HomeMy WebLinkAboutPC Resolution _6235- Case 3.3274- MAJRESOLUTION NO. 6235
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA
APPROVING A ONE-YEAR TIME EXTENSION FROM
SEPTEMBER 24, 2011 TO SEPTEMBER 23, 2012 FOR
CASE 3.3274 - MAJ, A PREVIOUSLY APPROVED MAJOR
ARCHITECTURAL APPLICATION FOR DEVELOPMENT
OF A 38-UNIT SENIOR LIVING CONDOMINIUM
COMPLEX AT 1550 EAST AMADO ROAD. ZONE MDR -
SECTION 14 SPECIFIC PLAN (T4SIR4E).
WHEREAS, John Skordoulis of Legacy International LLC ("Applicant") has filed an
application with the City pursuant to Chapter 94.04.0(H) of the Palm Springs Zoning
Code for a one-year time extension to Case 3.3274 — MAJ, for the construction of a 38-
unit senior living condominium complex including off-street parking, landscaping and a
community building on approximately 2.66 acres, located at 1550 East Amado Road,
Section 14 (IL).
WHEREAS, a notice of public hearing of the Planning Commission of Palm Springs,
California was made pursuant to applicable law, and
WHEREAS, on October 24, 2011, a public hearing on the time extension request 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 guidelines of CEQA. A
Categorical Exemption was previously adopted by the Planning Commission for the
project. Further environmental documentation is not necessary because there are no
changed circumstances on the project. The project will not result in any new significant
environmental effects, 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. 6235
3.3274 — MAJ Time Extension
October 26, 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 from September 24, 2011 to
September 23, 2012 for Case 3.3274 — MAJ, subject to revised conditions of approval
as shown in Exhibit A.
ADOPTED this 26'" day of October 2011.
AYES: 6, Roberts, Munger, Conrad, Klatchko Hudson and Chair Donenfeld
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
A. ing P
D i r r of Pla ni g Services
N
RESOLUTION NO. 6235
EXHIBIT A
Case 3.3274 TTM 35998
Olympian Villas Senior Housing
1550 Amado Road
November 5, 2008
Revised 1-12-11
Revised 10-26-2011
REVISED CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police,
the Fire Chief or their designee, depending on which department recommended the
condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
Administrative
ADM 1. 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.
ADM 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 3.3274. 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
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Conditions of Approval
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October 26, 2011
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abandon a matter following an adverse judgment or failure to appeal, shall not
cause a waiver of the indemnification rights herein.
ADM 3. That the property owner(s) and successors and assignees in interest shall
maintain and repair the improvements including and without limitation
sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs,
walls, and fences between the curb and property line, including sidewalk or
bikeway easement areas that extend onto private property, in a first class
condition, free from waste and debris, and in accordance with all applicable
law, rules, ordinances and regulations of all federal, state, and local bodies
and agencies having jurisdiction at the property owner's sole expense. This
condition shall be included in the recorded covenant agreement for the
property if required by the City.
ADM 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 112% for commercial projects or
114% for residential projects with first $100,000 of total building permit
valuation for individual single-family units exempt. Should the public art be
located on the project site, said location shall be reviewed and approved by
the Director of Planning and Zoning and the Public Arts Commission, and the
property owner shall enter into a recorded agreement to maintain the art work
and protect the public rights of access and viewing.
ADM 5. The developer shall dedicate land or pay a fee in lieu of a dedication, at the
option of the City. The in -lieu fee shall be computed pursuant to Ordinance
No. 1632, Section IV, by multiplying the area of park to be dedicated by the
fair market value of the land being developed plus the cost to acquire and
improve the property plus the fair share contribution, less any credit give by
the City, as may be reasonably determined by the City based upon the
formula contained in Ordinance No. 1632. In accordance with the Ordinance,
the following areas or features shall not be eligible for private park credit: golf
courses, yards, court areas, setbacks, development edges, slopes hillside
areas (unless the area includes a public trail) landscaped development
entries, meandering streams, land held as open space for wildlife habitat,
flood retention facilities and circulation improvements such as bicycle, hiking
and equestrian trails (unless such systems are directly linked to the City's
community -wide system and shown on the City's master plan).
ADM 6. 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. 0
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Conditions of Approval
Case 3.3274 — MAJ Time Extension
October 26, 2011
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ADM 7. As the property is Indian trust land, fees as required by the Agua Caliente
Band of Cahuilla Indians Tribal Council shall be paid prior to consideration of
this project by the Planning Commission.
ADM 8. The ro'ect is located within the reservation of the Aqua Caliente Band of
Cahuilla Indians. The proiect therefore is subject to fees associate with the
Tribal Habitat Conservation Plan. Fees for THCP must be paid to the Tribe
prior to issuance of grading permits.
CC&R's
ADM 9. 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 CC&R's
may be enforceable by the City, shall not be amended without City approval,
shall require maintenance of all property in a good condition and in
accordance with all ordinances.
ADM 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 $631
filing fee shall also be paid to the City Planning Department for administrative
review purposes.
ADM 11. 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.
Cultural Resources
ADM 12. 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.
ADM 13. 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)
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Case 3.3274 — MAJ Time Extension Page 4 of 29
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.
ADDITIONAL CULTURAL RESOURCES CONDITIONS IMPOSED BY THE AGUA
CALIENTE BAND OF CAHUILLA INDIANS TRIBAL PLANNING OFFICE:
1. Prior to issuance of grading permits, the applicant shall pay the Valley Floor
Conservation Area fee to the Tribe as required _by_ the THCP.
