HomeMy WebLinkAboutPC Resolution _6192- Case 5.1132- PD 333RESOLUTION NO. 6192
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING
A ONE-YEAR TIME EXTENSION FOR PLANNED
DEVELOPMENT DISTRICT 333 FROM APRIL 22, 2011 TO
APRIL 21, 2012; A PREVIOUSLY APPROVED PLANNED
DEVELOPMENT DISTRICT; CASE NO. 5.1132-PD333
CONSISTING OF A 200-UNIT HOTEL AND A 50-UNIT
CONDOMINIUM COMPLEX ON AN APPROXIMATELY 7.8-
ACRE SITE LOCATED AT THE NORTHWEST CORNER
OF AVENIDA CABALLEROS AND AMADO ROAD,
SECTION 14.
WHEREAS, The City of Palm Springs, ("Applicant") has fled an application with the
City pursuant to Section 94.04.00(H) and 94.04.00(1)(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 333 located at the northwest corner of
Avenida Caballeros and Amado Road; and
WHEREAS, on April 27, 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 Mitigated Negative Declaration (MND) was
previously adopted by the City Council on July 18, 2007 for the project. Pursuant to
Section 15162 of the California Environmental Quality Act (CEQA) Guidelines, the
preparation of a Subsequent MND, Addendum to the MND or 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 certified
environmental impact report 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.
Planning Commission Resolution No. 6192
Case No. 5.1132-PD 333
April 27, 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 311, from April 22,
2011 to April 21, 2012.
ADOPTED this 271" day of April 2011.
AYES: 6, Conrad, Hudson, Klatchko, Munger, Donenfeld and Chair Caffery
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
CITY OF PALM SPRINGS, CALIFORNIA
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EXHIBIT A
Case No. 5.1132 -- PD 333 and Tentative Tract Map 35236
Oasi Group, L.LC
Northwest corner of Avenida Caballeros and Amado Road
(Mondrian Hotel)
CONDITIONS OF APPROVAL
April 27, 2011
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police,
the Fire Chief or their designee, depending on which department recommended the
condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its
agents, officers, and employees from any claim, action, or proceeding against the
City of Palm Springs or its agents, officers or employees to attach, set aside, void
or annul, an approval of the City of Palm Springs, its legislative body, advisory
agencies, or administrative officers concerning Case No. 5.1132-PD 333 and
Tentative Tract Map 35236. 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.
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
3. That the property owner(s) and successors and assignees in interest shall
maintain and repair the improvements including and without limitation sidewalks,
bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and
fences between the curb and property line, including sidewalk or bikeway
easement areas that extend onto private property, in a first class condition, free
from waste and debris, and in accordance with all applicable law, rules, ordinances
and regulations of all federal, state, and local bodies and agencies having
jurisdiction at the property owner's sole expense. This condition shall be included
in the recorded covenant agreement for the property if required by the City.
4. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code
regarding public art. The project shall either provide public art or payment of an in
lieu fee. In the case of the in -lieu fee, the fee shall be based upon the total
building permit valuation as calculated pursuant to the valuation table in the
Uniform Building Code, the fee being 1/2% for commercial or industrial projects,
1/4% for new residential subdivisions, or 1/4% for new individual single-family
residential units constructed on a lot located in an existing subdivision with first
$100,000 of total building permit valuation for individual single-family units exempt.
Should the public art be located on the project site, said location shall be reviewed
and approved by the Director of Planning Services and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
5. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government
Code Section 66477 (Quimby Act), all residential development shall be required to
contribute to mitigate park and recreation impacts such that, prior to issuance of
residential building permits, a parkland fee or dedication shall be made.
Accordingly, all residential development shall be subject to parkland dedication
requirements and/or park improvement fees. The parkland mitigation amount shall
be based upon the cost to acquire and fully improve parkland. The applicant shall
submit a property appraisal to the Planning Services Department for the purposes
of calculating the Park Fee. The Park Fee payment and/or parkland dedication
shall be completed prior to the issuance of building permits.
Environmental Assessment
6. The mitigation measures of the Initial Study shall apply to the proposed project.
The applicant shall submit a signed agreement that the mitigation measures will
be included in the Planning Commission consideration of the environmental
assessment. Mitigation measures are included in the Initial Study, and hereby
incorporated into these conditions by reference.
