HomeMy WebLinkAboutPC Resolution _6181- Case 5.1135 PD 334 TTM 35623RESOLUTION NO.6181
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF PALM SPRINGS,
CALIFORNIA APPROVING A ONE-YEAR TIME
EXTENSION FOR CASE 5.1135, PLANNED
DEVELOPMENT DISTRICT 334 FROM MARCH 19,
2011 TO MARCH 18, 2012; A PREVIOUSLY
APPROVED 184-UNIT CONDOMINIUM
RETIREMENT COMMUNITY ON AN
APPROXIMATELY 13.28-ACRE SITE LOCATED
AT THE SOUTHWEST CORNER OF EAST PALM
CANYON DRIVE AND MATTHEW DRIVE, ZONE
PDD334, SECTION 30, APN 681-170-038 & -039
WHEREAS, Senior Housing Partners III Riverside, LLC ("Applicant") has filed an
application with the City pursuant to Section 94.04.00(H) and 94.04.00(I)(1) of
the Palm Springs Zoning Code and Chapter 9.63.110 of the Palm Springs
Municipal Code for a one-year time extension to commence construction for PD
334 located at southwest corner of East Palm Canyon Drive and Matthew Drive.
WHEREAS, on March 9, 2011, a public meeting on the application was held by
the Planning Commission in accordance with applicable law; and
WHEREAS, the Planning Department has reviewed this project under the
provisions of the California Environmental Quality Act (CEQA), and has
determined that a time extension request is considered a "project" pursuant to
the terms of the California Environmental Quality Act (CEQA). A Final Mitigated
Negative Declaration was previously adopted by the City Council on March 19,
2008 for the project. Pursuant to Section 15162 of the California Environmental
Quality Act (CEQA) Guidelines, further environmental documentation is not
necessary because the changed circumstances of the project will not result in
any new significant environmental effects or a substantial increase in the severity
of previously identified significant effects. The time extension request would not
result in any new environmental impacts beyond those already assessed in the
approved Mitigated Negative Declaration.
WHEREAS, the Planning Commission has carefully reviewed and considered all
of the evidence presented in connection with the hearing on the project,
including, but not limited to, the staff report, and all written and oral testimony
presented.
Planning Commission Resolution No. 6123
Case No. 5.1136-PD 334
March 9, 2011
Page 2 of 2
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the
Planning Commission hereby approves a one-year time extension for PD 334
from March 19, 2011 to March 18, 2012.
ADOPTED this 9th day of March 2011.
AYES:
6, Klatchko, Hudson, Munger, Conrad, Donenfeld and Chair Caffery
NOES:
None
ABSENT:
None
ABSTAIN:
None
ATTEST:
,Ewing, AI
of Plan Services
CITY OF PALM SPRINGS, CALIFORNIA
N
01
Revised Conditions of Approval March 9, 2011
Case 5.1135 PD334, TTM 35623 Page 5 of 41
MM I11-1 Q Building construction on -site shall comply with the energy use
guidelines in Title 24 of the California Administrative Code.
MM III-11 As a condition of approval, the project proponent shall comply
with City requirements regarding the master planned bikeway on
East Palm Canyon abutting the site.
MM III-12 Adjacent streets shall be swept if silt is carried over to adjacent
public thoroughfares from the project site.
MM III-13 Construction operations affecting off -site roadways shall be
scheduled for off-peak traffic hours.
MM IV-1 Do not plant wildlife -poisoning oleander plants within the project
boundaries.
MM 1V-2 Direct all project lighting downward so that it does not interfere
with the nocturnal activities of animals living within the adjacent
Santa Rosa Mountains.
MM IV-3 Prior to issuance of building permits, the applicant shall pay the
most current Valley Floor Conservation Area mitigation fee to the
Agua Caliente Band of Cahuilla Indians.
MM V-1 If buried cultural materials are discovered during any earth -
moving operations associated with the project, all work in the
area should be halted or diverted until a qualified archaeologist
can evaluate the nature and significance of the finds.
MM V-2 A(n) Approved Cultural Resource Monitor(s) as indicated by the
Agua Caliente Tribal Historic Preservation Office shall be present
during any survey and/or ground disturbing activities.
MM V-3 Should cultural resources be encountered during site
construction in any portion of the site, work shall immediately
cease and a qualified archaeologist shall be contacted to
evaluate the significance of the materials. Any significant findings
shall be documented and presented to the State Historic
Preservation Office (SHPO), Bureau of Indian Affairs (BIA), the
Agua Caliente Band of Cahuilla Indians and the City, and shall be
resolved to their satisfaction.
MM V-4 Copies of any cultural resources documentation generated in
connection with this project shall be given to the Agua Caliente
Band of Cahuilla Indians for inclusion into the Agua Caliente
Cultural Register.
Revised Conditions of Approval
Case 5.1135 PD334, TTM 35623
March 9, 2011
Page 10 of 41
MM XV-6 The secondary site access proposed on Linden Way shall
provide an entry drive with a minimum of 75 feet of stacking
depth to accommodate peak queues entering and leaving the site
as well as an area for motorists who enter inadvertently to turn
around. A decorative street light shall be provided at the main
site entry at Linden Way.
MM XV-7 The applicant may request the existing right-of-way be vacated
along Linden Way and Matthew Drive in accordance with the
ultimate right-of-way shown by the City of Palm Springs General
Plan Street Plan and provide building setbacks and half -street
improvements in accordance with City requirements.
MM XV-8 A STOP sign shall be installed on the minor street approach to
control exiting site traffic at the site access proposed on both
Matthew Drive and on Linden Way.
MM XV-9 If the proposed development will employ more than 100 persons,
the project applicant shall comply with the provisions of the Palm
Springs Traffic Demand Management (TDM) Ordinance. O
MM XV-10 The project developer/applicant shall pay Traffic Uniform
Mitigation Fees (TUMF) prior to issuance of building permits.