2. Prior to any ground or habitat disturbance associated with any Covered Project on
the Reservation on a site which provides potential burrowing owl habitat,. the
Covered Project Proponent shall cause a pre -construction survey of the site to be
conducted for presence of the sl2ecies.
a. Surveys and relocation, if applicable, shall be conducted in accordance with
the California Department of Fish and Game_-(CDFG) Staff Report on
Burrowing Owl Mitigation (1995) (see Attachment C) or other then -current
protocols as directed by the Tribe.
b. Owls should be excluded from burrows in the Development. Envelope - and
within an appropriate buffer zone by installing one-way doors in burrow
entrances or other technique as deemed_ appropriate. The biological
monitor must ensure through appropriate means (e.g., monitoring for owl
use, excavating burrows) that the burrows to be impacted are not being
used. The Tribe shall determine whether creation of artificial burrows is
necessary as part of the relocation effort.
C. Occupied burrows shall not be disturbed during the nesting season unless a
qualified biologist verifies through non-invasive methods that either: (a) the
birds have not begun egg laying and incubation; orb that Ouveniles from
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the occupied burrows are foraginq independently and capable of
independent survival.
That a Native American Monitor(s) be present during all around disturbing activities
including clearing and grubbing, excavation, burial of utilities, planting of rooted
plants, _etc. at the cost of the developer.
a. Should buried cultural deposits be encountered during project development
and construction the Cultural Monitor has the right to halt destructive
activities in the immediate vicinity of the find and shall notify a qualified
archaeologist meeting Secretary of Interior standards to assess the find.
b. ,If significant Native American _ cultural resources are _discovered the
archaeologist_ shall prepare a Treatment Plan for submission to the THPO
for approval.
G. Human remains encountered shall be handled consistent with the state law
provisions and implementation.
d. If requested by the Tribe the developer or the proiect archaeologist shall in
go faith consult on the discovery and its disposition (e.g. avoidance
�. preservation, return of artifacts to the Tribe, .eta
That the_proiect contractor be subject to the State law regarding the discovery and
disturbance of human remains should human remains be discovered during
construction_ of the proposed project.
a. In that circumstance, destructive activity in the immediate vicinity shall halt
and the County Coroner shall be contacted pursuant to State Health and
Safety Code 47050.5.
b. If the remains are determined to be of Native American -origin,the Native
American Heritage Commission (NAHC)shall be contacted.
C. The NAHC will make a determination of the Most Likely. Descendent (MLD).
d, The City of Palm Sprinqs and Developer will work with the designated M_ LD
to determine the final disposition of the remains.
PLANNING CONDITIONS
O
Resolution No. 6235
Conditions of Approval October 26, 2011
Case 3.3274 MAJ Time Extension Page 6 of 29 ID
PLN 1. The applicant agrees to accept and incorporate all conditions of approval
and/or mitigation measures recommended for this project by the Tribal
Council of the Agua Caliente Band of Cahuilla Indians.
PLN 2. Prior to submittal for plan check, the project shall incorporate in its design
significant new "sustainability features". These sustainability features shall
reflect the City's recently adopted sustainability policies. Included in these
sustainability features shall be the natural delighting features outlined by the
AAC for the underground parking and at least five (5) outlets for electric cars.
The proposed features shall be reviewed and approved by the Director of
Planning Services.
PLN 3. Final material and color selections shall be submitted for review and approval
by the Planning Commission prior to issuance of Building Permit.
PLN 4. Incorporate the design recommendations from the Architectural Advisory
Committee which include:
• The project will need to be carefully detailed architecturally
• Roof slope seems too low, evaluate and revise if possible.
• Windows and screens need to be scaled and reviewed to assure a deep
`punched window' appearance
• Provide skylights into the underground parking to reduce dependency on
artificial lighting means
• Evaluate the proportions and integration of the entry pediment with the
adjacent facades
• Raise the height of the entry pediment and study the proportions of the
columns.
PLN 5. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning and Zoning prior to
issuance of -a building permit. Landscape plans shall be approved by the
Riverside County Agricultural Commissioner's Office prior to submittal.
PLN 6. The final development plans shall be submitted in accordance with Section
9403.00 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.
PLN 7. 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
EO
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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.
PLN 8. Architectural approval shall be valid for a period of one year. Extensions of
time may be granted by the Planning Commission upon demonstration of
good cause.
PLN 9. The project is subject to the State of California Water Efficient Landscape
Ordinance . The
applicant shall submit an application for Final Landscape Document Package
to the Director of Planning and Zoning for review and approval prior to the
issuance of a building permit. The landscape_ package shall be reviewed and
rovided a stamped approval by the Desert Water Agency rior to submittal to
the Director of Planning. Refer to Chapter 8.60 of the Municipal Code for
specific requirements.
PLN 10. 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.
PLN 11. 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.
PLN 12. 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.
PLN 13. . Flat
Roof Requirements. Roof materials on flat roofs must conform to California
Title 24 thermal standards for "Cool Roofs". Such roofs must have a
minimum initial thermal emittance of 0.75 and minimum initial solar
reflectance of 0.70. Only matte (non-specular) roofing is allowed in colors
such as beige or tan.
PLN 14. All awnings shall be maintained and periodically cleaned.
PLN 15. All roof mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 9303.00 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,
Resolution No. 6235
Conditions of Approval
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October 26, 2011
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and type of screening. Parapets shall be at least 6" above the equipment for
the purpose of screening.
PLN 16. 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.
PLN 17. Perimeter walls shall be designed, installed and maintained in compliance
with the corner cutback requirements as required in Section 9302.00.D.
PLN 18. 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.
PLN 19. The street address numbering/lettering shall not exceed eight inches in
height.
PLN 20. Details of pool fencing (material and color) and equipment area shall be
submitted with final landscape plan.