7. The developer shall reimburse the City for the City's costs incurred in monitoring
the developer's compliance with the conditions of approval and mitigation
monitoring program, including, but not limited to inspections and review of
Conditions of Approval
Page 3
Case No. 5.1132-PD 333
April 27, 2011
developers operations and activities for compliance with all applicable dust and
noise operations, and cultural resource mitigation. This condition of approval is
supplemental and in addition to normal building permit and public improvement
permits that may be required pursuant to the Palm Springs Municipal Code.
CC&R's
9. The applicant prior to issuance of building permits shall submit three (3) sets of a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the
Director of Planning Services for approval in a form to be approved by the City
Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be
submitted with a list of the adopted conditions of approval and an indication of
where applicable conditions are addressed in the CC&Rs. The CC&R's shall be
enforceable by the City, shall not be amended without City approval, and shall
require maintenance of all property in a good condition and in accordance with all
ordinances.
10. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$3,500, for the review of the CC&R's by the City Attorney. A riling fee, in
accordance with the fee schedule adopted by the City Council, shall also be paid
to the City Planning Services Department for administrative review purposes.
Final Design
11. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning Services, prior to issuance
of a building permit. Landscape plans shall be approved by the Riverside County
Agricultural Commissioner's Office prior to submittal. All landscaping located
within the public right of way or within community facilities districts must be
approved by the Public Works Director and the Director of Parks and Recreation.
12. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00,
Outdoor Lighting Standards, shall be submitted for review and approval by the
Director of Planning Services prior to the issuance of building permits.
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be submitted for approval prior to issuance of a building permit.
If lights are proposed to be mounted on buildings, down -lights shall be utilized.
No lighting of the hillside is permitted.
General Conditions/Code Requirements
13. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape
Document Package to the Director of Planning Services for review and approval
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal
Code for specific requirements.
14. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan
shall be submitted and approved by the Building Official. Refer to Chapter 8.50
of the Municipal Code for specific requirements.
15. The grading plan shall show the disposition of all cut and fill materials. Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
16. Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the Planning
Commission prior to issuance of building permits.
17. All materials on the flat portions of the roofs shall be earth tone in color, unless
landscaped.
18. All roof mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 93.03.00 of the Zoning
Ordinance. The screening shall be considered as an element of the overall
design and must blend with the architectural design of the building(s). The
exterior elevations and roof plans of the buildings shall indicate any fixtures or
equipment to be located on the roof of the building, the equipment heights, and
type of screening. Parapets shall be at least 6" above the equipment for the
purpose of screening.
19. No exterior downspouts shall be permitted on any facade on the proposed
building(s) which are visible from adjacent streets or residential and commercial
areas.
20. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 93.02.00-D.
21. The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
22. The street address numbering/lettering shall not exceed eight inches in height.
23. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title
25 of the California Administrative Code. Compliance shall be demonstrated to
the satisfaction of the Director of Building and Safety. v
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
24. Prior to the issuance of building permits, locations of all telephone and electrical
boxes must be indicated on the building plans and must be completely screened
or located in the interior of the building.
25. Parking for the hotel shall be valet -only. Such a requirement shall be recorded
concurrent with the recordation of the Final Map on lots 1 and 2 as depicted on
Tentative Tract Map 35236.
26. Parking for condominium guests shall meet Zoning Ordinance requirements. The
parking, if gated, shall include an intercom system to the units, and adequate
tum-around area for guests unable to contact the resident they are seeking.
Engineering Department
STREETS
1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
2. Submit street improvement plans prepared by a California Registered Civil
Engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
3. Master planned roadways (Avenida Caballeros, Amado Road, and Calle Alvarado)
shall be improved to the Final Section 94 Master Development Plan/Specific Plan
design standards on and adjacent to the site, as generally identified herein, or to
alternative design standards proposed by the applicant and approved by the City.
AVENIDA CABALLEROS
4. Remove the existing driveway approach and replace with new street
improvements (curb and gutter, and sidewalk) to match existing street
improvements, in accordance with applicable City standards.
5. Remove the existing street improvements as necessary to construct a minimum 24
feet wide driveway approach located approximately 325 feet north of the centerline
of Amado Road. The driveway approach shall be constructed in accordance with
City of Palm Springs Standard Drawing No. 205.
