, until construction activities
resume on the project site.
ENG 33. 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 34. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
ENG 35. Notice of Intent to comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified
September 2, 2009) is required for the proposed development via the
California Regional Water Quality 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 City Engineer prior to issuance of a grading
or building permit. 0
ENG 36. Projects causing soil disturbance of one acre or more, must comply with the
General Permit for Stormwater Discharges Associated with Construction
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 20 of 29
March 24, 2010
Activity, and shall prepare and implement a Stormwater Pollution Prevention
Plan (SWPPP). A copy of the up-to-date SWPPP shall be kept at the project
site and be available for review upon request.
ENG 37. 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.
ENG 38. 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.
ENG 39. 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 40. The applicant shall provide pad elevation certifications for all building pads in
conformance with the approved grading plan to the Engineering Division prior
to construction of any building foundation.
ENG 41. 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. The California Department of Food and
Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert
( Phone: 760-776-8208).
DRAINAGE
ENG 42. This project 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
Resolution No. 6128
Conditions of Approval
5,1082 AMND PDD 321, TTM AMND 34165
Page 21 of 29
March 24, 2010
Quality Control Board (RWQCB). The applicant is advised that installation of
BMP's, including mechanical or other means for pre -treating stormwater
runoff, will 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. 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.
ENG 43. The required private storm drain improvements for the development are
identified and shown on the approved private storm drain improvement plans;
refer to Drawing Numbers 5048-1, 5048-2, 5048-3, and 5048-4 on file with the
Public Works and Engineering Department.
ENG 44. The applicant may conduct stormwater runoff off -site to the Tachevah Dam
Outlet Drain operated and maintained by Riverside County Flood Control and
Water Conservation District (RCFC), subject to the review and approval by
RCFC. Appropriate post -construction "operational" Best Management
Practices (BMP's) shall be incorporated as part of the on -site storm drain
system to effective pre -treat the stormwater runoff prior to its release into the
Tachevah Dam Outlet Drain. The applicant shall provide a copy of the
encroachment permit issued from RCFC for the storm drain connection, prior
to issuance of a construction permit for the on -site private storm drain system.
ENG 45. 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.
GENERAL
ENG 46. 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
K
I
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 22 of 29
March 24, 201D
City Engineer. The pavement condition of the existing off -site streets shall be
returned to a condition equal to or better than existed prior to construction of
the proposed development.
ENG 47. On phases or elements of construction following initial site grading (e.g.,
sewer, storm drain, or other utility work or fuel pipeline work requiring
trenching) associated with this project, the applicant shall be responsible for
coordinating the scheduled construction with the Agua Caliente Band of
Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist.
Unless the project site has previously been waived from any requirements for
Tribal monitoring, it is the applicant's responsibility to notify the Tribal Historic
Preservation Officer 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.
ENG 48. All proposed utility lines shall be installed underground.
ENG 49. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal
Code, all existing and proposed electrical lines of thirty-five thousand volts or
less and overhead service drop conductors, and all gas, telephone, television
cable service, and similar service wires or lines, which are on -site, abutting,
and/or transecting, shall be installed underground unless specific restrictions
are shown in General Orders 95 and 128 of the California Public Utilities
Commission, and service requirements published by the utilities. The existing
overhead utilities extending across the subject property meet the requirement
to be installed underground. The overhead utilities shall be installed
underground from the nearest off -site pole located north of Alejo Road; no
new power poles shall be installed unless otherwise approved by the City
Engineer. A letter from the owner(s) of the affected utilities shall be submitted
to the Engineering Division prior to approval of any grading plan, informing
the City that they have been notified of the City's utility undergrounding
requirement and their intent to commence design of utility undergrounding
plans. When available, the utility undergrounding plan shall be submitted to
the Engineering Division identifying all above ground facilities in the area of
the project to be undergrounded. Undergrounding of existing overhead utility
lines shall be completed prior to issuance of a certificate of occupancy.
ENG 50. 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
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 23 of 29
March 24, 2010
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 51. 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.
ENG 52. 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.
ENG 53. 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.
MAP
ENG 54. 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. 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.
ENG 55. 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 the Final (Parcel) Map, or in
the absence of a Final (Parcel) Map, shall be submitted and approved by the
City Attorney prior to approval of Final Map.