PLN 21. No sirens, outside paging or any type of signalization will be permitted, except
approved alarm systems.
PLN 22. No outside storage of any kind shall be permitted except as approved as a
part of the proposed plan.
PLN 23. Vehicles associated with the operation of the proposed development including
company vehicles or employees vehicles shall not be permitted to park off the
proposed building site unless a parking management plan has been
approved.
PLN 24. The project shall comply with the City of Palm Springs Transportation
Demand Management (TDM) Ordinance which establishes transportation
demand management requirements for the City of Palm Springs. Refer to
Chapter 8.4 of the Municipal Code for specific requirements.
PLN 25. Prior to the issuance of building permits, locations of all telephone and
electrical boxes must be indicated on the building plans and must be
completely screened and located in the interior of the building. Electrical
transformers must be located toward the interior of the project maintaining a
sufficient distance from the frontage(s) of the project. Said transformer(s)
must be adequately and decoratively screened.
PLN 26. The applicant shall provide all tenants with Conditions of Approval of this
project. 0
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Conditions of Approval
Case 3.3274 — MAJ Time Extension
October 26, 2011
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PLN 27. Loading space facilities shall be provided in accordance with Section 9307.00
of the Zoning Ordinance. Said facilities shall be indicated on the site plan and
approved prior to issuance of building permits.
PLN 28. Parking lot light fixtures shall align with stall striping and shall be located two
to three feet from curb face.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs
Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on -site, all appropriate permits must be secured.
ENGINEERING CONDITIONS
The Engineering Division recommends that if this application is approved, such
approval is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
STREETS
ENG 1. The Engineering Division recommends deferral of off -site improvement items
(identified as "Deferred') at this time due to lack of full improvements in the
immediate area. The owner shall execute a street improvement covenant
agreeing to construct all required street improvements upon the request of the
City of Palm Springs City Engineer at such time as deemed necessary. The
covenant shall be submitted with the Grading Plan, and shall be executed
prior to approval of the Grading Plan or issuance of grading or building
permits. A covenant preparation fee in effect at the time that the covenant is
submitted shall be paid by the applicant prior to issuance of any grading or
building permits.
ENG 2. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
ENG 3. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plans shall be approved by the City
0 Engineer prior to issuance of any building permits.
Resolution No. 6235
Conditions of Approval
Case 3.3274 — MAJ Time Extension
October 26, 2011
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ENG 4. Master planned roadways (Sunrise Way and Amado Road) shall be improved
to the Final Section 14 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.
SUNRISE WAY
ENG 5. Dedicate additional right-of-way to provide the ultimate half street right-of-way
width of 50 feet along the entire frontage.
ENG 6. Remove the existing curb and gutter and construct an 8 inch curb and gutter
located 38 feet from centerline along the entire frontage, in accordance with
City of Palm Springs Standard Drawing No. 200.
ENG 7. Construct a 15 feet wide driveway approach located approximately 115 feet
and 225 feet south of the north property line of the site, in accordance with
City of Palm Springs Standard Drawing No. 201. The northerly driveway shall
be restricted to ingress only and the southerly driveway shall be restricted to
egress only. Traffic signage and striping shall be installed to enforce access
restrictions. 0
ENG 8. Construct a 24 feet wide driveway approach located approximately 20 feet
south of the north property line of the site in accordance with City of Palm
Springs Standard Drawing No. 201. The access shall be gated and locked,
utilizing a combination of a Tomar strobe -activated switch and an approved
Knox key electric switch for emergency access as approved by the Fire
Marshall.
ENG 9. Construct a meandering 5 feet wide sidewalk separated by a 4 feet wide
landscaped parkway behind the curb, along the entire frontage in accordance
with the Section 14 Final Master Development Plan Specific Plan (dated
November 2004). 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.
ENG 10. In accordance with the Section 14 Final Master Development Plan Specific
Plan (dated November 2004), the applicant shall plant Washingtonia robusta
palm trees with a trunk height of 38 to 42 feet along the Sunrise Way
frontage, at 60 feet spacing, two canopy shade trees between each new palm
tree at 30 feet spacing, and a 3 feet high evergreen hedge at the curb, as
approved by the Director of Planning Services. The palm trees shall be
uplighted, consistent with existing palm tree lighting along the Tahquitz
Canyon Way corridor. The applicant shall be responsible for the perpetual
maintenance of the new palm trees and other parkway landscaping along the
Resolution No. 6235
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October 26, 2011
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Sunrise Way frontage. The specific landscape 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.
ENG 11. Design and install an electrical system for installation of Sunrise Way
decorative light fixtures (26 feet to 30 feet tall) consistent with the existing
decorative lighting system along Tahquitz Canyon Way, including banner
supports and overhead pedestrian -level lighting on the sidewalk. The
applicant shall furnish and install the decorative light fixtures, luminaires and
supporting electrical system. The electrical system shall be operated by a
separate electric meter, as approved by the City Engineer. The lighting
system shall be installed and operational, and accepted for operation and
maintenance by the City, prior to issuance of a Certificate of Occupancy,
unless otherwise allowed by the City Engineer.
ENG 12. Construct a 14-feet wide raised, landscaped median island as specified by
the City Engineer along the entire frontage. Deferred
ENG 13. Construct pavement with a minimum pavement section of 5 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter to clean sawcut edge of pavement along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 110
and 340. Additional pavement removal and replacement may be required
upon review of existing pavement cross -sections, and to ensure grade breaks
of the pavement cross-section do not occur within a travel lane. 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.
AMADO ROAD
ENG 14. Dedicate an easement for sidewalk purposes as needed for those portions of
sidewalk located outside of the public right-of-way.