6. Construct a Type A curb ramp meeting current California State Accessibility
standards on either side of the driveway approach in accordance with City of Palm
Springs Standard Drawing No. 212.
7. Avenida Caballeros street improvements shall be installed consistent with the
streetscape standards and guidelines in the Section 14 Master Development
Conditions of Approval
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Case No, 5.1132-PD 333
April 27, 2011
Plan/Specific Plan (November 2004), which includes a landscaped private setback
of variable width and an 8 feet wide pedestrian sidewalk with double palm trees
planted approximately 60 feet apart. The specific street improvements described in
this condition may be modified by the applicant, in consultation with the City,
provided that the intent of the Section 14 Specific Plan guideline is maintained.
8. All broken or off grade street improvements shall be repaired or replaced.
AMADO ROAD
9. Dedicate additional right-of-way of 15 feet to provide the ultimate half street right-
of-way width of 40 feet along the entire frontage, together with a property fine -
corner cut -back at the northwest corner of the intersection of Amado Road and
Avenida Caballeros, and at the northeast corner of the intersection of Amado Road
and Calle Alvarado, in accordance with City of Palm Springs Standard Drawing
No. 105.
10. Dedicate additional right-of-way concentric with the back of the proposed vehicle
tum-out bays, with the back of right-of-way located at the back of sidewalk.
11. Remove the existing driveway approach and replace with new street
improvements (curb and gutter, and sidewalk) to match existing street
improvements, in accordance with applicable City standards.
12. Remove the existing street improvements as necessary to construct three
proposed driveway approaches to and from the proposed turn -out bays at a
minimum of 18 feet wide in accordance with City of Palm Springs Standard
Drawing No. 205. The centerlines of the driveway approaches shall be located
approximately 140 feet, 355 feet, and 475 feet east of the centerline of Calle
Alvarado. The two easterly driveway approaches shall be ingress only into the
vehicle turn -out bays. The westerly driveway approach shall be egress only from
the proposed turn -out bays. Access limitations, configuration, width, and location of
the driveway approaches to and from the proposed turn -out bays are subject to
further evaluation by the City Engineer.
13. Construct a Type A curb ramp meeting current California State Accessibility
standards on either side of the driveway approaches in accordance with City of
Palm Springs Standard Drawing No. 212. The applicant shall ensure that an
appropriate path of travel, meeting ADA guidelines, is provided across the
driveways, and shall adjust the location of the access ramps, if necessary, to meet
ADA guidelines, subject to the approval of the City Engineer. If necessary,
additional pedestrian and sidewalk easements shall be provided on -site to
construct a path of travel meeting ADA guidelines.
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
14. Construct the proposed vehicle turn -out bays in accordance with applicable City
standards. The vehicle tum-out bays shall be a minimum of 12 feet wide where
there is no parallel parking allowed and a minimum of 20 feet wide when there is
one traffic lane with parallel parking on the west side of the turn -out. The vehicle
tum-out bays shall be constructed with new curb, gutter, and sidewalk to match
existing improvements, in accordance with applicable City standards.
15. Amado Road street improvements shall be installed consistent with the
streetscape standards and guidelines in the Section 94 Master Development
Plan/Specific Plan (November 2004), which includes a 4 feet wide landscaped
parkway that includes shade trees in an informal pattern at a spacing of 30 feet or
less and a 4 feet wide pedestrian sidewalk. The specific street improvements
described in this condition may be modified by the applicant, in consultation with
the City, provided that the intent of the Section 14 Specific Plan guideline is
maintained.
16. All broken or off grade street improvements shall be repaired or replaced.
CALLE ALVARADO
17. Dedicate additional right-of-way concentric with the back of the existing vehicle
tum-out bay, with the back of right-of-way located at the back of sidewalk.
18. Remove the existing driveway approaches as necessary and replace with new
street improvements (curb and gutter, and sidewalk) to match existing street
improvements, in accordance with applicable City standards.
19. Remove the existing street improvements as necessary to construct a minimum 24
feet wide driveway approach. The driveway approach shall be constructed in
accordance with City of Palm Springs Standard Drawing No. 205.
