HomeMy WebLinkAboutPC Resolution _6329- Case 5.1296 PDD 363 TTM 36525RESOLUTION NO. 6329
OF THE PLANNING COMMISSION OF THE CITY OF PALM
SPRINGS, CALIFORNIA APPROVING A PRELIMINARY PLANNED
DEVELOPMENT DISTRICT IN LIEU OF A CHANGE OF ZONE FOR
CASE 5.1296 PDD 363, CHANGING THE DEVELOPMENT
STANDARDS, DENSITY AND TYPE OF RESIDENTIAL UNITS AT
AN APPROXIMATELY 7.11 ACRE PARCEL AT THE NORTHEAST
CORNER OF AVENIDA CABALLEROS AND AMADO ROAD, AND
RECOMMENDING APPROVAL BY THE CITY COUNCIL OF THE
PDD AMENDMENT AND TENTATIVE TRACT MAP 36525, A
SUBDIVISION OF 46 SINGLE FAMILY RESIDENTIAL LOTS WITH
PRIVATE STREETS, PRIVATE COMMON OPEN SPACE, OFF-
STREET PARKING; SECTION 14 SPECIFIC PLAN ZONE HR
(UNDERLYING ZONE R-4, SECTION 14 (IL)/T4/R4.
WHEREAS, Sol PS, LLC, ("Applicant") has filed an application with the City pursuant to
Section 94.03.00 (Planned Development District), 94.04.00 (Architectural Review), 94.07.00
(Zone Change) of the Zoning Code and Section 9.1.4 of the Section 14 Specific Plan seeking
approval for a preliminary Planned Development District in Lieu of a Change of Zone
proposing 46 single family residential units and deviations in the underlying development
standards on an approximately 7.11 acre parcel at the northeast corner of Avenida
Caballeros and Amado Road; and
WHEREAS, the applicant has submitted an application with the City pursuant to Section 9.62
of the City of Palm Springs Municipal Code and the State of California Subdivision Map Act
for Tentative Tract Map No. 36525, and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs
to consider Case 5.1296 PDD 363 & TTM 36525 was given in accordance with applicable
law; and
WHEREAS, on May 8, 2013, a public hearing on Case 5.1296 PDD 363 / TTM 36525 was
held by the Planning Commission in accordance with applicable law; and
WHEREAS, the Planning Commission reviewed the proposed project and continued it to a
date certain of May 22, 2013, and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) Guidelines, the
project has been determined to be a project subject to environmental analysis under CEQA;
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
IAI
Planning Commission Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525
May 22, 2013
Page 2 of 6
PDD and TTM applications are considered a project under the guidelines of the
California Environmental Quality Act (CEQA). An initial study was conducted
on the site analyzing the project which concluded that there were aspects of the
project that may cause a significant impact on the environment. A draft
mitigated negative declaration (DMND) was proposed and a 20-day public
review period for the Draft Mitigated Negative Declaration (DMND) was held
beginning. on April 8, 2013 and ending on April 29, 2013. No comments were
received that would require modification or recirculation of the DMND.
Mitigation measures that would reduce the significant impacts to a less than
significant level have been proposed
Section 2: Pursuant to Section 94.03.00 (E) "Planned Development Districts" of the Zoning
Code, a Planned Development District in lieu of a Change of Zone (PDD) may
be established in accordance with the procedures required by Section 94.07.00
Section 3: The Commission makes the following findings regarding the preliminary
Planned Development District in lieu of a Change of Zone:
Pursuant to PSZC Section 94.03.00 "Planned Development Districts in lieu of a Change of
Zone" findings shall be made in support of approval of the PDD application in accordance
with Section 93.07 (Zone Change) of the Zoning Code. Those findings are listed below.
The Section 14 Specific Plan requires amendments to be approved by the Planning
Commission and the City Council. No specific findings are noted for Section 14 Specific Plan
Amendments.
1. The proposed change of zone is in conformity with the general plan map and
report. Any amendment of the general plan necessitated by the proposed change of
zone should be made according to the procedure set forth in the State Planning Law
either prior to the zone change, or notice may be given and hearings held on such
general plan amendment concurrently with notice and hearings on the proposed
change of zone. ,
The PDD seeks to amend the Section 14 Specific Plan, which is the implementing document
for the General Plan for this area of the City. The PDD seeks approval for:
• The addition of single family residences as a permitted use in a high density land use
zone of the Section 14 Specific Plan.