ENG 15. Remove the existing street improvements as necessary to construct a 50 feet
wide driveway approach, in accordance with City of Palm Springs Standard
Drawing No. 201. The centerline of the driveway approach shall be located
approximately 30 feet east of the west property line of the site.
ENG 16. The gated entry is subject to review and approval by the City Engineer and
Fire Marshall. The applicant shall provide an exhibit showing truck turning
movements around the entry, demonstrating the ability of standard size
vehicles to maneuver through the entry (without reversing) if unable to enter
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Conditions of Approval
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ON -SITE
October 26, 2011
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the project. A minimum of 50 feet shall be provided between the back of
sidewalk on the adjacent street and the gated entry directory/control panel,
with an approved maneuvering area provided between the directory/control
panel and the entry gates. The ingress and egress lanes shall be a minimum
of 20 feet wide, unless otherwise approved by the Fire Marshall. An opticom
or Tomar system (or approved equal) for automatic operation by emergency
vehicles, with uninterrupted power supply (battery back-up), shall be installed
for the entry gates, meeting the approval of the Fire Marshall.
ENG 17. All on -site drive aisles shall be two-way with a minimum 24 feet wide travel
way (as measured from face of curb) where no on -street parking is proposed.
ENG 18. Regulatory Type R26 "No Parking" signs or red curb shall be installed along
the surface access road and the emergency access 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.
ENG 19. The minimum pavement section for all on -site drive aisles and parking spaces
shall be 21/2 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.
ENG 20. The emergency access drive aisle may be constructed of turf block or
alternative materials, as approved by the Fire Marshall.
ENG 21. 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
ENG 22. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes. The on -site sewer system shall
connect to the existing sewer main with a standard sewer lateral connection
in accordance with City of Palm Springs Standard Drawing No. 405.
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Conditions of Approval
Case 3.3274 -- MAJ Time Extension
GRADING
October 26, 2011
Page 13 of 29
ENG 23. Submit a Precise Grading and Paving Plan prepared by a California
registered civil engineer to the Engineering Division for review and approval.
The Precise Grading and Paving Plan shall be approved by the City Engineer
prior to issuance of grading permit.
Fugitive Dust Control Plan shall be prepared by the applicant
and/or its grading contractor and submitted to the Engineering
Division for review and approval. The applicant and/or its grading
contractor shall be required to comply with Chapter 8.50 of the City
of Palm Springs Municipal Code, and shall be required to utilize
one or more "Coachella Valley Best Available Control Measures" as
identified in the Coachella Valley Fugitive Dust Control Handbook
for each fugitive dust source such that the applicable performance
standards are met. The applicant's or its contractor's Fugitive Dust
Control Plan shall be prepared by staff that has completed the
South Coast Air Quality Management District (AQMD) Coachella
Valley Fugitive Dust Control Class. The applicant and/or its grading
contractor shall provide the Engineering Division with current and
valid Certificate(s) of Completion from AQMD for staff that has
completed the required training. For information on attending a
Fugitive Dust Control Class and information on the Coachella
Valley Fugitive Dust Control Handbook and related "PM10" Dust
Control issues, please contact AQMD at (909) 396-3752, or at
http_//www.AQMD.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 Precise Grading and Paving plan.
c) 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 or site plan; a copy of current Title Report; a copy of
Soils Report; a copy of the associated Hydrology Study/Report; and a
copy of the associated Water Quality Management Plan.
ENG 24. 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
Resolution No. 6235
Conditions of Approval
Case 3.3274 - MAJ Time Extension
October 26, 2011
Page 14 of 29
Tribal monitors during grading or other construction, and to arrange payment
of any required fees associated with Tribal monitoring.
ENG 25. In accordance with an approved PM-10 Dust Control Plan, perimeter fencing
shall be installed. Fencing shall have screening that is tan in color; green
screening will not be allowed. Perimeter fencing shall be installed after
issuance of Grading Permit, and immediately prior to commencement of
grading operations.
ENG 26. Perimeter fence screening shall be appropriately maintained, as required by
the City Engineer. Cuts (vents) made into the perimeter fence screening shall
not be allowed. Perimeter fencing shall be adequately anchored into the
ground to resist wind loading.
ENG 27. 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 and restored, in accordance with Palm
Springs Municipal Code Section 8.50.022. Following stabilization and
restoration of all disturbed areas, perimeter fencing shall be removed, as
required by the City Engineer.
Add the following condition as follows:
ENG 27a. Prior to issuance of grading permit, the applicant shall provide verification to
the City that the fee has been paid to the Agua Caliente Band of Cahuilla
Indians in accordance with the Tribal Habitat Conservation Plan THCP .
ENG 28. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
- j
MIN 11101arrAlfffs SM". W.
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Modify the following condition as follows:
ENG 29. Notice of Intent to comply with Statewide California General Construction
Stormwater Permit (Water Quality Order
2, 2002 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
Resolution No. 6235
Conditions of Approval
Case 3.3274 - MAJ Time Extension
October 26, 2011
Page 15 of 29
Waste Discharge Identification (WDID) number shall be provided to the City
Engineer prior to issuance of a grading permit.
Add the following condition as follows:
ENG 29a. Proiects 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). The project applicant shall cause the approved final project -
specific Water Quality Management Plan to be incorporated by reference or
attached to the ro'ect'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.
- •
Modify the following condition as follows:
ENG 30. In accordance with City of Palm Springs Municipal Code, Section 8.550.022 (h)
8.50.025 , the applicant shall post with the City a cash bond of two
thousand dollars ($2,000.00) per disturbed acre at the time of issuance of
grading permit for mitigation measures for erosionlblowsand relating to this
property and development.