MM XV-11 Although many improvements to the intersection of Gene Autry
Trail and East Palm Canyon Drive may be funded by the TUMF
program, the project applicant will be required to contribute on a
fair -share basis to the cost of circulation improvements required
on roadways and/or at intersections that are not in the TUMF
program prior to approval of a Final Map:
Since the intersection of Gene Autry Trail and East Palm Canyon
Drive is a Congestion Management Program (CMP) intersection,
no fair -share payment will be required for the future southbound
right -turn lane on Gene Autry Trail at East Palm Canyon Drive.
TUMF fees will provide the funding for the design and
construction of the future southbound right -turn lane on Gene
Autry Trail at East Palm Canyon Drive. This payment of TUMF
fees by the project proponent will be sufficient as funding for the
provision of an exclusive southbound right -turn lane on Gene
Autry Trail at East Palm Canyon Drive.
Although ordinarily no fair -share payment would be required for
the future eastbound left -turn lane on East Palm Canyon Drive at
Gene Autry Trail, and that TUMF fees would provide the funding
for the design and construction of the future eastbound left -turn
Revised Conditions of Approval
Case 5.1135 PD334, TTM 35623
March 9, 2011
Page 11 of 41
lane on East Palm Canyon Drive at Gene Autry Trail, in order to
facilitate construction of a raised, landscaped median island
within Gene Autry Trail required by the General Plan, it is
necessary for the project proponent to design and construct the
ultimate configuration of lanes at this intersection now in
conjunction with development of the project site. Additional right-
of-way must be dedicated (over and above the 10 feet that must
be dedicated to bring East Palm Canyon Drive up to the General
Plan half -street right-of-way width) in conjunction with this project
to accommodate the additional eastbound left -turn lane
discussed in the Traffic Impact Study by Endo Engineering,
revised May 2007. In conjunction with this project, the south face
of curb shall be relocated along the East Palm Canyon Drive
frontage to facilitate the additional eastbound left -turn lane. A 12-
foot wide colored concrete combination sidewalk/bicycle path
shall be constructed behind the curb.
MM-XV-12 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 City Traffic Engineer as part
of the development review process.
MM XV-13 Site distance at both site access points shall be reviewed for
adequacy with respect to City of Palm Springs standards in
conjunction with the preparation of the final site grading plans,
landscape plans and street improvement plans.
MM XV-14 Since site access will be controlled, the design shall incorporate
service and emergency access, on -site turn -around, relevant
signing, or other similar features as required by the planning
commission, fire and police departments, and Zoning Code
Chapter 93.05,00. Ingress and egress design shall include
vehicle maneuvering and stacking space to avoid internal and
external traffic conflicts.
MM XV-15 Per the parking standards and regulations set forth in Zoning
Code Section 93.06.00, off-street parking shall be provided to
serve employees, residents, and guests associated with the
proposed development including the required number of
accessible parking spaces (per state and federal guidelines), as
well as improvements required for covered parking, traffic
maneuvering, and parking area drainage, landscaping, and
0 lighting.
MM XV-16 Off-street loading space/facilities shall be designed, located
constructed and maintained as required by the City of Palm
Revised Conditions of Approval
Case 5.1135 PD334, TTM 35623
March 9, 2011
Page 12 of 41 w✓
Springs to minimize the impact of service and delivery trucks on
residents.
MM XV-17 The project developer/applicant shall coordinate with SunLine
Transit Agency regarding required public transit facilities on and
adjacent to the project site. Any required public transit facilities
(including bus stops, turn -outs, bus shelters and furniture, or
other miscellaneous public transit improvements) shall be
furnished, constructed and installed in conjunction with
construction of the associated street improvements.
MM XV-18 The project developer/applicant will comply with City
requirements regarding the master planned bikeway adjacent to
the site along East Palm Canyon Drive.
CULTURAL RESOURCES
9. 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.
10. Given that portions of the project area are within an alluvial formation, the
possibility of buried resources is increased. A Native American Monitor shall be
present during all ground -disturbing activities.
a). Experience has shown that there is always a possibility of buried cultural
resources in a project area. Given that, 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, the Monitor shall
contact the Director of Planning and Zoning and after the consultation the
Director shall have the authority to halt destructive construction and shall
notify a Qualified Archaeologist to investigate and, 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 and Zoning
Department prior to final inspection.
Revised Conditions of Approval
Case 5.1135 PD334, TTM 35623
CC&R's
March 9, 2011
Page 13 of 41
11. 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 and Zoning for approval in a form to be approved by the
City Attorney, to be recorded prior to approval of a final map. The City shall
have the right to enforce the CC&R's, the CC&R's shall not be amended
without City approval, and shall require maintenance of all property in a good
condition and in accordance with all ordinances. (Modified by the City
Council on 03.19.08)
12. The applicant shall submit to the City of Palm Springs, a deposit in the
amount of $3.500.00, for the review of the CC&R's by the City Attorney. A
$654.00 filing fee shall also be paid to the City Planning Department for
administrative review purposes.
13. The CCR's shall have a disclosure statement regarding the location of the
project relative to roadway noise, City special events, roadway closures for
special events and other activities which may occur in the Central Business
District, Desert Museum and Desert Fashion Plaza. Said disclosure shall
inform perspective buyers about traffic, noise and other activities which may
occur in this area.
FINAL DESIGN
14. The final development plans shall be submitted in accordance with Section
94.03.00 of the Zoning Ordinance. Final development plans shall include site
plans, building elevations, floor plans, roof plans, grading plans, landscape
plans, irrigation plans, exterior lighting plans, sign program, mitigation
monitoring program, site cross sections, property development standards and
other such documents as required by the Planning Commission. Final
development plans shall be submitted within two (2) years of the City Council
approval of the preliminary planned development district.