• Reduced density (from HR 15 to 30 dulac to 6.5 dulac)
• Reduced front, side and rear yard setbacks.
• Reduced percentage of open space per lot.
• Reduced setbacks for buildings in excess of 15 feet in height.
• Reduced minimum lot sizes for single family residences from 7,500 square feet to an
average of 4,560 square feet.
• Elimination of General Plan and Specific Plan -required landscape median islands
along Avenida Caballeros.
Planning Commission Resolution No. 6329
Case 5.1296 POD 363 TTM 36525
May 22, 2013
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• Creation of a gated community (inconsistent with General Plan GP CD 14.6)
• No provision for pedestrian sidewalks along interior private streets
The proposed PDD if approved would have the effect of a change of zone and an
amendment to the General Plan and Specific Plan. If approved the project would be deemed
consistent.
2. The subject property is suitable for the uses permitted in the proposed zone, in
terms of access, size of parcel, relationship to similar or related uses, and other
considerations deemed relevant by the commission and council.
The proposed site plan incorporates private streets that conform to the minimum width
required. The project includes adequate means of emergency access. The proposed single
family use is consistent with adjacent recent similar developments, such as the Morrison, just
north of the subject parcel. Approval of the PDD is required to permit single family uses in a
high density land use designation. The project proposes lot sizes that are adequate to
provide usable outdoor space, including small pools and spas. Thus the project is deemed
consistent with this finding.
3. The proposed change of zone is necessary and proper at this time, and is not
likely to be detrimental to the adjacent property or residents.
The project proposes single family dwelling units on small, individual lots in a gated
community. Similar projects adjacent to this project (The Morrison) have recently been
developed with a similar housing type and have all been sold to individual homeowners.
Although the high density residential land use designation would also permit development of
greater densities than that proposed, there is demand in the new home market at this time to
support this type of development. The use would not be detrimental to adjacent property or
residents, in fact, it continues a similar form of single family residential development in this
area that would be complementary in its overall form and density. The proposed project
conforms to this finding.
A draft set of conditions of approval are proposed in the attached Exhibit A.
Section 4: Tentative Tract Map Additional findings are required for the proposed
subdivision pursuant to Section 66474 of the Subdivision Map Act. The Planning
Commission makes the following findings as it relates to the Tentative Tract Map application:
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The proposed TTM is not consistent with the General Plan and the Section 14 Specific Plan
because the General Plan and Specific Plan designate these parcels for development of high
density residential uses (15 to 30 dulac). The proposed density of the tract map is 6.5
Planning Commission Resolution No. 6329 May 22, 2013
Case 5.1296 PDD 363 TTM 36525 Page 4 of 6
dwelling units per acre (duiac) and the units are single family units — which are not permitted
in the HR 1 R-4 zone. The applicant has requested approval of a Planned Development
District in lieu of a Change of Zone. A PDD in lieu of a Change of Zone may be used to
amend or modify the Section 14 Specific Plan pursuant to Specific Plan section 9.1.3. The
PDD proposes a density of 6.5 dulac and single family uses. With the approval of the PDD,
the density of the project and the single family use would be deemed consistent with the
General Plan and the Specific Plan.
b. The design and improvements of the proposed Tentative Tract Map are consistent
with the zone in which the property is located.
The proposed project design and improvements are generally not consistent with the Section
14 Specific Plan HR zones and the underlying R-4 zone in which the property is located. The
PDD proposes a set of development standards and design details with smaller setbacks than
would otherwise be required by the underlying zone. The overall density is less than the
minimum allowable for the zone and the average lot size is smaller than required by the
zone. Improvements proposed include single family homes which are prohibited in the HR
land use areas of the Section 14 Specific Plan The seeks approval to amend the Section 14
Specific Plan by permitting single family uses on these specific parcels in the HR land use
area. With the approval of the PDD, the project will be consistent with this finding.
c. The site is physically suited for this type of development.
The project site is flat and is located in an area with all urban services and utilities, including
streets. The project proposes 46 single family residential dwelling units on individual lots with
private streets and private common open space. It is surrounded by similar residential uses,
including other single family residences on small lots as well as condominium units. The site
has adequate vehicular access to the public street along Amado Road and emergency
vehicular access via Avenida Caballeros. The project site is diagonally across the corner
from the City's Convention Center. A 5-story mixed -use hotel project is proposed on the
parcel immediately west of this parcel. The site is physically suited for this type of
development.
d. The site is physically suited for the proposed density of development
The project proposes 46 single family dwelling units on approximately 7.11 acres or roughly 6.5
dulac which is less than the allowable density under the Specific Plan and General Plan. The
site abuts improved public streets with existing utilities and with right of way widths that are
projected in the City's 2007 General Plan update to operate at normal levels of service (LOS).
