HomeMy WebLinkAboutPC Resolution _6156- Case 3.3331 SFR & 7.1347 AMMRESOLUTION NO. 6156
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING CASE NO. 3.3331 SFR, TO ALLOW THE
CONSTRUCTION OF A NEW SINGLE-FAMILY
RESIDENCE AND ACCESSORY LIVING QUARTER, AND
CASE NO. 7.1347 AMM, TO ALLOW AN INCREASED
BUILDING HEIGHT, FOR THE PROPERTY LOCATED AT
700 WEST RAMON ROAD.
WHEREAS, Hal J. Hall ("Applicant") has filed an application with the City pursuant to
Section 94.04.00 and 94.06.01 of the Zoning Ordinance to remove the existing single-
family residence, casita, carport and pool, to allow the construction of a 5,299 square -
foot single-family dwelling unit (including a 294 square foot accessory living quarter)
and an increased building height to twenty-one feet for the property located at 700
West Ramon Road (APN: 513-550-004 & 513-550-005), Zone R-1-A, Section 15; and
WHEREAS, on August 9, 2010, the Architectural Advisory Committee met and voted to
recommend approval of the project to the Planning Commission; and
WHEREAS, on August 10, 2010, the Historic Site Preservation Board met and voted to
approve the demolition of the existing residence, casita, carport and pool; and
WHEREAS, on October 13, 2010, a public meeting on the applications for architectural
and administrative minor modification approval were 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:
i
Planning Commission Resolution No. 6156
Case 3,3331 SFR & 7.1347 AMM
October 13, 2010
Page 2 of 4
1. Site layout, orientation, location of structures and relationship to one
another and to open spaces and topography. Definition of pedestrian
and vehicular areas; i.e., sidewalks as distinct from parking areas;
The proposed residence is located at the center of the property. The
proposed residence will utilize the existing building pad and there will be
little impact on site topography.
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 residences, with
several of the adjacent properties having existing custom single-family
residences. The project creates a visual harmony within the
neighborhood through a consistency in land use and similar development
patterns. The architecture of the proposed residence includes
Mediterranean elements which can be found throughout the surrounding
neighborhoods.
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;
A majority of the proposed residence does not exceed the eighteen feet in
height. Tower elements reach a height of twenty-one feet which is
permitted with the approval of an Administrative Minor Modification. The
project complies with all setback requirements, and the overall mass is not
excessive for the property or neighborhood.
4. Building design, materials and colors to be sympathetic with desert
surroundings;
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 residence includes a mix of architectural styles. Stucco,
sloped tile roofs, flat roofs and stone, wood and wrought iron detailing
create an eclectic Mediterranean architecture. Reveals and pop -outs are
used to enhance design. The main color of the residence is tan which is
sensitive to the desert surroundings.
IN
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Planning Commission Resolution No. 6156
Case 3.3331 SFR & 7.1347 AMM
October 13, 2010
Page 3 of 4
7. Location and type of planting, with regard for desert climate conditions.
Preservation of specimen and landmark trees upon a site, with proper
irrigation to insure maintenance of all plant materials,
All existing landscaping on the site will remain. The existing pool will be
removed and a lap pool will be constructed on the northwesterly portion of
the property.
Section 3: Pursuant to Section 94.06.01 (Administrative Minor Modifications) of the
Palm Springs Zoning Code, the Planning Commission finds that:
a. 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 modification of building height to a maximum of thirty feet.
b. The neighboring properties will not be adversely affected as a result of
the approval or conditional approval of the minor modification;
There will be no structures built within the setback areas that will affect
neighboring properties; residences on hillside lots are allowed a maximum
height of 30 feet; and the proposed height of the project is similar to
maximum heights seen in the adjacent properties. Therefore, it is
concluded that there is no adverse effect to the surrounding properties.
c. 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 be built to the
standards of the Uniform Building Code and PSZC.
d. 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 subject property is located within a hillside area and has a downward
Planning Commission Resolution No. 6156
Case 3.3331 SFR & 7.1347 AMM
October 13, 2010
Page 4 of 4
slope from the west property line to the east property line. An existing
residence is located near the center of the property and the proposed
residence will utilize the existing building pad. Any new structure on this
property will be difficult to comply with the required height standards.