15. 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 & Zoning prior to the issuance of building
permits. Manufacturer's cut sheets of all exterior lighting on the building and in
the landscaping shall be submitted for approval prior to issuance of a building
permit. If lights are proposed to be mounted on buildings, down -lights shall be
utilized. No lighting of the hillside is permitted.
16. The following shall be implemented prior to approval of Final Developmr:nt
Plans as requested by the Architectural Advisory Committee:
a. The solar control needs to be tied to the windows.
Revised Conditions of Approval March 9, 2011
Case 5.1135 PD334, TTM 35623 Page 22 of 41
ON -SITE
72. The on -site layout of drive aisles and parking spaces is subject to further
review and approval by the City Engineer and Fire Marshall. Adjustment of
proposed drive aisles, and deletion or relocation of proposed parking spaces
may be required during review and approval of construction plans for on -site
improvements, as required by the City Engineer and Fire Marshall. The
applicant shall be required to provide unrestricted internal access for
emergency vehicles as required by the Fire Marshall. Approval of the
preliminary site plan does not constitute approval of the on -site layout of drive
aisles and parking spaces as originally proposed.
73. All on -site drive aisles shall be two-way with a minimum 24 feet wide travelway
where no on -street parking is proposed.
74. On -site drive aisles shall be constructed with curbs, gutters, and cross -gutters,
as necessary to accept and convey surface drainage of the on -site drive aisles
to the on -site drainage system, in accordance with applicable City standards.
75. The minimum pavement section for all on -site asphalt concrete pavement shall
be 2'h 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.
76. An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws. An
accessible path of travel shall be constructed of Portland cement concrete,
unless alternative materials meeting state and federal accessibility standards is
approved by the City Engineer.
SANITARY SEWER
77. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
78. If an on -site private sewer system is proposed to collect sewage from the
development and connect to the existing public sewer system, sewer plans
shall be submitted to the Engineering Division for review and approval. Private
on -site sewer mains for residential projects shall conform to City sewer design
standards, including construction of 8 inch V.C.P. sewer main and standard
sewer manholes. Sewer manhole covers shall be identified as "Private Sewer".
A profile view of the on -site private sewer mains is not necessary if sufficient
invert information is provided in the plan view, including elevations with
0
L-01
Revised Conditions of Approval
Case 5.1135 PD334, TTM 35623
March 9, 2011
Page 23 of 41
conflicting utility lines. Plans for sewers other than the private on -site sewer
mains, i.e. building sewers and laterals from the buildings to the on -site private
sewer mains, are subject to separate review and approval by the Building
Division.
GRADING
79. The applicant is cautioned that preparation of a grading plan for the subject site
is dependent upon measures to protect the site from flooding. A grading plan
should not be prepared until it has been determined by the City Engineer under
which development scenario this project will occur, as identified herein under
the conditions related to "Drainage". The applicant shall schedule a pre -
submittal meeting with the City Engineer to review the status of Line 41 storm
drain plans by the applicant and/or Riverside County Flood Control District
(RCFC), prior to submittal of a grading plan to the City Engineer for review and
approval. A grading plan will not be approved by the City Engineer until
measures to protect the site from flooding are addressed.
80. Submit a Precise Grading and Paving Plan prepared by a California registered
civil engineer to the Engineering Division for review and approval. A Fugitive
Dust Control Plan shall be prepared by the applicant and/or its grading
contractor and submitted to the Engineering Division for review and approval.
The applicant and/or its grading contractor shall be required to comply with
Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required
to utilize one or more "Coachella Valley Best Available Control Measures" as
identified in the Coachella Valley Fugitive Dust Control Handbook for each
fugitive dust source such that the applicable performance standards are met.
The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared
by staff that has completed the South Coast Air Quality Management District
(AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its
grading contractor shall provide the Engineering Division with current and valid
Certificate(s) of Completion from AQMD for staff that have completed the
required training. For information on attending a Fugitive Dust Control Class
and information on the Coachella Valley Fugitive Dust Control Handbook and
related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752,
or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the
Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and
approved by the Engineering Division prior to approval of the Grading plan. The
Precise Grading and Paving Plan shall be approved by the City Engineer prior
to issuance of grading permit.
The first submittal of the Precise Grading and Paving Plan shall include the
following information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Tentative Tract
Map; a copy of current Title Report; a copy of Soils Report; and a copy of the
associated Hydrology Study/Report.
Revised Conditions of Approval March 9, 2011
Case 5.1135 PD334, TTM 35623 Page 24 of 41
81. Prior to approval of a Grading Plan, the applicant shall obtain written approval
to proceed with construction from the Agua Caliente Band of Cahuilla Indians,
Tribal Historic Preservation Officer or Tribal Archaeologist. The applicant shall
contact the Tribal Historic Preservation Officer, or the Tribal Archaeologist, at
(760) 699-6800 to determine their requirements, if any, associated with grading
or other construction. The applicant is advised to contact the Tribal Historic
Preservation Officer or Tribal Archaeologist as early as possible. If required, it
is the responsibility of the applicant to coordinate scheduling of Tribal monitors
during grading or other construction, and to arrange payment of any required
fees associated with Tribal monitoring.
81 A. 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.
81 B 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.
81 C 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.
81 D 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).
82. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
82A. 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.
83. A Notice of Intent to Comply with Statewide 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 permit.
Revised Conditions of Approval
Case 5.1135 PD334, TTM 35623
March 9, 2011
Page 25 of 41
83A. Projects causing soil disturbance of one acre or more, must comply with the
General Permit for Stormwater Discharges Associated with Construction
Activity, and shall prepare and implement a stormwater pollution prevention
plan (SWPPP). A copy of the up-to-date SWPPP shall be kept at the project
site and be available for review upon request.