20. Construct a Type A curb ramp meeting current California State Accessibility
standards on each side of the driveway approach in accordance with City of Palm
Springs Standard Drawing No. 212.
21. Construct an 8 feet wide sidewalk behind the curb along the entire frontage (where
not already existing) in accordance with City of Palm Springs Standard Drawing
No. 210.
22. Calle Alvarado street improvements shall be installed consistent with the
streetscape standards and guidelines in the Section 94 Master Development
Plan/Specific Plan (November 2004), which includes a 5 feet wide landscaped
parkway and a 5 feet wide pedestrian sidewalk. The specific street improvements
described in this condition may be modified by the applicant, in consultation with
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
the City, provided that the intent of the Section 14 Specific Plan guideline is
maintained.
23. All broken or off grade street improvements shall be repaired or replaced.
ON -SITE
24. A reciprocal access easement shall be reserved on the Final Map or shall be done
by separate instrument prepared in a form acceptable to the City Engineer
providing unlimited and unrestricted access across all of the lots for access
through the on -site private street. The reciprocal access easement shall be
executed by the appropriate parties prior to issuance of a building permit, and shall
be recorded, and copy of same provided to the City Engineer, prior to issuance of
a certificate of occupancy.
25. The applicant shall provide a copy of an executed and recorded reciprocal parking
agreement for all lots, prior to approval of a grading plan.
26. The on -site private street shall have a minimum travel way width of 24 feet, and
shall be constructed with standard 6 inch curb and gutter, a wedge curb, or other
approved curbs along both sides of the street, as necessary to accept and convey
on -site storm water runoff to the on -site drainage system, in accordance with
applicable City standards.
27. The on -site private street shall have a minimum centerline radius of 50 feet.
28. The on -site private street and service loading dock intersection shall be subject to
further evaluation by the City Engineer. Detailed analysis shall be provided in final
design to demonstrate that sufficient maneuvering area is provided for delivery
trucks accessing the loading dock.
29. The minimum pavement section for all on -site pavement shall be 2'/2 inches
asphalt concrete pavement over 4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal. If an
alternative pavement section is proposed, the proposed pavement section shall be
designed by a California registered Geotechnical Engineer using "R" values from
the project site and submitted to the City Engineer for approval.
30. Parking shall be restricted along the two-way drive aisle as necessary to maintain
a 24 feet wide clear two-way travel way. Regulatory Type R26 "No Parking" signs
or red curb shall be installed along the drive aisle as necessary to enforce parking
restrictions. A Home Owners Association shall be responsible for regulating and
maintaining required no parking restrictions, which shall be included in Covenants,
Conditions, and Restrictions required for the development.
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
31. 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
32. All sanitary facilities shall be connected to the public sewer system. Existing sewer
service laterals to the property may be used for new sanitary facilities. New laterals
shall not be connected at manholes.
33. All on -site sewer systems shall be privately maintained by a Home Owners
Association (HOA). Provisions for maintenance of the on -site sewer system
acceptable to the City Engineer shall be included in the Covenants, Conditions and
Restrictions (CC&R's) required for this project.
34. The project is subject to the Section 14 Sewer Impact Fee. The sewer impact fee
at the present time is $696.00 per acre. The fee shall be paid prior to, or
concurrently with issuance of building permits.
GRADING
35. 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 contractors
Fugitive Dust Control Plan shall be prepared by staff that has completed the South
Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust
Control Class. The applicant and/or its grading contractor shall provide the
Engineering Division with current and valid Certificate(s) of Completion from
AQMD for staff that has completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella Valley
Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please
contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control
Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook,
shall be submitted to and approved by the Engineering Division prior to approval of
the Grading plan. The Precise Grading and Paving Plan shall be approved by the
City Engineer prior to issuance of a grading permit.
Conditions of Approval Case No. 5.1132-PD 333
Page 10 April 27, 2011
a. 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; a copy of the
associated Hydrology Study/Report; and a copy of the Water Quality
Management Plan.
36. 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.
37. 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.
38. 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.
39. Within 10 days of ceasing all construction activity and when construction activities
are not scheduled to occur for at least 30 days, the disturbed areas on -site shall be
permanently stabilized, in accordance with Palm Springs Municipal Code Section
8.50.022. Following stabilization of all disturbed areas, perimeter fencing shall be
removed, as required by the City Engineer.