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats. 0
The Initial Study prepared for the project determined that with implementation of proposed
mitigation measures, any environmental impacts regarding project construction effects on air
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Case 5.1296 PDD 363 TTM 36526 Page 5 of 6
quality, and noise will be reduced to a level that is less than significant. There is no known
wildlife habitat in the vicinity of the project site.
f. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
The design of the proposed subdivision includes connections to all public utilities including
water and sewer systems. The layout of internal private streets provides access to each lot.
With the approval of the PDD, the residential uses proposed would be found to be consistent
with the General Plan, and the Specific Plan. The subdivision is proposed with no sidewalks
on the interior private streets. Pedestrians within the development would have to walk in the
streets. Although sidewalks are not required by the State Subdivision Map Act, providing
sidewalks would provide a separation of vehicular and pedestrian movement and improve the
project's consistency with the General Plan. A condition of approval has been proposed
requiring sidewalks within the development.
g. The design of the subdivision or type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of the property within the
proposed subdivision.
There are no known public easements across the subject property; therefore the design of the
subdivision will not conflict with easements for access through or use of the property. Any
utility easements can be accommodated within the project design.
Section 5: Pursuant to the City Council Policy dated September 17, 2008 (Public Benefit),
the applicant requests the following deviations from the development standards
of the Section 14 Specific Plan and the underlying R-4 zone and offers Public
Benefit as noted below:
• The addition of single family residences as a permitted use in a high density land use
zone of the Section 14 Specific Plan.
• Reduced density (from HR 15 to 30 du/ac to 6.5 dulac)
• Reduced front, side and rear yard setbacks.
• Reduced setbacks for buildings in excess of 15 feet in height.
• Reduced minimum lot sizes for single family residences from 7,500 square feet to an
average of 4,560 square feet (minimum proposed lot size is 4,152 square feet and
6222 square feet is the maximum proposed lot size).
• Elimination of General Plan and Specific Plan -required landscape median islands
along Avenida Caballeros.
• No provision for pedestrian sidewalks along interior private streets
The applicant is proposing the following as the Public Benefits of the project:
• The project itself (putting vacant land into productive use),
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Case 5.1296 PDD 363 TTM 36525
May 22, 2013
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• Sustainability features {electric charging station, bike racks, pre -wire for solar photo-
voltaic panels),
• Improved energy efficiency of over the minimum requirement of the California Building
Code Title 24.
• Installation and ongoing maintenance of a "Horticultural Walk" as described in the
conditions of approval and associated landscape plans.
• Installation of 25, 24-inch box size shade trees and irrigation in Ruth Hardy Park to be
coordinated with the Director of Parks & Recreation.
The Planning Commission finds the proposed public benefits proposed are proportionate to
the degree of relief from the development standards sought via the PDD.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case 5.1296 PDD 363 a gated development of 46 single
family residential units on individual lots on a roughly 7.11 acre parcel with private streets,
off-street parking and private open space, and Tentative Tract Map No. 36525 a request to
subdivide a roughly 7.11 acre parcel into 46 single family lots, private streets and private
open space, subject to the conditions of approval set forth in Exhibit A and the development
standards set forth in Exhibit B and recommends approval of the same by the City Council.
ADOPTED this twenty-second day of May 2013.
AYES:
7, Calerdine, Donenfeld, Hudson, Klatchko, Munger, Roberts, Weremuik
NOES:
None.
ABSENT:
None.
ABSTAIN:
None.
ATTEST:
Mk.go Wheeler, AICP
Director of Planning Services
CITY OF PALM SPRINGS, CALIFORNIA
K
RESOLUTION NO. 6329
EXHIBIT A
Case (5.1296 PDD 363 TTM 36525)
(Sol PS; Northeast corner of Amado Road and Avenida Caballeros)
(REVISED May 22, 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
(5.1296 PDD 363 TTM 36525); except as modified with the approved
Mitigation Monitoring Program and the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped (January 29, 2013),
including site plans, architectural elevations, exterior materials and colors,
landscaping, and grading on file in the Planning Division except as modified
by the approved Mitigation Measures and conditions below.