Therefore, the height modification is justified by the existing environmental
features such as slope and site conditions of the property including the
existing building pad.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case Nos. 3.3331 SFR and 7.1347 AMM, subject to the
conditions of approval attached herewith as Exhibit A.
ADOPTED this 13'hday of October, 2010.
AYES: 5, Hudson, Donenfeld, Klatchko, Munger and Vice Chair Scott
NOES: None
ABSENT: 2, Chair Caffery and Conrad
ABSTAIN: None
ATTEST:
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• •rig Services
CITY OF PALM SPRINGS, CALIFORNIA ()
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RESOLUTION NO. 6156
EXHIBIT A
Case 3.3331 SFR & 7.1347 AMM
Halper Residence
700 West Ramon Road
APN: 513-550-004 & 513-550-005
October 13, 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
3.3331 SFR & 7.1347 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 and exterior materials and colors on file in the Planning Division,
except as modified by the conditions below.
ADM 3. Conform to all Codes and Regulation , 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
0 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. 6156
Conditions of Approval
Case 3.3331 SFR - Halper Residence
Page 2 of 10
October 13, 2010
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 3.3331 SFR & 7.1347 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 Architectural Applications is 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.
ADM 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. 6156
Conditions of Approval
Case 3.3331 SFR -- Halper Residence
Page 3 of 10
October 13, 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).
ENV1 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 (projects that are Categorically
Exempt from CEQA).
PLANNING DEPARTMENT CONDITIONS
PLN 1. Front Setback. The applicant shall provide a twenty-five foot front yard
setback as required by Section 92.01.01(13)(1)(a) of the Zoning Code.
PLN 2. Outdoor Lighting Conformance. Any nonincandescent light source shall not
be visible from off the property and shall be so arranged to reflect light away
from adjoining properties and streets. No lighting of hillsides is permitted.
PLN 3. 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.
PLN 4. Screen Roof -mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Code.
Resolution No. 6156
Conditions of Approval
Case 3.3331 sFR — Halper Residence
Page 4 of 10
October 13, 2010
PLN 5. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 6. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 7. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 8. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on -site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
r : s rAFe : 0 : 91,
ENG 2. A grant of right-of-way for Ramon Road over the southerly 20 feet of the
applicant's property was recorded as Document No. 57389, on May 19, 1975.
The current Assessor's Map 513-55 does not correctly show the prior
dedication of right-of-way across the property. The applicant shall provide a
current title report to verify record of the prior right-of-way dedication, and
shall dedicate right-of-way in the event the prior dedication is not of record.
ENG 3. An application for an Encroachment Agreement shall be submitted to the
Engineering Division to allow construction of any structure within the public n
right-of-way of Ramon Road. An application for an Encroachment Agreement �J
Resolution No. 6156
Conditions of Approval Page 5 of 10
Case 3.3331 SFR -- Halpur Residence October 13, 2010
shall be approved prior to issuance of a grading permit; an application for an
Encroachment Agreement shall be prior to issuance of a building permit.
ENG 4. Remove street improvements as necessary in to construct a 6 inch concrete
driveway, unless otherwise approved by the City Engineer, from the property
line to the existing edge of pavement.
ENG 5. All broken or off grade street improvements shall be repaired or replaced.
ON -SITE
ENG 6. The minimum pavement section shall be a minimum of two and one-half
inches (2Y2') asphalt concrete pavement over native soil or equal, in
accordance with City of Palm Springs Zoning Code 93.06.00C2(b). 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.