ENG 56. Upon approval of a final (parcel) map, the final (parcel) 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
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
TRAFFIC
Page 24 of 29
March 24, 2010
provided on a CDROMIDVD containing the following: ArcGIS Geodatabase,
ArcView Shapefile, 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.
ENG 57. The required signing and striping improvements for the development are
identified and shown on the approved signing and striping improvement
plans; refer to Drawing Number 5074 on file with the Public Works and
Engineering Department.
ENG 58. 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.
ENG 59. A minimum of 48 inches of clearance shall b
for handicap accessibility. Minimum clearanc
provided by either an additional dedication
necessary) and widening of the sidewalk;
obstructions within the public sidewalk along
Alejo Road frontages of the subject property.
e
e
provided on public sidewalks
on public sidewalks shall be
of a sidewalk easement (if
or by the relocation of any
the Avenida Caballeros and
ENG 60. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, and striping associated with the proposed development shall
be replaced as required by the City Engineer prior to issuance of a Certificate
of Occupancy.
ENG 61. 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 62. 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 received and
Resolution No, 6128
Conditions of Approval
5.1082 AMND PDD 321, TCM AMND 34165
Page 25 of 29
March 24, 2010•
stamped 1/11/2010. Additional requirements may be required at that time
based on revisions to site plans.
FID 2. Fire Department Conditions were based on the 2007 California Fire Code.
Four complete sets of plans for private fire service mains, fire alarm, or fire
sprinkler systems must be submitted at time of the building plan submittal.
FID 3. 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.
FID 4. 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 5. Fire Department Access: Fire Department Access Roads shall be provided
and maintained in accordance with (Sections 503 CFC)
Minimum Access Road Dimensions:
1. Fire apparatus access roads shall have an unobstructed width of not less
than 20 feet, a greater width for private streets may be required by the City
engineer to address traffic engineering, parking, and other issues. The
Palm Springs Fire Department requirements for two-way private streets, is
a minimum width of 24 feet is required for this project, unless otherwise
allowed by the City engineer. No parking shall be allowed in either side of
the roadway.
2. Main entrance on Avenida Caballeros will require both left and right turn
access into the complex for emergency response vehicles. 0
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 26 of 29
March 24, 2010►
FID 6. Fire Lane Marking (CFC 503.3): Approved signs or other approved notices
shall be provided for fire apparatus access roads to identify such roads or
prohibit the obstruction thereof. Signs or notices shall be maintained in a
clean and legible condition at all times and is replaced or repaired when
necessary to provide adequate visibility.
FID 7. Reduced Roadway Width: Areas with reduced roadway width at entry and
exit gates, entry and exit approach roads, traffic calming areas 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.
FID 8. Fire Apparatus Access Gates (8.04.260 PSMC): Entrance gates shall have
a clear width of at least 15 feet and be equipped with a frangible chain and
padlock during construction.
FID 9. Security Gates (CFC 503.6): The installation of security gates across a fire
apparatus access road shall be approved by the fire chief. Where security
gates are installed, they shall have an approved means of emergency
operation. The security gates 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) when required by the fire code official.
Residential complexes using secured automated vehicle entry gates or
entries shall utilize a combination of a Tomar strobe -activated switch and an
approved Knox key electric switch.
Gate arms securing parking lots and parking structures shall be equipped with
a fire department approved dual -keyed Knox key electric switch. When
activated, the arm or arms shall open to allow fire and law enforcement
access.
Approved security gates shall be a minimum of 14 feet in unobstructed drive
width on each side with gate in open position and an unobstructed vertical
clearance of not less than 13 feet 6 inches. The entrance pate shown on the
1-11-2010 plans does not meet this requirement and will need to be widened.
In the event of a power failure, the gates shall be defaulted or automatically
transferred to a fail safe mode allowing the gate to be pushed open without
the use of special knowledge or any equipment. If a two -gate system is used,
the override switch must open both gates.
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 27 of 29
March 24, 2010
FID 10. 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. See FID12 for
requirements to meet this condition.