ENG 31. A GeotechnicallSoils 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.
Add the following conditions as follows:
ENG 31a.The applicant shall provide all necessary geotechnical/soils inspections and
testing in _accordance with the GeotechnicallSoils Report prepared for the
ro'ect. 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
Resolution No. 6235
Ganditions of Approval
Case 3.3274 — MAJ Time Extension
October 26, 2011
Page 16 of 29
occupancy will be issued until the required certification is provided to the City
Engineer.
ENG 31b.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 foundation.
ENG 32. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the
export of soil will be required to present a clearance document from a
Department of Food and Agriculture representative in the form of an approved
"Notification of Intent To Move Soil From or Within Quarantined Areas of
Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to
approval of the Grading Plan. The California Department of Food and
Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert
(Phone: 760-776-8208).
Add the following Section and conditions as follows:
WATER QUALITY MANAGEMENT PLAN
ENG 32a.A Final Proiect-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 within the underground parking
garage and the on -site private drive aisles. Direct release of nuisance water
to adjacent public streets is prohibited. Construction of operational BMP's
shall be incorporated into the Precise Grading and Paving Plan.
ENG 32b. Prior to issuance of any wading 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 Final Proiect-S ecific WQMP. Other
alternative instruments for requiring implementation of the approved Final
Project -Specific WQMP include: requiring the implementation of the Final
Proiect-Specific WQMP in Property Owner Association Covenants,
Conditions, and Restrictions (CC&R's); formation of Landscape, Lighting and
Maintenance Districts Assessment Districts or Community Service Areas
responsible for implementing the Final Project -Specific WQMP ore uivalent.
Alternative instruments must be approved by the City Engineer prior _to_the
issuance of any, gradingor building permits.
Resolution No, 6235
Conditions of Approval
Case 3.3274 — MAJ Time Extension
October 26, 2011
Page 17 of 29
ENG 32c. Prior to issuance of certificate of occupancy or final City approvals, the
applicant shall:
(1) Demonstrate that all structural BMP's have been constructed and installed
in conformance with approved plans and specifications;
2 Demonstrate that applicant is prepared to implement all non-structural
BMP's included in the approved Final Project -Specific WQMP, conditions
of approval, or grading/building conditions: and
(3) Demonstrate that an adequate number of copies of the approved Final
Proiect-Specific WQMP are available_ for the future owners (where
applicable).
DRAINAGE
ENG 33. 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.
ENG 34. Direct release of on -site nuisance water or stormwater runoff shall not be
permitted to Sunrise Way or Amado Road. Provisions for the interception of
nuisance water from entering adjacent public streets from the project site
shall be provided through the use of a minor storm drain system that collects
and conveys nuisance water to landscape or parkway areas, and in only a
stormwater runoff condition, pass runoff directly to the streets through
parkway or under sidewalk drains.
Delete the following condition as follows:
Resolution No. 6235
Conditions of Approval October 26, 2011
Case 3.3274 — MAJ Time Extension Page 18 of 29
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■UTI.T. 0■ZIM-791111 mA-
ENG 36. 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 contaminated
stormwater and non-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 contaminated stormwater and non-
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.
ENG 37. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212.00 per acre per Resolution
No. 15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
ENG 38. 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
Resolution No. 6235
Conditions of Approval
Case 3.3274 — MAJ Time Extension
October 26, 2011
Page 19 of 29
City Engineer. The pavement condition of the existing off -site streets shall be
returned to a condition equal to or better than existed prior to construction of
the proposed development.
ENG 39. 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.
ENG 40. All proposed utility lines shall be installed underground.
ENG 41. In accordance with Chapter 8.04,401 of the City of Palm Springs Municipal
Code, all existing and proposed electrical lines of thirty-five thousand volts or
less and overhead service drop conductors, and all gas, telephone, television
cable service, and similar service wires or lines, which are on -site, abutting,
and/or transecting, shall be installed underground unless specific restrictions
are shown in General Orders 95 and 128 of the California Public Utilities
Commission, and service requirements published by the utilities. The existing
overhead utilities across the property meet the requirement to be 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.
C
Resolution No. 6235
Conditions of Approval
Case 3.3274 - MAJ Time Extension
October 26, 2011
Page 20 of 29
ENG 42. All existing utilities shall be shown on the improvement plans required for the
project. The existing and proposed service laterals shall be shown from the
main line to the property line.
ENG 43. 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 drawing file), DXF (AutoCAD ASCII drawing exchange
file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type
and format of the digital data to be submitted to the City may be authorized,
upon prior approval of the City Engineer.
ENG 44. 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 certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior
to construction.
ENG 45. Nothing shall be constructed or planted in the corner cut-off area of any
driveway which does or will exceed the height required to maintain an
appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
ENG 46. 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
ENG 47. 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 there from, and copies of record documents shall be submitted with
the Final Map to the Engineering Division as part of the review of the Map.
The Final Map shall be approved by the City Council prior to issuance of
building permits.
ENG 48. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be
submitted to the City Attorney for review and approval for any restrictions
related to the Engineering Division's recommendations. The CC&R's shall be
approved by the City Attorney prior to approval of the Final (Parcel) Map, or in
the absence of a Final (Parcel) Map, shall be submitted and approved by the
City Attorney prior to issuance of a Certificate of Occupancy.
Resolution No. 6235
Conditions of Approval
Case 3.3274 - MAJ Time Extension
October 26, 2011
Page 21 of 29
ENG 49. 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
ENG 50. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development, in accordance with City of Palm Springs Standard Drawing No.
620 through 625.
ENG 51. Install traffic signage at the emergency access driveway restricting access to
emergency vehicles only.
ENG 52. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development.
