HomeMy WebLinkAboutPC Resolution _6319- Case 3.2172 MAAA RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING CASE 3.2172 MAJ; AN APPLICATION
FOR A 2,348 SQUARE FOOT SINGLE FAMILY
RESIDENCE WITH A SECOND UNIT OF 1,165
SQUARE FEET, GARAGE AND UNCONDITIONED
SPACE OF 840 SQUARE FEET, ON A ROUGHLY
47,916 SQUARE FOOT LOT AT 295 CAMINO
CARMELITA; ZONE R-1-13; APN 513-410-040-2.
WHEREAS, William and Madelyn Trainor, (the "Applicant") have filed an application
with the City pursuant to Section 94.04.00 (Architectural Review) of the Palm Springs
Zoning Code (PSZC) for a Major Architectural application to allow a major renovation
and addition to an existing single family residence at 295 Camino Carmelita, Zone R-1-
B, APN 513-410-040-2, and
WHEREAS, on February 11, 2013, the Architectural Advisory Committee (AAC)
reviewed the proposed project and voted unanimously to recommend approval of the
project to the Planning Commission, and
WHEREAS, on March 13, 2013, a public meeting for Major Architectural Application
Case 3.2172 SFR was held by the Planning Commission in accordance with applicable
law; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including but not
limited to the staff report and all written and oral testimony presented.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the
project is a Class III exemption and is categorically exempt per Section 15303(a) (New
single-family residence).
Section 2: Architectural Review is required for development of each lot in Tract 29632
pursuant to Zoning Code Section 94.04.00. Specific aspects of design have been
examined to determine whether the proposed development will provide desirable
environment for its occupants as well as being compatible with the character of adjacent
and surrounding developments, and whether aesthetically it is of good composition,
materials, textures and colors. Conformance is evaluated based on consideration of the
following:
Site layout, orientation, location of structures and relationship to one
another and to open spaces and topography. Definition of pedestrian and
vehicular areas, i.e., sidewalks as distinct from parking areas,
Planning Commission Resolution 6319 March 13, 2013
Case 3.2172 MAJ; Renovation & Addition to an existing house at 295 Camino Carmelita Page 2 of 3
101
The project proposes a major renovation and addition to an existing single family house,
with landscaping and a pool. The project conforms to the setbacks and requirements
for open space and yards. The landscaping is designed to maintain privacy while not
blocking views. Staff has concluded the project conforms to this statement.
2. Harmonious relationship with existing and proposed adjoining
developments and in the context of the immediate neighborhood
community, avoiding both excessive variety and monotonous repetition,
but allowing similarity of style, if warranted;
The project is located in a neighborhood of large custom designed homes, each
individual in their design and orientation on the lots. The proposed house is
complementary to the existing development, and is respectful of views from adjacent
unbuilt lots. Staff believes the project conforms to this statement.
I Maximum height, area, setbacks and overall mass, as well as parts of any
structure (buildings, walls, screens towers or signs) and effective
concealment of all mechanical equipment;
The proposed residence conforms to all setbacks, height limits, minimum and maximum
area limits. Existing perimeter walls do not conform to the development standards of
the Zoning Code. The wall along Camino Monte is located in the corner cut -back.
Furthermore, no building permit is on file for the construction of the existing perimeter
wall. A condition of approval has been included to remove and replace the perimeter
walls with permits and in accordance with the zoning code. With this condition, staff has
concluded the project conforms to this statement.
4. Building design, materials and colors to be sympathetic with desert
surroundings; AND
5. Harmony of materials, colors and composition of those elements of a
structure, including overhangs, roofs, and substructures which are visible
simultaneously,
AND
6. Consistency of composition and treatment,
The project is proposed with a traditional "California ranch style" motif clad in stucco
with a metal shake roof. The materials and colors are warm hued colors considered to
be complementary to the desert. Staff has concluded the project is consistent with
these statements.