ENG 39A. Prior to issuance of _ rading permit, the applicant shall provide verification to the
City that the fee has been paid to the Aqua Caliente Band of Cahuilla Indians in
accordance with the Tribal Habitat Conservation Plan (THCP).
40. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
ENG 41. Notice of Intent to comply with the California General Construction Stormwater
Permit (Water Quality Order 2009-0009-DWQ as modified Septem ber
2 2009 Derr rmbeF 2, 2002) is required for the proposed development via the
California Regional Water Quality Control Board (Phone No. (760) 346-7491). A
copy of the executed letter issuing a Waste Discharge Identification (WDID)
number shall be provided to the City Engineer prior to issuance of a grading or
building permit.
42. Projects causing soil disturbance of one acre or more, must comply with either the
General Permit for Stormwater Discharges Associated with Construction Activity or
the General Permit for Stormwater Discharges Associated with Construction
Activity from Small Linear Underground/Overhead Projects, and shall prepare and
implement a stormwater pollution prevention plan (SWPPP). Where applicable,
the project applicant shall cause the approved final project -specific WQMP to be
incorporated by reference or attached to the project's SWPPP as the Post -
Construction Management Plan. A copy of the up-to-date SWPPP shall be kept at
the project site and be available for review upon request.
T
" R �
ENG 43. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 h
8.50.025 , the applicant shall post with the City a cash bond of two thousand
dollars ($2,000.00) per disturbed acre for mitigation measures for
erosion/blowsand relating to this property and development.
44. 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.
45. 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.
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011 10
ENG 45A. The applicant shall provide pad elevation certifications for all building ads in
conformance with the approved grading plan, to the Engineering Division prior to
construction of any building (or structure) foundation.
46. 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 Rough Grading Plan.
The California Department of Food and Agriculture office is located at 73-710 Fred
Waring Drive, Palm Desert (Phone: 760-776-8208).
WATER QUALITY MANAGEMENT PLAN
47. A project -specific Water Quality Management Plan (WQMP) shall be submitted to
and approved by the City Engineer prior to issuance of a grading or building
permit. The WQMP shall address the implementation of operational Best
Management Practices (BMP's) necessary to accommodate nuisance water and
storm water runoff from the site. Direct release of nuisance water to the adjacent
property (or public streets) is prohibited. Construction of operational BMP's shall
be incorporated into the Precise Grading and Paving Plan.
48. Prior to issuance of any grading or building permits, the property owner shall
record a "Covenant and Agreement" with the County -Clerk Recorder or other
instrument on a standardized form to inform future property owners of the
requirement to implement the approved project -specific WQMP. Other alternative
instruments for requiring implementation of the approved project -specific WQMP
include: requiring the implementation of the project -specific WQMP in Home
Owners Association or Property Owner Association Conditions, Covenants and
Restrictions (CC&Rs); formation of Landscape, Lighting and Maintenance Districts,
Assessment Districts or Community Service Areas responsible for implementing
the project -specific WQMP; or equivalent. Alternative instruments must be
approved by the City Engineer prior to the issuance of any grading or building
permits.
49. Prior to issuance of certificate of occupancy, the applicant shall:
• Demonstrate that all structural BMP's have been constructed and installed in
conformance with approved plans and specifications;
• Demonstrate that applicant is prepared to implement all non-structural BMP's 0
included in the approved project -specific WQMP, conditions of approval, or
grading/building permit conditions: and,
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
• Demonstrate that an adequate number of copies of the approved project -
specific WQMP are available for the future owners/occupants (where
applicable).
DRAINAGE
50. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all
stormwater runoff falling on the site, on -site retention or other facilities approved by
the City Engineer shall be required to contain the increased stormwater runoff
generated by the development of the property. Provide a hydrology study to
determine the volume of increased stormwater runoff due to development of the
site, and to determine required stormwater runoff mitigation measures for the
proposed development. Final retention basin sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the
hydrology study by the City Engineer and may require redesign or changes to site
configuration or layout consistent with the findings of the final hydrology study. No
more than 40-50% of the street frontage parkway/setback areas should be
designed as retention basins. On -site open space, in conjunction with dry wells
and other subsurface solutions should be considered as alternatives to using
landscaped parkways for on -site retention.