ADM 3. Conform to all Codes and..Renulations. 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. Tentative Map. This approval is for Tentative Tract Map 36525, date stamped
March 20, 2013. This approval is subject to all applicable regulations of the
Subdivision Map Act, the Palm Springs Municipal Code, and any other
applicable City Codes, ordinances and resolutions.
ADM 6. Indemnification. The owner shall defend, indemnify, and hold harmless the
Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
May 22, 2013
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 5.1293 PDD 363 TTM 36525. The City of Palm
Springs will promptly notify the applicant of any such claim, action, or
proceeding against the City of Palm Springs and the applicant will either
undertake defense of the matter and pay the City's associated legal costs or
will advance funds to pay for defense of the matter by the City Attorney. If the
City of Palm Springs fails to promptly notify the applicant of any such claim,
action or proceeding or fails to cooperate fully in the defense, the applicant
shall not, thereafter, be responsible to defend, indemnify, or hold harmless
the City of Palm Springs. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but
should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgment or
failure to appeal, shall not cause a waiver of the indemnification rights herein.
ADM 7. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 8. Time Limit on Approval. Approval of the (Planned Development District
(PDD) and Tentative Tract Map (TTM) shall be valid for a period of two (2)
years from the effective date of the approval. Extensions of time may be
granted by the Planning Commission upon demonstration of good cause.
Extensions of time may be approved pursuant to Code Section 9.63.110.
Such extension shall be required in writing and received prior to the expiration
of the original approval.
ADM 9. 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 10. 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
H
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Resolution No. 6329
Case 5.1296 PDD 363 if M 36525 "Sol PS"
May 22, 2013
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 11. Park Development Fees. The developer shall dedicate land or pay a fee in
lieu of a dedication, at the option of the City. The in -lieu fee shall be
computed pursuant to Ordinance No. 1632, Section IV, by multiplying the
area of park to be dedicated by the fair market value of the land being
developed plus the cost to acquire and improve the property plus the fair
share contribution, less any credit given by the City, as may be reasonably
determined by the City based upon the formula contained in Ordinance No.
1632. In accordance with the Ordinance, the following areas or features shall
not be eligible for private park credit: golf courses, yards, court areas,
setbacks, development edges, slopes in hillside areas (unless the area
includes a public trail) landscaped development entries, meandering
streams, land held as open space for wildlife habitat, flood retention facilities
and circulation improvements such as bicycle, hiking and equestrian trails
(unless such systems are directly linked to the City's community -wide system
and shown on the City's master plan).
ADM 12. Tribal Fees Reguired. As the property is Indian reservation land, fees as
required by the Agua Caliente Band of Cahuilla Indians Tribal Council,
including any applicable habitat conservation plan fees shall be paid prior to
consideration of this project by the Planning Commission.
ADM 13. Comply with City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
Violations may result in revocation of this Conditional Use Permit.
ADM 14. CC&R's 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 for approval in a format to be approved by the City
Attorney. These CC&R's may be enforceable by the City, shall not be
amended without City approval, and shall require maintenance of all property
in a good condition and in accordance with all ordinances
ADM 15. CC&R's.
ADM 22. CC&R's. Prior to recordation of a final Tentative Tract Map or issuance of
building permits, the applicant shall submit a draft declaration of covenants,
conditions and restrictions ("CC&R's") to the Director of Planning for approval
in a format to be approved by the City Attorney. The draft CC&R package
shall include:
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Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
a. The document to convey title
May 22, 2413
b. Deed restrictions, easements, of Covenant Conditions and Restrictions to
be recorded.
c. Provisions for joint access to the proposed parcels, and any open space
restrictions.
d. A provision, which provides that the CC&R's may not be terminated or
substantially amended without the consent of the City and the developer's
successor -in -interest.
Approved CC&R's are to be recorded following approval of the final map.
The CC&R's may be enforceable by the City, shall not be amended without
City approval, and shall require maintenance of all property in a good
condition and in accordance with all ordinances,
ADM 23. CC&R's Deposits & Fees. 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 $675 filing fee shall also be paid to the City Planning
Department for administrative review purposes
ADM 24. CC&R's Noise Disclosure. The CC&R'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 vicinity of the Palm Springs Convention Center. Said disclosure
shall inform perspective buyers about traffic, noise and other activities which
may occur in this area.