7. Location and type of planting, with regard for desert climate conditions.
Preservation of specimen and landmark trees upon a site, with proper
irrigation to insure maintenance of all plant materials;
Planning Commission Resolution 6319 March 13, 201.3
Case 3.2172 MAJ; Renovation & Addition to an existing house at 295 Camino Carmelita Page 3 of 3
The project proposes mostly drought -tolerant plant species deemed appropriate to the
desert environment. There are no landmark or specimen plants or trees on the site.
The project is therefore deemed in conformance with this statement.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case 3.2172 MAJ 1 SFR; a 3,483 square foot single
family home with a roughly 1,165 square foot guest casita, and 840 square feet of
unconditioned space on a roughly 47,916 square foot lot, subject to those conditions set
forth in the attached Exhibit A.
ADOPTED this 1 Sh day of March 2013.
AYES: 4, Weremuik, Vice Chair Hudson, Roberts and Chair Donenfeld
NOES: None
ABSENT: 3, Calerdine, Klatchko and Munger
ABSTAIN: None
ATTEST:
ts;wi�
r=clward O. Robertson
Principal Planner
CITY OF PALM SPRINGS, CALIFORNIA
RESOLUTION NO.6319
EXHIBIT A
Case 3.2172 MAJ - SFR
295 Camino Carmelita
March 13, 2013
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case
3.2172 MAJ 1 SFR; except as modified with the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped November 5, 2012,
including site plans, architectural elevations, exterior materials and colors,
landscaping, and grading on file in the Planning Division except as modified
by the conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 3.2172 MAJ - SFR. The City of Palm Springs will
promptly notify the applicant of any such claim, action, or proceeding against
C
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ — SFR 295 Camino Carmelita
Page 2 of 17
March 13, 2013
the City of Palm Springs and the applicant will either undertake defense of the
matter and pay the City's associated legal costs or will advance funds to pay
for defense of the matter by the City Attorney. If the City of Palm Springs fails
to promptly notify the applicant of any such claim, action or proceeding or fails
to cooperate fully in the defense, the applicant shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the City of Palm Springs.
Notwithstanding the foregoing, the City retains the right to settle or abandon
the matter without the applicant's consent but should it do so, the City shall
waive the indemnification herein, except, the City's decision to settle or
abandon a matter following an adverse judgment or failure to appeal, shall not
cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 8. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of
the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in -lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
to the valuation table in the Uniform Building Code, the fee being 112% for
commercial projects or 114% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple -Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) NOT required.
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ — SFR 295 Camino Carmelita
Page 3 of 17
March 13, 2013
ENV 2. Notice of Exemption. The project is exempt from the California Environmental
Quality Act (CEQA); therefore, an administrative fee of $64 shall be submitted
by the applicant in the form of a money order or a cashier's check payable to
the Riverside County Clerk within two business days of the Commission's
final action on the project. This fee shall be submitted by the City to the
County Clerk with the Notice of Exemption. Action on this application shall
not be considered final until such fee is paid (projects that are Categorically
Exempt from CEQA).
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down -lights shall be utilized. No lighting of
hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The 0
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape plans shall also be certified by the local water
agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
PLN 3. Flat Roof Requirements. Roof materials on flat roofs must conform to
California Title 24 thermal standards for "Cool Roofs". Such roofs must have
a minimum initial thermal emittance of 0.75 and minimum initial solar
reflectance of 0.70. Only matte (non-specular) roofing is allowed in colors
such as beige or tan.
PLN 4. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 5. Scree_ n Roof -mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ -- SFR 295 Camino Carmelita
Page 4 of 17
March 13, 2013
PLN 6. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 7. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 8. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 9. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 10. No off -site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
PLN 11. Remove un ermitted perimeter wall. No building permits were found on
record at the City for the perimeter masonry wall. If no permits can be shown,
the wall must be removed and rebuilt with both zoning and building permits,
pursuant to Section 93.02.00 of the Zoning Code, within the perimeter
boundaries of the lot, and in accordance with the California Building Code.
Walls in the roadway right-of-way that were built without permits must be
removed.
PLN 12. Paved Driveways. Pursuant to Section 93.06 of the zoning code, driveways
shall be paved as approved by the City Engineer. Gravel, decomposed
granite or other loose granular materials are prohibited due to potential for
erosion into the public right-of-way, and wind-borne dust.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on -site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
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.