84. 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.
84a. At the time of issuance of Grading Permit, the applicant shall post with the City
a cash bond of $40,000.00 which will guarantee that in the event that no work
occurs on the site or any portion thereof, for a period of time of 6 months or
more, that the construction fencing will be removed and that any vacant,
graded, or disturbed area of the site will be restored to the original topography
of the site, glued, or hydroseeded, and that such gluing or hydroseeding shall
be maintained. (Added by the City Council on 03.16.08)
85. 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.
85A. 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.
86. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export
of soil will be required to present a clearance document from a Department of
Food and Agriculture representative in the form of an approved "Notification of
Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside,
and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading
Plan (if required). The California Department of Food and Agriculture office is
located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
Revised Conditions of Approval March 9, 2011
Case 5.1135 PD334, TTM 35623 Page 26 of 41
DRAINAGE
87. This property is located within a special flood hazard area (SFHA), and is
subject to the provisions of Chapter 8.68 et. seq. ("Flood Damage Prevention")
of the Palm Springs Municipal Code, and applicable state and federal laws and
regulations. Specifically, this property is located within a designated SFHA
identified by Zone AO (Depth = 2 feet) as shown on the current Federal
Insurance Rate Map (FIRM) for the City of Palm Springs, California, Riverside
County, Community Panel Number 06065C1586G, dated August 28, 2008.
The applicant shall comply with all applicable local, state and federal laws and
regulations associated with development occurring within a SFHA.
Accordingly, development of this site shall be subject to conditions established
under two alternative scenarios, identified herein:
Alternative 1: Development of the site under this scenario shall occur subject to
a determination by the City Engineer that construction of the Line 41 storm
drain system, as designed by Riverside County Flood Control District (RCFC),
is fully funded. Construction of the Line 41 storm drain system by RCFC will
satisfy the provisions of Chapter 8.68 et. seq. ("Flood Damage Prevention") of
the Palm Springs Municipal Code, and applicable state and federal laws and
regulations, as they relate to development of this project. Under this scenario,
the following shall apply:
a. The applicant shall enter into Line 41 Developer Agreement with the City
and RCFC, in an amount representing a fair share percentage of the
construction cost of the Line 41 storm drain system, as approved by the City
Engineer. Appropriate financial security, as required by the City Engineer,
shall be provided concurrently with approval of the Line 41 Developer
Agreement.
b. Approval by the City Engineer of a grading plan for the project site shall be
withheld until final approval of the Line 41 Developer Agreement by the City.
c. Commencement of grading, issuance of building permits, and issuance of
certificates of occupancy, facilitating development within the 100-year
special flood hazard area, shall occur in accordance with the provisions of
the Line 41 Developer Agreement.
Alternative 2: Development of the site under this scenario shall occur subject to
a determination by the City Engineer that construction of the Line 41 storm
drain system, as designed by Riverside County Flood Control District (RCFC),
is not fully funded. Under this scenario, the following shall apply:
a. In accordance with Chapter 8.68.190(A)1 of the Palm Springs Municipal
Code, the Tentative Tract Map shall be revised to identify the Special Flood
Hazard Area(s) (SFHA's) and the elevations of the base flood (BFE's). The
EO
Revised Conditions of Approval March 9, 2011
Case 5.1135 PD334, TfM 35623 Page 27 of 41
final conformed copy of the approved Tentative Tract Map shall include the
required information, including delineation of SFHA's and identification of
associated BFE's.
b. In accordance with Chapter 8.68.150 of the Palm Springs Municipal Code,
at a minimum, the following items shall be submitted to the City by the
applicant before construction or other development begins within any
Special Flood Hazard Area (SFHA): plans in triplicate drawn to scale
showing the, location, dimensions, and elevation of the area in question;
existing or proposed structures, fill, storage of materials, and equipment and
their location, proposed locations of water supply, sanitary sewer, and other
utilities; grading information showing existing and proposed contours, any
proposed fill, and drainage facilities. The submittals shall be subject to
review and approval by the City Engineer. Specifically, the following
information is also required:
i. Proposed elevation in relation to mean sea level of the lowest floor
(including basement) of all proposed residential structures as required
by Chapter 8.68.170(c)(1) of the Palm Springs Municipal Code.
ii. Proposed elevation in relation to mean sea level to which any
nonresidential structures will be floodproofed, as required in Chapter
8.68.170(c)(2) of the Palm Springs Municipal Code and detailed in
FEMA Technical Bulletin TB 3-93.
iii. All appropriate certifications listed in Chapter 8.68.140(e) of the Palm
Springs Municipal Code.
iv. Description of the extent to which any watercourse will be altered or
relocated as a result of proposed development.
v. Base Flood Elevation (BFE) information as specified in Chapter
8.68.070 or Section 8.68.140(c)(2) of the Palm Springs Municipal Code;
vi. Certification from a registered civil engineer or architect that the
nonresidential floodproofed building meets the floodproofing criteria in
Chapter 8.68.170(c)(2) of the Palm Springs Municipal Code.
vii. For a crawl -space foundation, location, and total net area of foundation
openings as required in Chapter 3.68.170(c)(3) of the Palm Springs
Municipal Code and detailed in FEMA Technical Bulletins 1-93 and 7-
93.
c. The applicant shall provide the Building Department with the elevation of
the lowest floor (including basement). The elevation certification shall be
Revised Conditions of Approval
Case 5.1135 PD334, TTM 35623
March 9, 2011
Page 28 of 41
done, on a form acceptable to FEMA, by a registered professional civil
engineer or surveyor.