SANITARY SEWER
ENG 7. All sanitary facilities shall be connected to the public sewer system. The
existing sewer service to the property shall be used for new sanitary facilities.
GRADING
ENG 8. 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
Resolution No. 6156
Conditions of Approval
Case 3.3331 SFR — Halper Residence
Page 6 of 1 O
October 13, 2010
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
Handbooks and related "PM10" Dust Control issues, please contact AQMD
at (909) 396-3752, or at htti)://www.AQMD.g_ov. A Fugitive Dust Control
Plan, in conformance with the Coachella Valley Fugitive Dust Control
Handbook, shall be submitted to and approved by the Engineering
Division prior to approval of the Grading plan.
b. The first submittal of the Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Site Plan; a
copy of current Title Report; and a copy of Soils Report.
ENG 9. Prior to approval of the 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 10. 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. This condition shall be waived if all existing perimeter
walls will remain in place during construction.
ENG 11. 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. This condition shall be waived if all existing
perimeter walls will remain in place during construction.
ENG 12. 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
Resolution No. 6156
Conditions of Approval
Case 3.3331 SFR — Halper Residence
Page 7 of 10
October 13, 2010
areas, perimeter fencing shall be removed, as required by the City Engineer.
This condition shall be waived if all existing perimeter walls will remain
in place during construction.
ENG 13. 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 Geotechnical/Soils
Report shall be submitted to the Engineering Division with the first submittal
of a grading plan.
ENG 14. The applicant shall provide all necessary geotechnicallsoils inspections and
testing in accordance with the GeotechnicallSoils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the approved
grading plan shall be certified by a California registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
GeotechnicallSoils Report prepared for the project. Documentation of all
compaction and other soils testing are to be provided. No certificate of
occupancy will be issued until the required certification is provided to the City
Engineer.
ENG 15. The applicant shall provide pad or finish floor 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 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. The California Department of Food and
Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert
(Phone: 760-776-8208).
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.
Resolution No. 6156
Conditions of Approval
Case 3.3331 SFR — Halper Residence
GENERAL
Page 8 of 10
October 13, 2010
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.
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. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
ENG 26. The existing parcels identified by Assessor's Parcel Numbers 513-550-004
and 513-550-005 shall be merged. An application for a parcel merger shall be
submitted to the Engineering Division for review and approval. A copy of a
current title report and copies of record documents shall be submitted with the
application for the parcel merger. The application shall be submitted to and
approved by the City Engineer prior to issuance of a certificate of occupancy.
Resolution No. 6156
Conditions of Approval
Case 3.3331 SFR Halper Residence
TRAFFIC
Page 9of10
October 13, 2010
ENG 27. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and street lights, associated with the proposed
development shall be replaced as required by the City Engineer prior to
issuance of a Certificate of Occupancy.
ENG 28. 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 29. 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 and
received on 81512010. 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. 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.
FID 4. Security Gates (CFC 503.6): Security gate for driveway entry 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'4 inch) as required by the fire code official.
Resolution No. 6156
Conditions of Approval
Case 3.3331 SFR — Halper Residence
Page 10 of 10
October 13, 2010
FID 5. Premises Identification (CFC 505.1): New and existing buildings shall have
approved address numbers, building numbers or approved building
identification placed in a position that is plainly legible and visible from the
street or road fronting the property. These numbers shall contrast with their
background. Address numbers shall be Arabic numerals or alphabet letters.
Numbers shall be a minimum of 4" high with a minimum stroke width of 0.5".
FID 6. Fire Flow (CFC 508.3): Fire flow requirements for buildings or portions of
buildings and facilities are estimated to be 1,000 GPM with the installation of
fire sprinklers based on Appendix B of the 2007 CFC.
FID 7. 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 8. 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).
FID 9. 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 10. 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 11. Residential Smoke Alarms (CFC 907.2.10): Provide residential single and
multiple -station smoke alarms which small 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