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ - SFR 295 Camino Carmelita
Page 5 of 17
March 13, 2013
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
executed and notarized by the property owner(s) prior to approval of the Grading
Plan or issuance of grading or building permits. A current title report; or a copy of a
current tax bill and a copy of a vesting grant deed shall be provided to verify
current property ownership. 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 legally permitted 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 plan(s) shall be approved by the City Engineer
prior to issuance of any building permits. Deferred
CAMINO CARMELITA
ENG 4. Dedicate an easement 2 feet wide along the back of the proposed driveway
approach for sidewalk purposes. Deferred
ENG 5. Construct a 6 inch curb and gutter, 18 feet south of centerline along the entire
frontage, with a 25 feet radius curb return at the southeast corner of the
intersection of Camino Carmelita and Camino Monte in accordance with City of
Palm Springs Standard Drawing No. 200 and 206. Deferred
ENG 6. Construct a 6 inch concrete driveway at the motorized vehicle gate location, unless
otherwise approved by the City Engineer, from the property line to the existing
edge of pavement.
ENG 7. Construct a driveway approach at the motorized vehicle gate location in
accordance with City of Palm Springs Standard Drawing No. 201. Deferred
ENG 8. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210. Deferred 0
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ — SFR 295 Camino Carmelita
Page 6 of 17
March 13, 2013
ENG 9. Construct a Type A curb ramp meeting current California State Accessibility
standards at the southeast corner of the intersection of Camino Carmelita and
Camino Monte in accordance with City of Palm Springs Standard Drawing No. 212.
Deferred
ENG 10. Construct pavement with a minimum pavement section of 2-112 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
Camino Carmelita frontage in accordance with City of Palm Springs Standard
Drawing No. 110 and 300. 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. Deferred
ENG 11. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
CAMINO MONTE
ENG 12. Dedicate an easement 2 feet wide along the back of the proposed driveway
approach for sidewalk purposes. Deferred
ENG 13. Construct a 6 inch curb and gutter, 18 feet east of centerline along the entire
frontage, with a 25 feet radius curb return at the southeast corner of the
intersection of Camino Carmelita and Camino Monte in accordance with City of
Palm Springs Standard Drawing No. 200 and 206. Deferred
ENG 14. Construct a 6 inch concrete driveway at the motorized vehicle gate location, unless
otherwise approved by the City Engineer, from the ultimate property line to the
existing edge of pavement.
ENG 15. Construct a driveway approach at the motorized vehicle gate location in
accordance with City of Palm Springs Standard Drawing No. 201. Deferred
ENG 16. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210. Deferred
ENG 17. Construct pavement with a minimum pavement section of 2-112 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
Camino Monte frontage in accordance with City of Palm Springs Standard Drawing
No. 110 and 300. If an alternative pavement section is proposed, the proposed
pavement section shall be designed by a California registered Geotechnical
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ - SFR 295 Camino Carmelita
Page 7 of 17
March 13, 2013
Engineer using "R" values from the project site and submitted to the City Engineer
for approval. Deferred
ENG 18. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
SANITARY SEWER
ENG 19. All sanitary facilities shall be connected to the public sewer system. The existing
sewer service to the property may be used for new sanitary facilities. New laterals
shall not be connected at manholes.
GRADING
ENG 20. Submit cut and fill quantities to City Engineer to determine if a Grading Plan is
required. If required, the Grading Plan shall be submitted to the Engineering
Division for review and approval by the City Engineer prior to issuance of grading
permit. If the earthwork quantity is less than 50 cubic yards, a formal grading plan
is not required. To qualify for the exemption, a signed original written statement of
design earthwork quantities from the owner (or design professional, prepared on
company letterhead) shall be provided to the Engineering Division. Exemption of a
formal Grading Plan reviewed and approved by the City Engineer does not exempt
the applicant from a site grading plan that may be required from the Building
Department, or any other requirement that may be necessary to satisfy the
California Building Code.
a. Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading
contractor and submitted to the Engineering Division for review and approval.