d. In accordance with Chapter 8.68.140(A)5 and Chapter 8.68.140(D)2(b) of
the Palm Springs Municipal Code and 44 CFR 60.3(d)(4), the applicant
shall be required to submit an application to the Federal Emergency
Management Agency (FEMA) for FEMA's issuance of a Conditional Letter
of Map Revision (CLOMR). A complete application for the CLOMR,
including all appropriate technical studies and hydraulic analyses, and
payment of required FEMA application fees, shall be submitted and
approved by FEMA, prior to approval of a grading plan and storm drain plan
and issuance of grading permit. Final City approvals associated with this
project, including approval of a Grading Plan for any portion of this
property, the approval of the storm drain plan, or approval of a Final
Map, will not be given by the City, until approval of the applicant's
CLOMR application to FEMA is provided to the City by evidence of a
CLOMR issued by FEMA.
e. Within six months of information becoming available, the applicant shall be
required to submit an application to the Federal Emergency Management
Agency (FEMA) for FEMA's issuance of a Letter of Map Revision (LOMR)
In accordance with Chapter 8.68,140(A)5 and Chapter 8.68.140(D)2(b) of
the Palm Springs Municipal Code and 44 CFR 60.3(d)(4). A complete
application for the LOMR, including all appropriate technical studies and
hydraulic analyses, record drawings ("as-builfs"), topographic surveying,
and payment of required FEMA application fees, shall be submitted to and
approved by FEMA for review and approval, prior to issuance of a building
permit. A Building Permit for construction of any building on this
property currently located within a special flood hazard area will not
be issued until the City receives final approval of the applicant's
LOMR application to FEMA by evidence of a LOMR issued by FEMA.
The proposed drainage improvements (15, 20, and 30 feet wide concrete
culverts) shown on the Preliminary Rough Grading Plan prepared by Rastra
Engineering Inc., are not approved. Off -site drainage improvements shall
be designed and constructed in accordance with the Master Drainage Plan
for the Palm Springs Area, as required by the City Engineer. Submit storm
drain improvement plans prepared by a California registered civil engineer
to Riverside County Flood Control & Water Conservation District (RCFC) for
construction of those portions of the Line 41 storm drain system upstream
and downstream of the project site, as required by the City Engineer. The
Line 41 storm drain improvement plans shall be approved by RCFC prior to
approval of a grading plan and issuance of a grading permit.
88. Submit storm drain improvement plans for all on -site storm drainage system
facilities for review and approval by the City Engineer.
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Case 5.1135 PD334, TTM 35623 Page 29 of 41
89. Construct storm drain improvements, including but not limited to catch basins,
and storm drain lines, for drainage of on -site drive aisles into the on -site
retention basins and the Line 41 storm drain system, as described in a Final
Hydrology Study for the RainbowVision project. The Final Hydrology study for
Tentative Tract Map 35623 shall include catch basin sizing, storm drain pipe
sizing, and retention basin sizing calculations and other specifications for
construction of required on -site storm drainage improvements.
90. 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.
91. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $7,522.00 per acre per Resolution
No. 16189. Based on the 13.28 acre size of the project site as shown on the
Tentative Tract Map, the project is responsible for payment of $99,892.16 in
drainage implementation fees. The applicant shall be eligible for credit up to
the maximum drainage implementation fee of $99,892.16 otherwise due under
either development scenario identified herein. Payment of the applicant's fair
share percentage of the construction cost of the Line 41 storm drain system, or
costs associated with the applicant's design and construction of portions of the
Line 41 storm drain system, either of which is in excess of the maximum
drainage implementation fee of $99,892.16 otherwise due, is the responsibility
of the applicant, and are not reimbursable by the City.
92. 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
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, including provisions in Covenants, Conditions,
and Restrictions (CC&R's) required for the development.
Revised Conditions of Approval March 9, 2011
Case 5.1135 PD334, TTM 35623 Page 30 of 41
GENERAL
93. Any utility trenches or other excavations within existing asphalt concrete
pavement of off -site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off -site streets
as required by and at the discretion of the City Engineer, including additional
pavement repairs to pavement repairs made by utility companies for utilities
installed for the benefit of the proposed development (i.e. Desert Water
Agency, Southern California Edison, Southern California Gas Company, Time
Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts
within existing asphalt concrete pavement of off -site streets required by the
proposed development may require complete grinding and asphalt concrete
overlay of the affected off -site streets, at the discretion of the City Engineer.
The pavement condition of the existing off -site streets shall be returned to a
condition equal to or better than existed prior to construction of the proposed
development.
94. On phases or elements of construction following initial site grading (e.g., sewer,
storm drain, or other utility work requiring trenching) associated with this
project, the applicant shall be responsible for coordinating the scheduled
construction with 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.
95. All proposed utility lines shall be installed underground.
96. 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
Lable 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 across the north property line, meet the requirement to be
Revised Conditions of Approval March 9, 2011
Case 5.1135 PD334, TTM 35623 Page 31 of 41
installed underground. Utility undergrounding shall extend to the nearest off -
site power pole; no new power poles shall be installed unless otherwise
approved by the City Engineer. A letter from the owners of the affected utilities
shall be submitted to the Engineering Division prior to approval of a 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.
97. 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.
98. 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.
99. 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.
100. 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.
101. 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
102, 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
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Case 5.1135 PD334, TTM 35623
March 9, 2011
Page 32 of 41
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.
103. 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 Map.
104. Upon approval of a final map, the final map shall be provided to the City in
G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital
Submission" from the Riverside County Transportation and Land Management
Agency." G.I.S. digital information shall consist of the following data: California
Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing
exchange file); lot lines, rights -of -way, and centerlines shown as continuous
lines; full map annotation consistent with annotation shown on the map; map
number; and map file name. G.I.S. data format shall be provided on a
CDROM/DVD 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.