ENG 53. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, and striping, associated with the proposed development
shall be replaced as required by the City Engineer prior to issuance of a
Certificate of Occupancy.
GenstFuE;tien signing, lighting and baffiGading shall be pFevided fGF on all
by ed by the Gity EngineeF.
a rninornum, all GeRMFUGtigll signing, lighting and baFFiGading Ghall he in
aGGGFdaRGe With State of California, IDepartment of TFanspeFtatien, "Manual of
A.'erk Zone &" dated
• _
w .
TRAFFIC
Modify the following condition as follows:
Resolution No. 6235
Conditions of Approval
Case 3.3274 — MAJ Time Exten=;i.".n
October 26, �10I I
Page 22 of 29
ENG 54. Construction signing, lighting and barricading shall be provided fec-on-al
pFeje4&-_durinR 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 State of GalifGFRia,
Work " dated 1996 Part 6 "Temporary Traffic Control" of the California
Manual on Uniform Traffic Control Devices for Streets and Highways, dated
1096-September 26, 2006, or subsequent additions editions in force at the
time of construction.
ENG 55. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
These conditions are subject to final plan check and review. Initial fire department
conditions have been determined on the site plan dated 5i30?2008 and rc ceived by the
Planning Department on 8/18/08. Additional requirements may be required at that time
based on revisions to site plans.
Fire Department Conditions were based on the 2007 California Fire Code. Four
complete sets of plans for private fire service mains, fire alarm, or fire sprinkler systems
must be submitted at time of the building plan submittal.
FID 1. Public Safety CFD: The Project will bring a significant number of additional
residents to the community. The City's existing public safety and recreation
services, including police protection, criminal justice, fire protection and
suppression, ambulance, paramedic, and other safety services and recreation,
library, cultural services are near capacity. Accordingly, the City may
determine to form a Community Services District under the authority of
Government Code Section 53311 et seq, or other appropriate statutory or
municipal authority. Developer agrees to support the formation of such
assessment district and shall waive any right to protest, provided that the
amount of such assessment shall be established through appropriate study and
shall not exceed $500 annually with a consumer price index escalator. The
district shall be formed prior to sale of any lots or a covenant agreement shall
be recorded against each parcel, permitting incorporation of the parcel in the
district.
FID 2. 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
Resolution No. 6235
Conditions of Approval
Case 3.3274 — MAJ Time Extension
October 26, 2011
Page 23 of 29
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 as stated in the Palm
Springs Municipal Code Chapter 11.03.
FID 3. Fire Department Access: Fire Department Access Roads shall be provided
and maintained in accordance with (Sections 503 CFC)
Minimum Access Road Dimensions:
FID 4. Fire apparatus access roads shall have an unobstructed width of not less
than 20 feet; a greater width for private streets may be required by the City
engineer to address traffic engineering, parking, and other issues. The Palm
Springs Fire Department requirements for two-way private streets, is a
minimum width of 24 feet is required for this project, unless otherwise allowed
by the City engineer. No parking shall be allowed in either side of the
roadway.
FID 5. The 24' wide access road from Amado Road on the west side of the complex
that transitions into the 24' turf block is designated as a fire lane.
FID 6. Access During Construction (CFC 503): Access for firefighting equipment
shall be provided to the immediate job site at the start of construction and
maintained until all construction is complete. Fire apparatus access roads
shall have an unobstructed width of not less than 20 feet and an unobstructed
vertical clearance of not less than 13'6". Fire Department access roads shall
have an all weather driving surface and support a minimum weight of 73,000
lbs.
FID 7. Fire Apparatus Access Gates (8.04.260 PSMC): Entrance gates shall have a
clear width of at least 15 feet and be equipped with a frangible chain and
padlock during construction.
FID 8. Buildings and Facilities (CFC 503.1.1): Approved fire apparatus access roads
shall be provided for every facility, building or portion of a building hereafter
constructed or moved into or within the jurisdiction. The fire apparatus access
road shall comply with the requirements of this section and shall extend to
within 150 feet (45 720 mm) of all portions of the facility and all portions of the
exterior walls of the first story of the building as measured by an approved
route around the exterior of the building or facility.
FID 8. Additional Access Required (CFC 503.1.2): The fire code official is authorized
to require more than one fire apparatus access road based on the potential
for impairment of a single road by vehicle congestion, condition of terrain,
climatic conditions or other factors that could limit access to multifamily
Resolution No. 6235
Conditions of Approval
Case 3.3274 MAJ Time Extension
October 26, 2011
Page 24 of 29
residential and one or two family dwelling where the number of dwelling units
exceeds 30 shall be provided with two separate and approved fire apparatus
access roads. The secondary access from Sunrise Way meets fire
department approval. The 16' gate shall utilize a combination of a Tomar
strobe -activated switch and an approved Knox key electric switch.
FID 9. Access Road Design Required (CFC 503.1.4): Entrance from Sunrise Way
must provide both a left and right turn access into project site that must meet
apparatus turning radius requirements. The fire code official shall evaluate
access road design in terms of total response efficiency. The fire code official
is authorized to make modifications to access road network design, access
road routes and inter -connectivity with new or existing roads so that response
efficiency is maintained.
FID 10. Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an
unobstructed width of not less than 24 feet except for approved security gates
in accordance with Section 503.6 and an unobstructed vertical clearance of
not less than 13 feet 6 inches.
FID 11. Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and
maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW)
and shall be surfaced so as to provide all-weather driving capabilities.
FID 12. Turning radius (CFC 503.2.4): The required turning radius of a fire apparatus
access road shall be determined by the fire code official. Fire access road
turns and corners shall be designed with a minimum inner radius of 25 feet
and an outer radius of 43 feet. Radius must be concentric.