FID 11. Additional Access Required (CFC 503.1.2): The fire code official is
authorized to require more than one fire apparatus access road based on the
potential for impairment of a single road by vehicle congestion, condition of
terrain, climatic conditions or other factors that could limit access to
multifamily residential and one or two family dwelling where the number of
dwelling units exceeds 30 shall be provided with two separate and approved
fire apparatus access roads. The secondary access at Chelsea Drive and
Audrey Drive meets this condition.
FID 12. 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.
FID 13. Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an
unobstructed width of not less than 24 feet except for approved security gates
in accordance with Section 503.6 and an unobstructed vertical clearance of
not less than 13 feet 6 inches.
FID 14. Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and
maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW)
and shall be surfaced so as to provide all-weather driving capabilities.
FID 15. Turning radius (CFC 503.2.4): The required turning radius of a fire
apparatus access road shall be determined by the fire code official. Fire
access road turns and corners shall be designed with a minimum inner radius
of 25 feet and an outer radius of 43 feet. Radius must be concentric. Main
entrance needs modifications for apparatus movements and inter -connectivity
so that response efficiency is maintained.
FID 16. Premises Identification (CFC 505.1): New and existing buildings shall have
approved address numbers, building numbers or approved building
identification placed in a position that is plainly legible and visible from the
street or road fronting the property. These numbers shall contrast with their
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 28 of 29
March 24, 2010►
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 17. Key Box Required to be Installed (CFC 506.1): Where access to or within a
structure or an area is restricted because of secured openings or where
immediate access is necessary for life-saving or fire -fighting purposes, the fire
code official is authorized to require a key box to be installed in an approved
location.
FID 18. Location of Knox boxes: A Knox box shall be installed at every locked
gate. Boxes shall be mounted at 5 feet above grade. Show location of boxes
on plan elevation views. Show requirement in plan notes.
FID 19. Operational Fire Hydrant(s) (CFC 508.1, 508.5.1 & 1412.1): Operational
fire hydrant(s) shall be installed within 250 feet of all combustible
construction. They shall be installed and made serviceable prior to and
during construction. No landscape planting, walls, or fencing is permitted
within 3 feet of fire hydrants, except ground cover plantings.
FID 20. Fire Flow (CFC 508.3): Fire flow requirements for buildings or portions of
buildings and facilities are estimated to be 1,500 GPM with the installation of
fire sprinklers based on Appendix B of the 2007 CFC.
FID 21. Identification (CFC 510.1): Fire protection equipment shall be identified in an
approved manner. Rooms containing controls for air-conditioning systems,
sprinkler risers and valves, or other fire detection, suppression or control
elements shall be identified for the use of the fire department. Approved signs
required to identify fire protection equipment and equipment location, shall be
constructed of durable materials, permanently installed and readily visible.
FID 22. Fire Sprinklers Required: An automatic fire sprinkler system is required.
Only a C-16 licensed fire sprinkler contractor shall perform system design and
installation. The contractor should submit fire sprinkler plans as soon as
possible. No portion of the fire sprinkler system may be installed prior to plan
approval.
PSFD REVISION (3-24-10): Exception: Units 30 — 53 have are single family
detached residence under 3,600 SF and will not require fire sprinklers.
Applicant has met with the fire department and stated that the covered
patios/carports that connected the dwellings is no longer a design component
for these units.
FID 23. Audible 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. An approved audible sprinkler flow alarm (Wheelock horn/strobe #
Resolution No. 6128
Conditions of Approval
5.1082 AMND PDD 321, TTM AMND 34165
Page 29 of 29
March 24, 2010
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.
FID 24. Valve and Water -Flow Monitoring (CFC 903.4): All valves controlling the
fire sprinkler system water supply, and all water -flow switches, shall be
electrically monitored. 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.
FID 25. Fire Alarm System: Fire alarm system is required and installation shall
comply with the requirements of NFPA 72, 2002 Edition.
FID 26. Portable Fire Extinguisher (CFC 906.1): Portable fire extinguishers shall be
installed. Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet
of floor or grade travel distance for normal hazards. Portable fire
extinguishers shall not be obstructed or obscured from view. Portable fire
extinguishers shall be installed so that the top I not more than 5 feet above
the floor.
City of Palm Springs Fire Department
END OF CONDITIONS
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