The applicant and/or its grading contractor shall be required to comply with
Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required
to utilize one or more "Coachella Valley Best Available Control Measures" as
identified in the Coachella Valley Fugitive Dust Control Handbook for each
fugitive dust source such that the applicable performance standards are met.
The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared
by staff that has 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.clo . 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. 0
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ — SFR 295 Camino Carrnelita
Page 8 of 17
March 13, 2013
b. The first submittal of the Grading Plan shall include the following information:
a copy of final approved conformed copy of Conditions of Approval; a copy of
a final approved conformed copy of the Site Plan; a copy of current Title
Report; a copy of Soils Report; and a copy of the associated Hydrology
Study/Report.
ENG 21. Prior to approval of a Grading Plan or issuance of any permit, the applicant shall
obtain written approval to proceed with construction from the Agua Caliente Band
of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist. The
applicant shall contact the Tribal Historic Preservation Officer or the Tribal
Archaeologist at (760) 699-6800, to determine their requirements, if any,
associated with grading or other construction. The applicant is advised to contact
the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible.
If required, it is the responsibility of the applicant to coordinate scheduling of Tribal
monitors during grading or other construction, and to arrange payment of any
required fees associated with Tribal monitoring.
ENG 22. In accordance with an approved PM-10 Dust Control Plan, temporary dust control
perimeter fencing shall be installed. Fencing shall have screening that is tan in
color; green screening will not be allowed. Temporary dust control perimeter
fencing shall be installed after issuance of Grading Permit, and immediately prior to
commencement of grading operations.
ENG 23. Temporary dust control perimeter fence screening shall be appropriately
maintained, as requited 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 24. 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 25. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters. Deferred
ENG 26. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the
applicant shall post with the City a cash bond of two thousand dollars ($2,000.00)
per disturbed acre (if there is disturbance of 5,000 square feet or more) at the time
of issuance of grading permit for mitigation measures for erosionlblowsand relating
to this property and development.
ENG 27. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the grading
plan for the proposed development. A copy of the GeotechnicallSoils Report shall
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ — SFR 295 Camino Carmelita
Page 9 of 17
March 13, 2013
be submitted to the Engineering Division with the first submittal of a grading plan (if
required).
ENG 28. The applicant shall provide all necessary geotechnicallsoils inspections and testing
in accordance with the Geotechnical/Soils Report prepared for the project. All
backfill, compaction, and other earthwork shown on the approved grading plan
shall be certified by a California registered geotechnical or civil engineer, certifying
that all grading was performed in accordance with the GeotechnicallSoils Report
prepared for the project. Documentation of all compaction and other soils testing
are to be provided even though there may not be a grading plan for the project. No
certificate of occupancy will be issued until the required certification is provided to
the City Engineer.
ENG 29. The applicant shall provide pad elevation certifications for all building pads in
conformance with the approved grading plan, to the Engineering Division prior to
construction of any building foundation.
ENG 30. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export of
soil will be required to present a clearance document from a Department of Food
and Agriculture representative in the form of an approved "Notification of Intent To
Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los
Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan. The
California Department of Food and Agriculture office is located at 73-710 Fred
Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE
ENG 31. All stormwater runoff across the property shall be accepted and conveyed in a
manner acceptable to the City Engineer and released to an approved drainage
system. Stormwater runoff may not be released directly to the adjacent streets
without first intercepting and treating with approved Best Management Practices
(BMP's).
ENG 32. 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
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ — SFR 295 Camino Carmelita
Page 10 of 17
March 13, 2013
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 33. The project is subject to flood control and drainage implementation fees pursuant
to Resolution 14082. The acreage drainage fee at the present time is $7,271.00
per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a
building permit.
ENG 34. This property is located within a special flood hazard area (SFHA), and is subject
to the provisions of Chapter 8.68 et. seq. ("Flood Damage Prevention") of the Palm
Springs Municipal Code, and applicable state and federal laws and regulations.