FID 13. Dead Ends (CFC 503.2.5): Dead-end fire apparatus roads in excess of 150
feet in length shall be provided with an approved area for turning around fire
apparatus. The City of Palm Springs has two approved turn around
provisions. One is a cul-de-sac with an outside turning radius of 43 feet from
centerline. The other is a hammerhead turnaround meeting the Palm Springs
Public Works and Engineering Department standard dated 9-4-02.
FID 14. Designated Fire Lanes: Private developments shall be not less than 24 feet
wide (curb face to curb face) with no parking on either side. The 24' wide
access road from Amado Road on the west side of the complex that
transitions into the 24' turf block is designated as a fire lane.
FID 15. Fire Lane Marking (CFC 503.3): Approved signs or other approved notices
shall be provided for fire apparatus access roads to identify such roads or
prohibit the obstruction thereof. Signs or notices shall be maintained in a
clean and legible condition at all times and is replaced or repaired when
necessary to provide adequate visibility.
Resolution No. 6235
Conditions of Approval
Case 3.3274 — MAJ Time Extension
October 26, 2011
Page 25 of 29
FID 16. Reduced Roadway Width: Areas with reduced roadway width at entry and
exit gates, entry and exit approach roads, traffic calming areas that are under
36 feet wide require red painted curb to maintain minimum 24 foot clear width.
Red curb shall be stenciled "NO PARKING" and "FIRE LANE" with white
paint.
FID 17. Security Gates (CFC 503.E): Th
apparatus access road shall be
gates are installed, they shall
operation. The security gates
maintained at all times.
installation of security gates across a fire
approved by the fire chief. Where security
have an approved means of emergency
and the emergency operation shall be
FID 18. Secured automated vehicle gates or entries shall utilize approved Knox
access switches as required by the fire code official. Secured non -automated
vehicle gates or entries shall utilize an approved padlock or chain (maximum
link or lock shackle size of inch) when required by the fire code official.
FID 19. The Amado Road main gate and the Sunrise Way secondary gate shall utilize
a combination of a Tomar strobe -activated switch and an approved Knox key
electric switch.
FID 20. Gate arms securing parking lots and parking structures shall be equipped with
a fire department approved dual -keyed Knox key electric switch. When
activated, the arm or arms shall open to allow fire and law enforcement
access.
FID 21. Approved security gates shall be a minimum of 15 feet in unobstructed drive
width on each side with gate in open position.
FID 22. In the event of a power failure, the gates shall be defaulted or automatically
transferred to a fail safe mode allowing the gate to be pushed open without
the use of special knowledge or any equipment. If a two -gate system is used,
the override switch must open both gates.
FID 23. If there is no sensing device that will automatically open the gates for exiting,
a fire department approved Knox electrical override switch shall be placed on
each side of the gate in an approved location.
FID 24. A final field inspection by the fire code official or an authorized representative
is required before electronically controlled gates may become operative.
Prior to final inspection, electronic gates shall remain in a locked -open
position.
Resolution No. 6235
Conditions of Approval
Case 3.3274 — MAJ Time Extension
October 26, 2011
Page 26 of 29
FID 25. Premises Identification (CFC 505.1): New and existing buildings shall have
approved address numbers, building numbers or approved building
identification placed in a position that is plainly legible and visible from the
street or road fronting the property. These numbers shall contrast with their
background. Address numbers shall be Arabic numerals or alphabet letters.
Numbers shall be a minimum of 4" high with a minimum stroke width of 0.5".
FID 26. Key Box Required to be Installed (CFC 506.1): Where access to or within a
structure or an area is restricted because of secured openings or where
immediate access is necessary for life-saving or fire -fighting purposes, the fire
code official is authorized to require a key box to be installed in an approved
location.
FID 27. Location of Knox boxes: A Knox box shall be installed at every locked gate.
Boxes shall be mounted at 5 feet above grade. Show location of boxes on
plan elevation views. Show requirement in plan notes.
FID 28. Operational Fire Hydrant(s) (CFC 508.1, 508.5.1 & 1412.1): Operational fire
hydrant(s) shall be installed within 250 feet of all combustible construction.
They shall be installed and made serviceable prior to and during construction.
No landscape planting, walls, or fencing is permitted within 3 feet of fire
hydrants, except ground cover plantings.
FID 29. Fire Flow (CFC 508.3): Fire flow requirements for buildings or portions of
buildings and facilities are estimated to be 4,000 GPM for the multi story
residential units and subterranean parking with the installation of fire
sprinklers based on Appendix B of the 2007 CFC.
FID 30. Fire Flow (CFC 508.3): Fire flow requirements for buildings or portions of
buildings and facilities are estimated to be 1,500 GPM for the Club House
with the installation of fire sprinklers based on Appendix B of the 2007 CFC.
FID 31. Identification (CFC 510.1): Fire protection equipment shall be identified in an
approved manner. Rooms containing controls for air-conditioning systems,
sprinkler risers and valves, or other fire detection, suppression or control
elements shall be identified for the use of the fire department. Approved signs
required to identify fire protection equipment and equipment location, shall be
constructed of durable materials, permanently installed and readily visible.
FID 32, Elevator Recall Required (CFC 607.1): Elevators shall be provided with
Phase I emergency recall operation and Phase 11 emergency in -car operation
in accordance with AS ME A17.1.
FID 33. NFPA 13 Sprinkler System required for the Club House Building and
Subterranean Parking (903.3.1.1). Where the provisions of this code require
Resolution No. 6235
Conditions of Approval
Case 3.3274 — MAJ Time Extension
October 26, 2011
Page 27 of 29
that a building or portion thereof be equipped throughout with an automatic
sprinkler system in accordance with this section, sprinklers shall be installed
throughout in accordance with NFPA 13 except as provided in Section
903.3.1.1.1.