51. 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 (if any).
52. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212 per acre per Resolution No.
15189. Fees shall be paid prior to issuance of a building permit.
53. Submit storm drain improvement plans for all on -site storm drainage system
facilities for review and approval by the City Engineer.
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011 0
54. Construct storm drain improvements, including but not limited to catch basins, and
storm drain lines, for drainage of on -site private street and underground parking
garages into the on -site underground retention system, as described in the
Preliminary Drainage Study for Tentative Tract Map No. 35236, prepared by
Fomotor Engineering, dated December 2006. The hydrology study for Tentative
Tract Map 35236 shall be amended to include catch basin sizing, storm drain pipe
sizing,, and underground retention system sizing calculations and other
specifications for construction of required on -site storm drainage improvements.
55. All on -site storm drain systems shall be privately maintained. Provisions for
maintenance of the on -site storm drain systems acceptable to the City Engineer
shall be included in Covenants, Conditions and Restrictions (CC&R's) required for
this project.
GENERAL
56. 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.
57. 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
Conditions of Approval
Page 15
Case No. 5.1132-PD 333
April 27, 2011
responsibility of the applicant to coordinate and arrange payment of any required
fees for the utility companies.
58. All proposed utility lines shall be installed underground.
59. 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.
60. 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.
61. 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.
62. 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.
63. 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 per City
of Palm Springs Standard Drawing No. 904.
MAP
65. 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 parcels and all lots created therefrom, and copies
of record documents shall be submitted with the Final Map to the Engineering
0 Division as part of the review of the Map.
66. 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
Conditions of Approval Case No. 5.1132-PD 333
Page 16 April 27, 2011
the Engineering Division's recommendations. The CC&R's shall be approved by
the City Attorney prior to approval of the Final Map.
67. 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.
TRAFFIC
68. As determined by the Westin Hotel and Residences Traffic Impact Study prepared
by Endo Engineering (as revised March 5, 2007), the following mitigation
measures will be required:
a) Pay a fair share contribution determined as 6.71 % (or $11,742.50) for the
future installation of a traffic signal, as well as the striping of a northbound,
southbound, westbound, and eastbound left -turn lane at the intersection of
Calle El Segundo and Amado Road. The applicant shall pay the fair share
contribution prior to approval of a final map.
b) Pay a fair share contribution determined as 13.91 % (or $20,865) for the future
installation of a traffic signal at the intersection of Avenida Caballeros and
Amado Road. The applicant shall pay the fair share contribution prior to
approval of a final map.
c) Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at all project egress points, in accordance with City of Palm
Springs Standard Drawing Nos. 620-625.
d) A clear unobstructed sight distance shall be provided at all project access
points; a clear sight triangle inside the property measuring 8 feet by 8 feet shall
be provided at each access driveway, with screening fences or landscaping
restricted to maintain the require sight distance.
69. Submit traffic striping plans for Amado Road, prepared by a California registered
civil engineer, for review and approval by the City Engineer. All required traffic
striping and signage improvements shall be completed in conjunction with required
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Case No. 6.1132-PD 333
April 27, 2011
street improvements, to the satisfaction of the City Engineer, and prior to issuance
of a certificate of occupancy.
70. 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 or pedestrian paths of travel 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 Avenida Caballeros, Amado Road, and Calle Alvarado frontages of the
subject property.
71. 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.
72. 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.
73. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
Waste Disposal
Trash cans shall be screened from view and kept within fifty (50) feet of the street.
Police Department
1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
Building Department
1. Prior to any construction on -site, all appropriate permits must be secured.
Fire Department
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
Conditions of Approval
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Case No. 5.1132-PO 333
April 27, 2011 0
plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the
background.
2. 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.
3. 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.
4. 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.
5. Fire Alarm System: Fire Alarm System required. Installation shall comply with the
requirements of NFPA 72.
6. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is
required.
7. Audible water flow alarms: An approved audible sprinkler flow alarm shall be
provided on the exterior of the building in an approved location. An approved
audible sprinkler flow alarm to alert the occupants shall be provided in the interior
of the building in a normally occupied location. (904.3.2 CBC)
8. 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
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Case No. 5.1132-PD 333
April 27, 2011
from vehicular traffic and shall not cross roadways, streets, railroad tracks or
driveways or areas subject to flooding or hazardous material or liquid releases.\
9. 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.