Specifically, this property is located within a designated SFHA identified by Zone
AO (depth = 2.0) as shown on the current Federal Insurance Rate Map (FIRM) for
the City of Palm Springs, California, Riverside County, Community Panel Number
06065C1566G, dated August 28, 2008. The applicant shall comply with all
applicable local, state and federal laws and regulations associated with
development occurring within a SFHA.
ENG 35. In accordance with Chapter 8.68.150 of the Palm Springs Municipal Code, at a
minimum, the following items shall be submitted to the City by the applicant before
IF construction or other development begins within any Special Flood Hazard Area
(SFHA): plans in triplicate drawn to scale showing the location, dimensions, and
elevation of the area in question, existing or proposed structures, storage of
materials and equipment and their location; proposed locations of water supply,
sanitary sewer, and other utilities; grading information showing existing and
proposed contours, any proposed fill, and drainage facilities. The submittals shall
be subject to review and approval by the City Engineer. Specifically, the following
information is also required:
a. Base Flood Elevation (BFE) information as specified in Chapter 8.68.070 or
Section 8.68.140(c)(2) of the Palm Springs Municipal Code;
b. Proposed elevation in relation to mean sea level, of the lowest floor (including
basement) of all structures. In Zone AO(2), all new construction shall be
elevated above the highest adjacent grade to a height two feet above the depth
number specified in feet on the Federal Insurance Rate Map (FIRM) or elevated
at least 4 feet above the highest adjacent grade if no depth number is specified
(see Section 8.68.170(c)(1)(b) of the Palm Springs Municipal Code);
c. Proposed elevation in relation to mean sea level to which any nonresidential
structure will be flood proofed, as required in Chapter 8.68.170(c)(2) of the
Palm Springs Municipal Code and detailed in FEMA Technical Bulletin TB 3-93.
0
Resolution No, 6319
Conditions of Approval
Case 3.2172 MAJ — SFR 295 Camino Carmelita
Page 11 of 17
March 13, 2013
d. Certification from a registered civil engineer or architect that the nonresidential IJ
flood proofed building meets the flood proofing criteria in Chapter
8.68.170(c)(2) of the Palm Springs Municipal Code.
e. For a crawl -space foundation, location, and total net area of foundation
openings as required in Chapter 8.68.170(c)(3) of the Palm Springs Municipal
Code and detailed in FEMA Technical Bulletins 1-93 and 7-93.
f. Description of the extent to which any watercourse will be altered or relocated
as a result of proposed development.
g. All appropriate certifications listed in Section 8.68.140(e) of the Palm Springs
Municipal Code.
ENG 36. Applicant shall provide the Building Department with the elevation of the lowest
floor. The elevation certification shall be done, on a form acceptable to FEMA, by a
registered professional civil engineer or surveyor.
ENG 37. Development of the site shall preserve existing drainage patterns, natural streams
and local watershed boundaries. Preservation of existing drainage ways that
extend across the lot is required. Provisions for protecting existing drainage ways
and maintaining natural drainage systems, acceptable to the City Engineer, are
required for this project when construction encroaches into drainage way.
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 backfiiled 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.
ENG 39. All proposed utility lines shall be installed underground.
ENG 40. The record property owner(s) shall enter into a covenant agreeing to underground
all of the existing overhead utilities required by the Municipal Code in the future
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ — SFR 295 Camino Carmelita
Page 12 of 17
March 13, 2013
upon request of the City of Palm Springs City Engineer at such time as deemed
necessary. The covenant shall be executed and notarized by the property owner
and submitted to the City Engineer prior to issuance of a grading or building permit.
A current title report or a copy of a current tax bill and a copy of a vesting grant
deed shall be provided to verify current property ownership. 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 41. All existing utilities shall be shown on the improvement plans if required for the
project. The existing and proposed service laterals shall be shown from the main
line to the property line.
ENG 42. Upon approval of any improvement plan (if required) 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 by the City Engineer.
ENG 43. The original improvement plans prepared for the proposed development and
approved by the City Engineer (if required) shall be documented with record
drawing "as -built" information and returned to the Engineering Division prior to
issuance of a final certificate of occupancy. Any modifications or changes to
approved improvement plans shall be submitted to the City Engineer for approval
prior to construction.