FID 34. NFPA 13R sprinkler system required for the multi -story residential units
(903.3.1.2). Where allowed in buildings of Group R, up to and including four
stories in height, automatic sprinkler systems shall be installed throughout in
accordance with NFPA 13R.
FID 35. Audible Water Flow Alarms (CFC 903.4.2): An approved audible sprinkler
flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or
equal) shall be provided on the exterior of the building in an approved
location. An approved audible sprinkler flow alarm (Wheelock horn/strobe #
MT4-115-W H-VFR with WBB back box or equal) to alert the occupants shall
be provided in the interior of the building in a normally occupied location.
FID 36. Valve and Water -Flow Monitoring (CFC 903.4): All valves controlling the fire
sprinkler system water supply, and all water -flow switches, shall be
electrically monitored. All control valves shall be locked in the open position.
Valve and water -flow alarm and trouble signals shall be distinctly different and
shall be automatically transmitted to an approved central station.
FID 37. Fire Alarm System: Fire alarm system is required and installation shall
comply with the requirements of NFPA 72, 2002 Edition.
FID 38. Standpipe Systems Required (CFC 905.3): Class 1 Standpipe system is
required in addition to the automatic sprinkler system.
FID 39. Portable Fire Extinguisher (CFC 906.1): Portable fire extinguishers shall be
installed. Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet
of floor or grade travel distance for normal hazards. Portable fire
extinguishers shall not be obstructed or obscured from view. Portable fire
extinguishers shall be installed so that the top I not more than 5 feet above
the floor.
Requirements for the Club House commercial kitchen:
FID 40. Ventilating Hood & Duct System (CFC 904.11 & CMC 507.1): A Type
ventilating hood and duct system shall be provided for commercial -type food
heat -processing equipment that produces smoke or grease -laden vapors.
FID 41. Listed Duct Fire Wrap: The listed duct fire wrap shall provide a two-hour
rating.
Resolution No. 6235
Conditions of Approval October 26, 2011
Case 3.3274 — MAJ Time Extension Rage 28 of 29
FID 42. Fire Suppression Systems Testing (CFC 904.4 & NFPA 17A: 6.4.1): 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.
FID 43. Fire Extinguishing System Required (CFC 904.11): Approved UL 300
automatic fire -extinguishing systems shall be provided for the protection of
commercial type -cooking equipment.
FID 44. Automatic Power and Fuel Shutoffs (CFC 904.11.2 & CIVIC 513.4.1): 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.
F1D 45. Portable Fire Extinguishers for Food Processing Equipment (CFC 906.1 & 4):
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. The preferred
location is near the exit from the cooking equipment area.
FID 46. Cooking Hood System Clearances (CIVIC 507.2.1): Where enclosures are not
required, hoods, grease removal devices, exhaust fans, and ducts shall have
a clearance of at least 18 in. to combustible material, 3 in. to limited -
combustible material, and 0 in. to noncombustible material. (4.2.1 NFPA 96)
Where a hood, duct, or grease removal device is listed for clearances less
than those required above the listing requirements shall be permitted.
FID 47. Type I Cooking Hoods (CMC 508.1.1): Type I cooking hoods shall be
constructed of and be supported by steel not less than 1.09 mm (0.043 in.)
(No. 18 MSG) in thickness or stainless steel not less than 0.94 mm (0.037 in.)
(No. 20 MSG) in thickness.
FID 48. Type I Cooking Hood Enclosure (CIVIC 508.2): All seams, joints, and
penetrations of Type I cooking hood enclosure that direct and capture grease -
laden vapors and exhaust gases shall have a liquid tight continuous external
weld to the hood's lower outermost perimeter.
FID 49. Grease Ducts (CIVIC 510.5.1): Grease ducts shall be constructed of and
supported by carbon steel not less than 1.37 mm (0.054 in.) (No. 16 MSG) in
thickness or stainless steel not less than 1.09 mm (0.043 in.) (No. 18 MSG) in
thickness. O
Resolution No. 6235
Conditions of Approval
Case 3.3274 — MAJ Time Extension
October 26, 2011
Page 29 of 29
FID 50. Grease Duct Construction (CMC 510.5.2.1): All seams, joints, penetrations,
and duct -to -hood collar connections of grease ducts shall have a liquid tight
continuous external weld.
FID 51. Air Balance/Performance Test (CMC 511.2.2): Upon completion and before
final approval of the installation of a ventilation system serving commercial
food heat -processing equipment, a performance test shall be required to
verify the rate of airflow and proper operation. Replacement air quantity shall
be adequate to prevent negative pressures in the commercial cooking area(s)
from exceeding 0.02 in. water column.
FID 52. Exhaust Fan Operation (CMC 511.2.3): A hood exhaust fan(s) shall continue
to operate after the extinguishing system has been activated.
FID 53. Exhaust/Makeup Air Operation (CMC 511.3): The exhaust and makeup air
systems shall be connected by an electrical interlocking switch.
FID 54. Fire Extinguishing System Annunciation (CMC 513.6.2): Where a fire alarm
signaling system is serving the occupancy where the extinguishing system is
located, the activation of the automatic fire -extinguishing system shall activate
the fire alarm signaling system.
FID 55. Listed Appliance Installation (CMC 515.1.2.1): All listed appliances shall be
installed in accordance with the terms of their listings and the manufacturer's
instructions.
FID 56. Listed Equipment Installation: All listed equipment shall be installed in
accordance with the terms of their listings and the manufacturer's instructions.
END OF CONDITIONS
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