10. 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
11. 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)
12. Trash Container Protection: If trash container space is within 5 feet of a building
wall provide information on the type and size of trash container to be stored there.
If it is a dumpster with a capacity of 1.5 cubic yards or greater, then the container
must be protected by an approved automatic fire sprinkler. (1103.2.2 CFC)
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
13. Class 1 Standpipe: A Class 1 Standpipe system is required and shall be installed
in accordance with the 98 CFC, Art. 10, Sec. 1004, and 98 CBC, Ch. 9, Std. 9-2
and Sec. 903. Standpipes will be required at every level in the stairwells.
14. 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.
15. Fire Department Access: Fire Department Access Roads shall be provided and
maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
Minimum Access Road Dimensions:
Private streets shall have a minimum width of at least 20 feet, pursuant to
California Fire Code 902.1 however, a greater width for private streets may be
required by the City engineer to address traffic engineering, parking, and other
issues. 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.
16.Access: Fire department access roads shall be provided so that no portion of the
exterior wall of the first floor of any building will be more than 150 feet from such
roads. CFC 902.2.1 Applicant must add required access routes to the existing
plans to meet code requirements and submit changes to the fire department for
approval.
17. Road Design: Fire apparatus access roads shall be designed and constructed as
all weather capable and able to support a fire truck weighing 73,000 pounds GVW.
(902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an outside
radius of 45 feet.
18. 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.
19. 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
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
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)
20. 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.
21. 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)
22. 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)
23. Secondary Access: A secondary access shall be provided for all developments
with 25 or more dwelling units. (Appendix III-D 2.1 CFC)
24. Mid Rise/High Rise: High-rise and mid -rise buildings shall be accessible on a
minimum of two sides. Roadways shall not be less than 10 feet (3048 mm) or
more than 35 feet (10 668 mm) from the 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.
25. 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 no more than 5 feet above floor
level. Preferred location is in the path of exit travel near an exit door.
26. Water Supply: The water supply and location/s of fire hydrants must be approved
prior to any work being performed on the job site. (903.1 CFC)
27. Water Systems and Hydrants: Underground water mains and fire hydrants shall
be installed, completed, tested and in service prior to the time when combustible
materials are delivered to the construction site. (903 CFC). Installation, testing,
and inspection will meet the requirements of NFPA 24 1995 edition. Prior to final
approval of the installation, contractor shall submit a completed Contractor's
Material and Test Certificate to the Fire Department. (9-2.1 NFPA 24 1995 edition)
28. 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.
Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
29. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped
with a Knox key switch device or Key box. Boxes shall be mounted at 6 feet
above grade. Contact the Fire Department at 760-323-8186 for a Knox application
form. (902.4 CFC)
30. Underground Parking: A Class III Standpipe system is required and shall be
installed in accordance with the 98 CFC, Art. 10, Sec. 1004, and 98 CBC, Ch. 9,
Std. 9-2 and Sec. 903. Hose will not be required.
31. Turn -Around Requirements for Subterranean/Ground Parking: 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)
32. Elevator Stretcher Requirement: Elevator(s) shall be designed to accommodate
medical emergency service. The elevator(s) so designed shall accommodate the
loading and transport of an ambulance gurney or stretcher 24 inches by 76 inches
in the horizontal position. The elevator entrance shall have a clear opening of not
less than 42 inches wide or less than 78 inches high. The elevator car shall be
provided with a minimum clear distance between walls or between walls and door
excluding return panels not less than 80 inches by 54 inches, and a minimum
distance from wall to return panel not less than 51 inches with a 42 inch side slide
door. (3003.5a CBC)
33. Commercial Cooking Hood & Duct Systems shall meet all CFC, NFPA and
CIVIC requirements.
34. 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. The contractor should submit fire extinguishing
system plans as soon as possible. Submittal shall include manufacturer's data/cut
sheets and listings with expiration dates on all equipment and materials used.
35. 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.
Construction Requirements:
36.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).
0
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Conditions of Approval
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Case No. 5.1132-PD 333
April 27, 2011
37. 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)
Gates
38. 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)
39.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).
END OF CONDITIONS
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