105. In accordance with Section 66434 (g) of the Government Code, approved
portions of right-of-way for Matthew Drive and Linden Way may be abandoned
upon the filing of a Final Map identifying the abandonment of the right-of-way
granted to the City of Palm Springs. Prior to approval of a Final Map, the
applicant shall coordinate with each public utility company and determine
specific requirements as to the abandonment and/or relocation of existing
underground utilities that may exist within the public right-of-way to be
abandoned. Prior to approval of a Final Map, the applicant shall provide to the
City Engineer a letter of approval regarding the proposed abandonment of
rights -of -way over Matthew Drive and Linden Way from each public utility
agency.
IN:7s129191
106. As determined by the RainbowVision Resort Retirement Community P.D.D.
Traffic Impact Study by Endo Engineering (as revised on May 3, 2007), the
following mitigation measures will be required:
a. A decorative street light shall be installed at the Main Entry on Matthew
Drive and at the secondary entry on Linden Way.
0
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Case 5.1135 PD334, TTM 35623 Page 33 of 41
b. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
project site at both site access points, in accordance with City of Palm
Springs Standard Drawing No. 620 through 625, as required by the City
Engineer.
107. Relocate and modify the existing traffic signal poles, conduit, pull boxes and all
appurtenances located on the southwest corner of East Palm Canyon Drive
(State Highway 111) and Gene Autry Trail/Matthew Drive, in accordance with
the requirements of the City of Palm Springs and Caltrans. The applicant shall
submit traffic signal modification plans prepared by a California registered civil
engineer or traffic engineer for review and approval by the City Engineer. The
traffic signal shall be relocated in conjunction with the widening of East Palm
Canyon Drive, and prior to issuance of a certificate of occupancy, unless
otherwise allowed by the City Engineer.
108. Install traffic striping, signage and markings on East Palm Canyon Drive and
Matthew Drive as required in conjunction with the widening of the streets.
Submit traffic striping and signage plans, prepared by a California registered
civil engineer, for review and approval by the City Engineer. Required traffic
striping and signage improvements shall be completed in conjunction with
. required street improvements, to the satisfaction of the City Engineer, prior to
issuance of a certificate of occupancy, unless otherwise allowed by the City
Engineer.
109. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development. Minimum clearance on public sidewalks shall be provided by
either an additional dedication of a sidewalk easement (if necessary) and
widening of the sidewalk, or by the relocation of any obstructions within the
public sidewalk along the street frontages of the subject property.
110. 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.
111. 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.
112. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
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Case 5.1135 PD334, TTM 35623 Page 34 of 41
FIRE:
113. 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.
114. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an
electronic CAD version shall be provided to the fire department. This shall
clearly show all access points, fire hydrants, knox box locations, fire
department connections, unit identifiers, main electrical panel locations,
sprinkler riser and fire alarm locations. Large projects may require more than
one page.
115. Premises Identification: Approved numbers or addresses shall be provided
for all new and existing buildings in such a position as to be plainly visible and
legible from the street or road fronting the property. (901.4.4 CFC) Show
location of address on plan elevation view. Show requirement and dimensions
of numbers in plan notes. Numbers shall be a minimum 4 inches, and of
contrasting color to the background.
116. Fire Sprinklers Required: An automatic fire sprinkler system is required by
local ordinance for entire building.
117. Standpipe System: An approved Class 1 standpipe system is required. (CBC
904.5.2)
118. Fire Sprinkler Plan Submittal: The contractor should submit fire sprinkler
plans as soon as possible. No portion of the fire sprinkler system, including
water meters and underground water supply, may be installed prior to plan
approval. A minimum of four copies must be submitted. Submittal to include
manufacturers cut sheets on all material and equipment used. Submittal shall
also include hydraulic calculations.
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119. Fire Hydrant & FDC Location: A public commercial fire hydrant is required
within 30 feet of the Fire Department Connection (FDC). Fire Hose must be
protected from vehicular traffic and shall not cross roadways, streets, railroad
tracks or driveways or areas subject to flooding or hazardous material or liquid
releases. A field analysis of existing hydrants has not been conducted to verify
hydrant location or availability. This comment is included to make you aware
that additional fire hydrants may be required.
120. Fire Department Connections: Fire Department connections shall be visible
and accessible, have two 2.5 inch NST female inlets, and have an approved
check valve located as close to the FDC as possible. All FDC's shall have
KNOX locking protective caps. Contact the fire prevention secretary at 760-
323-8186 for a KNOX application form.
121. Location of Fire Department Connections: The connection inlets must face
the street, and be located on the street side of the building. The face of the
inlets shall be 18 inches horizontal from the back edge of sidewalk (or back of
curb, if no sidewalk), and shall be 36 to 44 inches in height to center of inlets
above finished grade. No landscape planting, walls, or other obstructions are
permitted within 3 feet of Fire Department connections. The FDC and
supporting piping shall be painted OSHA safety red.
The address of the building served shall be clearly indicated on the Fire
Department Connection (FDC). A sign with this information shall be placed on
or near the FDC. The sign shall be constructed of metal. The sign face,
lettering, and attachment shall be made of weather and vandal resistant
materials. Sign background will be bright red. Letters will be bright white. Sign
format will be substantially as follows:
F. D. C.
SERVES
425
S. SUNRISE WAY
ALL BLDGS. IN COMPLEX
122. Valve and water -flow monitoring: All valves controlling the fire sprinkler
system water supply, and all water -flow switches, shall be electrically
monitored where the number of sprinklers is one hundred or more. (Twenty or
more in Group I, Divisions 1.1 and 1.2 occupancies.) All control valves shall be
locked in the open position. Valve and water -flow alarm and trouble signals
shall be distinctly different and shall be automatically transmitted to an
approved central station. (1003.3.1 CFC)
123. Fire Department Access: Fire Department Access Roads shall be provided
and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
Minimum Access Road Dimensions:
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Private streets shall have a minimum width of at least 20 feet, pursuant to
California Fire Code 902.1 however, a greater width for private streets may be
required by the City engineer to address traffic engineering, parking, and other
issues. The Palm Springs Fire Department requirements for two-way private
streets, is a minimum width of 24 feet, unless otherwise allowed by the City
engineer. No parking shall be allowed in either side of the roadway.