ENG 44. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to maintain
an appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
ENG 45. All proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/or curb shall have City approved deep root barriers installed in
accordance with City of Palm Springs Standard Drawing No. 904. Deferred
TRAFFIC
ENG 46. 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 47. 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
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ — SFR 295 Camino Carmelita
Page 13 of 17
March 13, 2013
Control Devices for Streets and Highways, dated January 13, 2012, or subsequent
editions in force at the time of construction.
FIRE DEPARTMENT CONDITIONS
These Fire Department conditions may not provide all requirements. Detailed plans are
still required for review.
These Fire Department conditions may not provide all requirements. Detailed plans are
still required for review.
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the site plan dated
November 5, 2012 . Additional requirements may be required at that
time based on revisions to site plans.
FID 2 Fire Department Conditions were based on the 2010 California Fire Code.
Four complete sets of plans for private fire service mains, fire alarm, or fire
sprinkler systems must be submitted at time of the building plan submittal.
FID 3 Plot Plan: Prior to completion of the project, an 8.5"x11" plot plan or drawing,
and an electronic version in an industry standard file format capable of being used in a
geographical information system (GIS) preferably an ESRI shape file(s) shall be
provided to the fire department. The GIS file shall be projected in the California State
Plane Zone VI coordinate system and capable of being re -projected into the North
American Datum 1983 coordinate system. PDF files by themselves will not meet this
requirement. The GIS and ESRI shape file(s) shall clearly show all access points, fire
hydrants, KNOXTm box locations, fire department connections, dwelling unit or suite
identifiers, main electrical panel location(s), sprinkler riser and fire alarm locations.
Industry standard symbols used in emergency management and pre -fire planning are
encouraged. Large projects may require more than one page. AutoCAD files will be
accepted but must be approved prior to acceptance.
FID 4 PLANS AND PERMITS
When there are significant changes in occupancy, water supply, storage
heights, type, and quantity of storage, storage configurations, Tenant
Improvements or any other changes which may affect the fire sprinkler
system design, the owner, tenant or contractor shall submit plans and
secure permits.
Complete plans for private fire service mains or fire sprinkler systems
should be submitted for approval well in advance of installation. Plan
reviews can take up to 20 working days. Submit a minimum of four (4)
sets of drawings for review. Upon approval, the Fire Prevention Bureau
will retain two sets.
Resolution No. 6319
Conditions of Approval Page 14 of 17
Case 3.2172 MAJ -- SFR 295 Camim) Carmelita March 13, 2413
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: M — TH, 8:00 AM —11:00 AM and 2:00 PM — 6:00 PM
A deposit for Plan Check and Inspection Fees is required at the time of
Plan Submittal. The minimum fee is $ 208.00. These fees are established
by Resolution of the Palm Springs City Council.
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall
be UL listed or FM approved for fire protection service and approved by
the Fire Prevention Bureau prior to installation.
Plans shall indicate all necessary engineering features, including all
hydraulic reference nodes, pipe lengths and pipe diameters as required by
the appropriate codes and standards. Plans and supportive data
(calculations and manufacturer's technical data sheets) shall be submitted
with each plan submittal. Complete and accurate legends for all symbols
and abbreviations shall be provided on the plans.
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.
FID 5 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.
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ — SFR 295 Camino Carmelita
FID 6 Fire Apparatus Access
have a clear width of at
chain and padlock.
Page 15 of 17
March 13, 2013
Gates (8.04.260 PSMC): Entrance gates shall
least 15 feet and be equipped with a frangible
FID 7 Fire Department Access: Fire Department Access Roads shall be
provided and maintained in accordance with (Sections 503 CFC)
Minimum Access Road Dimensions:
1. Fire apparatus access roads shall have an unobstructed
width of not less than 20 feet; a greater width for private
streets may be required by the City engineer to address
traffic engineering, parking, and other issues. The Palm
Springs Fire Department requirements for two-way private
streets, is a minimum width of 24 feet is required for this
project, unless otherwise allowed by the City engineer. No
parking shall be allowed in either side of the roadway.