124. Reduced Roadway Width: Areas with reduced roadway width (such as 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. (901.4 CFC)
125. Access Gates: Fire/Police/Ambulance access gates shall be at least 14' in
width when in the open position and equipped with a Knox (emergency access)
key switch. A Knox key operated switch shall be installed at every automatic
gate. Show location of switch on plan. Show requirement in plan notes.
126. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an
unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1
CFC)
127. Vertical Clearance for Underground Parking: Palm Springs fire apparatus
require an unobstructed vertical clearance of not less than 8 feet 6 inches.
(902.2.2.1 CFC)
128. Underground Parking: Automatic smoke removal system shall be required for
subterranean parking.
129. Secondary Access: A secondary access shall be provided for all
developments with 25 or more dwelling units. (Appendix 111-D 2.1 CFC)
130. Fire Apparatus Access Roads/Driveways: Fire department access
roads/driveways shall be provided so that no portion of the exterior wall of the
first floor of any building will be more than 150 feet from such roads. (902.2.1
CFC)
131. Road Design or parking lot surface: Fire apparatus access roads shall be
designed and constructed as all weather capable and able to support a fire
truck weighing 73,000 pounds GVW. (902.2.2.2 CFC) The minimum inside
turning radius is 30 feet, with an outside radius of 45 feet.
132. Mid Rise/High Rise: High-rise (5 stories or more) and mid -rise (3-4 stories) (v]
buildings shall be accessible on a minimum of two sides. Street access shall
not be less than 10 feet (3048 mm) or more than 35 feet (10 668 mm) from the
Revised Conditions of Approval
Case 5.1135 PD334, TTM 35623
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building. Landscaping or other obstructions shall not be placed or maintained
around structures in a manner so as to impair or impede accessibility for fire
fighting and rescue operations.
133. Turn -Around Requirements: Dead-end fire apparatus access roads in excess
of 150 feet in length shall be provided with approved provisions for the turning
around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two
approved turn around provisions. One is a cul-de-sac with an outside turning
radius of 45 feet from centerline. The other is a hammerhead turnaround
meeting the Palm Springs Public Works and Engineering Department standard
dated 9-4-02.
134. Rapid Entry System Approval: The Knox Fire/Police/Ambulance Rapid Entry
System is the only Key Box, Lock Vault, Key Cabinet, Key Switch, Padlock,
FDC Cap, or Decal approved for use by the City of Palm Springs Fire
Department.
135. Emergency Key Box: A K
sprinkler riser. Box shall be
main entrance. Contact the
C application form. (902.4 CFC)
nox key box is required for access to the fire
mounted at 6 feet above grade, adjacent to the
Fire Department at 760-323-8186 for a Knox
136. Key Box Contents: The Knox key box shall contain keys to all areas of
ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms, mechanical
rooms, elevator rooms, elevator controls, plus a card containing the emergency
contact people and phone numbers for the building/complex.
137. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire
extinguisher for every 75 feet of floor or grade travel distance for normal
hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC)
Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet
above floor level. Preferred location is along the path of exit travel or near an
exit door. Extinguishers located outdoors must be installed in weather and
vandal resistant cabinets approved for this purpose.
138. Fire Alarm System: Fire Alarm System required. Installation shall comply with
the requirements of NFPA 72.
139. Audible Water Flow Alarms: An approved audible sprinkler flow alarm
(Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) shall
be provided on the exterior of the building in an approved location. An
approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-
VFR with WBB back box or equal) to alert the occupants shall be provided in
the interior of the building in a normally occupied location. (904.3.2 CBC)
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140. Residential Smoke Detector Installation With Fire Sprinklers: Provide
Residential Smoke Detectors (FIREX # 0498 accessory module connected to
multi -station FIREX smoke detectors or equal per dwelling and fire sprinkler
flow switch). Detectors shall receive their primary power from the building
wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new
construction, detectors shall be interconnected so that operation of any smoke
detector causes the alarm in all smoke detectors within the dwelling to sound.
(2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement.
141. Wiring Installation: The installation of all Fire Alarm Wiring and Equipment
shall be in accordance with NFPA 72, 760, NEC.
142. Radio Communications: Must install an in -building Public Safety Radio
Communications Coverage System composed of a radiating cable system or
an internal multiple antenna system with FCC -certified bi- directional 800 MHz
and 150 MHz (as required to meet the two indicated 150 MHz frequencies)
amplifier(s), distribution system, and subcomponents shall be required for all
buildings in excess of three stories, or has subterranean floors, or
subterranean parking. This system must meet the City of Palm Springs
Public Safety Radio System Coverage Specifications.
143. System Acceptance Test: Upon completion of the installation of the Fire
Alarm System, a satisfactory test of the entire system shall be made. The test
shall be witnessed by the fire inspector.
144. Water Supply: The water supply and location/s of fire hydrants shall be
approved prior to any work being performed on the job site. (903.1 CFC)
145. Water Systems and Hydrants: Where underground water mains are to be
provided, they shall be installed, completed and in service with fire hydrants or
standpipes (Or combinations thereof located as directed by the Fire
Department) not later than the time when combustible materials are delivered
to the construction site. (Sec. 903 CFC)
146. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed
within 250' of all combustible construction. No landscape planting, walls, or
fencing is permitted within 3 feet of fire hydrants, except groundcover plantings.
(1001.7.2 CFC)
147. Fire Flow: Fire flow for this project is estimated to be:
0
• Building 1 Type V 1 HR = 2,000 GPM with fire sprinklers. O
• Building 2 Type V 1 HR = 2,000 GPM with fire sprinklers.
• Building 3 Type V 1 HR = 2,000 GPM with fire sprinklers.
• Building 4 Type V 1 HR = 2,000 GPM with fire sprinklers.
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Page 39 of 41
Grand Central Building Type II 1 HR =1,500 GPM with fire sprinklers.
COMMERCIAL COOKING IN GRAND CENTRAL BUILDING
148. Fire Extinguishing System Required: Approved UL 300 automatic fire -
extinguishing systems shall be provided for the protection of commercial type -
cooking equipment. (1005.2.1/2 CFC & NFPA 17A196)
149. Hood & Duct Fire Protection System Coverage: The automatic fire
extinguishing system used to protect ventilating hoods and ducts and cooking
appliances shall be installed to include cooking surfaces, deep fat fryers,
griddles, upright broilers, charbroilers, range tops, and grills. Protection shall
also be provided for the enclosed plenum space within the hood above filters
and exhaust ducts serving the hood. (1005.2.3.1 CFC)
150. Hood & Duct Fire Protection System Plan Review Procedure: Plans must
be submitted directly to a Fire Department approved engineer for review and
recommendation of approval. A list of approved engineers is attached. Once
plans are recommended for approval, they will be forwarded to the Fire
Department for final approval.
151. Portable Fire Extinguishers for Food Processing Equipment: In addition to
the fixed system, a fire extinguisher listed and labeled for Class K fires shall be
installed within 30 feet of commercial food heat processing equipment, as
measured along an unobstructed path of travel. (1005.2.7 CFC) The preferred
location is near the exit from the cooking equipment area. Show proposed
location on the plans.
152. Automatic Power and Fuel Shutoffs: The automatic fire extinguishing
system shall be interconnected to the fuel or current supply for cooking
equipment. The interconnection shall shut off all cooking equipment and
electrical receptacles which are located under the hood when the system is
actuated. Shutoff valves or switches shall be of a type that requires manual
operation to reset. (1005.2.4.1 CFC)
153, Fire Suppression Systems Testing: The hood and duct fire extinguishing
system shall be function tested prior to final acceptance. Call the fire
prevention secretary at 760-323-8186 for an inspection appointment.
154. Exhaust Fan Operation: A hood exhaust fan(s) shall continue to operate after
the extinguishing system has been activated. (8.2.3.1 NFPA 96)
155. Makeup/Replacement Air: Replacement air quantity shall be adequate to
prevent negative pressures in the commercial cooking area(s) from exceeding
4.98 kPa (0.02 in. water column). (8.3.1 NFPA 96)
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156. Listed Appliance Installation: All listed appliances shall be installed in
accordance with the terms of their listings and the manufacturer's instructions.
(12.1.2.1 NFPA 96)
157. Listed Exhaust Hood Systems: Listed hood assemblies shall be installed in
accordance with the terms of their listing and the manufacturer's instructions.
(509.6 CIVIC & 5.4 NFPA 96)
158. Construction site Security and Protection Fencing Required: Construction
site fencing with 20 foot wide access gates is required for all combustible
construction over 5,000 square feet. Fencing shall remain intact until buildings
are stuccoed or covered and secured with lockable doors and windows.
(8.04.260 PSMC)
159. Fire Apparatus Access Gates: Entrance gates shall have a clear width of at
least 15 feet and be equipped with a frangible chain and padlock. (8.04.260
PSMC)
160. Access Gate Obstructions: Entrances to roads, trails or other access ways,
which have been closed with gates and barriers, shall be maintained clear at all
times. (902.2.4.1 CFC).
161. Access During Construction: Access for firefighting equipment shall be
provided to the immediate job site at the start of construction and maintained
until all construction is complete. Fire apparatus access roads shall have an
unobstructed width of not less than 20 feet and an unobstructed vertical
clearance of not less than 13'6". Fire Department access roads shall have an
all weather driving surface and support a minimum weight of 73,000 lbs. (Sec.
902 CFC)
ADA:
162. Curb ramps -To comply with CBC 112713.5.1 curb ramps shall be constructed
at each corner of street intersections and where a pedestrian way crosses a
curb. These curb ramps shall comply with all curb ramp technical specifications
regarding slope and detectable warnings. This means the curb ramps will be
required on the sidewalk at all driveways leading into the site.
163. Disabled Parking - In order to properly identify the number of required
disabled parking spaces, a determination will need to be made as to the type of
occupancy the property will have. The Site Plan indicates five surface mounted
disabled parking spaces. Any underground parking will be treated like a parking
structure and it shall provide disabled parking that meets the minimum 8 foot 2
inch height requirement as set forth in CBC 1130B.
Revised Conditions of Approval
Case 5.1135 PD334, TTM 35623
March 9, 2011
Page 41 of 41
164. Site accessible route of travel — CBC 11146.1.2 The site development and
grading shall be designed to provide access to all entrances and exterior
ground floor exits. The site plan indicated compliance with this requirement.
However, there are a few locations on the plan that indicate decomposed
granite as the material for the walk leading to landscaped areas. The use of
"DG" may be allowed in the landscape areas as long as it remains stable, firm
and slip resistant to allow a person with limited mobility or a wheelchair user to
maneuver without difficulty. The use of concrete shall be used for all
sidewalks.
165. The lap pool indicates a ramp that leads into the pool for people with mobility
impairments. This complies with CBC 1111 B.4
166. Since this project may have different aspects regarding the occupancy between
residential, commercial and institutional, I would like to attend any future
meeting with the developer to address disabled access requirements.
END OF CONDITIONS
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