2. Roads must be 30 feet wide when parking is not allowed on
only one side of the roadway.
3. Roads must be 40 feet wide when parking is not restricted.
FID 8 Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an
unobstructed width of not less than 20 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. 0
FID 9 Premises Identification (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 numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches high for R-3
occupancies and 6" - 12" for all other occupancies depending on distance
from street with a minimum stroke width of 0.5 inch. Where access is by
means of a private road and the building cannot be viewed from the public
way, a monument, pole or other sign or means shall be used to identify
the structure.
FID 10 Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire
hydrants shall be provided in accordance with CFC Appendix B, Fire Flow
Requirements for Buildings, for the protection of buildings, or portions of
buildings, hereafter constructed. The required fire hydrant flow for this
project is 875 gallons per minute (sprinklered) (CFC Appendix B). One fire
hydrant must be available within 250 feet from any point on your lot street
frontage. (CFC Appendix C)
FID 11 NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system
is required. Only a C-16 licensed fire sprinkler contractor shall perform
Resolution No. 6319
Conditions of Approval
Case 3.2172 MAJ — SFR 295 Camino Carmelita
Page 16 of 17
March 13, 2013
system design and installation. System to be designed and installed in
accordance with NFPA standard 13D, 2010 Edition, as modified by local
ordinance. The contractor should submit fire sprinkler plans as soon as
possible. No portion of the fire sprinkler system may be installed prior to
plan approval.
FID 12 Residential Smoke and Carbon Monoxide Alarms Installation with
Fire Sprinklers (CFC 907.2.10.1.2, 907.2.10.2 & 907.2.10.3; CRC R315):
Provide and install Residential Smoke and Carbon Monoxide Alarms
(Kidde SM120X Relay 1 Power Supply Module connected to multi -station
Kidde smoke and carbon monoxide alarms or equal system and fire
sprinkler flow switch). Alarms shall receive their primary power from the
building wiring, and shall be equipped with a battery backup. In new
construction, alarms shall be interconnected so that operation of any
smoke alarm, carbon monoxide alarm or fire sprinkler flow switch causes
all smoke and carbon monoxide alarms within the dwelling to sound and
activate the exterior horn/strobe.
The wiring of this system shall be in accordance with Kidde SM120X
Relay 1 Power Supply Module manual and Figure 2 (see attached). The
120 volt device wired to turn on when alarm sounds is the exterior horn 1
strobe. The pull for fire device is the fire sprinkler flow switch.
FID 13 Additional Residential Smoke Alarm Requirements (NFPA 72:
29.5.1.3): Where the interior floor area for a given level of a dwelling unit,
excluding garage areas, is greater than 1,000 Sq. Ft., the additional
requirements are that all points on the ceiling shall have:
a. A smoke alarm within a distance of 30 ft travel distance or
b. An equivalent of one smoke alarm per 500 Sq. Ft. of floor
area.
One smoke alarm per 500 Sq. Ft. is evaluated by dividing the total interior
square footage of floor area per level by 500 Sq. Ft.
FID 14 Carbon Monoxide Alarm or Detector Locations (NFPA 720: 9.4.1.1 &
9.4.1.2; CRC R315.3): Carbon monoxide alarms or detectors shall be
installed as follows:
(1) Outside of each separate dwelling unit sleeping area in the
immediate vicinity of the bedrooms
(2) On every occupiable level of a dwelling unit, including
basements, excluding attics and crawl spaces
(3) Other locations where required by applicable laws, codes, or
standards
Each alarm or detector shall be located on the wall, ceiling, or other
location as specified in the manufacturer's published instructions that
accompany the unit.
Resolution No. 6319
Conditions of Approval Page 17 of 17
Case 3.2172 MAJ — SFR 295 Camino Carmelita March 13, 2013
C
FID 15 Audible Residential Water Flow Alarms (CFC 903.4.2): An approved
audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR
with WBB back box or equal) shall be provided on the exterior of the
building in an approved location. The horn/strobe shall be outdoor rated.
END OF CONDITIONS
L�
K