ADM 25. Notice to Tenants. The applicant shall provide all tenants with a copy of the
Conditions of Approval for this project.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. 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).
ENV 2. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711.4 of the California Fish and
Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to the final City action on the project (either
ME
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Planning Commission or City Council determination). This fee shall be
submitted by the City to the County Clerk with the Notice of Determination.
Action on this application shall not be final until such fee is paid. The project
may be eligible for exemption or refund of this fee by the California
Department of Fish & Game. Applicants may apply for a refund by the CFG
at www.dfg.ca.gov for more information.
ENV 3. Mitigation Monitoring. The mitigation measures of the environmental
assessment shall apply. The applicant shall submit a signed agreement that
the mitigation measures outlined as part of the negative declaration or EIR
will be included in the plans prior to Planning Commission consideration of
the environmental assessment. Mitigation measures are defined in the
approved project description.
ENV 4. Cultural Resource Survey Required. 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.
ENV 5. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground -disturbing activities. (check for duplication in
engineering conditions)
ENV 6. a). A Native American Monitor(s) shall be present during all ground disturbing
activities including clearing and grubbing, excavation, burial of utilities,
planting of rooted plants, etc. Contact the Agua Callente 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. After consultation the
Director shall have the authority to halt destructive construction and shall
notify a Qualified Archaeologist +o further investigate the site. 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 Department prior to final inspection.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
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photometric site plan showing the project's conformance with Section 0
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
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. Submittal of Final PDD. The Final Planned Development plans shall be
submitted in accordance with Section 94.03.00 (Planned Development
District) 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 and Planning
Department. Final Planned Development District applications must be
submitted within two (2) years of the City Council approval of the preliminary
planned development district.
PLN 4. Conditions Imposed from AAC Review. The applicant shall incorporate the
following comments from the review of the project by the City's Architectural
Advisory Committee:
a. Study the feasibility of adding pedestrian gates to all lots that abut a public
street and at emergency access gates.
PLN 5. Sign Applications _Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00. The applicant shall submit a sign program to
the Department of Planning Services prior to the issuance of building permits.
PLN 6. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for "Cool Roofs". Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of
64 and a three-year aged solar reflectance of 0.55 or greater. Only matte
(non-specular) roofing is allowed in colors such as beige or tan.
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PLN 7. Maintenance of Awnings & Proiections. All awnings shall be maintained and
periodically cleaned.
PLN 8. Screen Roof -mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 9. 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 10. 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 11. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 12. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 13. 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 14. Bicycle Parking. The project shall be required to provide secure bicycle
parking facilities on site for use by residents and guests. Location and design
shall be approved by the Director of Planning.
PLN 15. Prior to recordation of the final subdivision map, the developer shall submit for
review and approval the following documents to the Planning Department
which shall demonstrate that the project will be developed and maintained in
accordance with the intent and purpose of the approved tentative map:
a. The document to convey title.
b. Deed restrictions, easements, covenant conditions and restrictions that
are to be recorded.
c. The approved documents shall be recorded at the same time that the
subdivision map is recorded. The documents shall contain provisions for
joint access to the proposed parcels and open space restrictions. The
approved documents shall contain a provision which provides that they
may not be terminated or substantially amended without the consent of
0 the City and the developer's successor -in -interest.
PLN 16. Update of City's Zoning Map. Upon approval of the proposed Change of
Page 7 of 29
Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
May 22, 2013
Zone, Tract Map and/or Planned Development District, the applicant shall be
responsible for costs associated with update of the City's GIS based zoning
maps.
PLN 17. Lots 15 through 21 — Rear Yard Landscape Any perimeter landscaping
hedges in the north yard setback (north wall) of these lots shall not exceed 1
foot over the height of the perimeter wall.
PLN 18. Lots 15 through 21 — Translucent Glass All north elevation windows and
openings of structures on these lots shall be translucent glass.
PLN 20. Decorative Paving Provide decorative paving at crosswalks and intersection
paving incorporating colored or patterned concrete or precast pavers that
creates a mosaic pattern of selected Cahuilla symbols or art forms (pursuant
to the Section 14 Specific Plan; Section 5.2.13 (p.5-42)). Coordinate final
design with the Preservation/Cultural Affairs Officer of the Agua Caliente
Band of Cahuilla Indians.
PLN 21. Perimeter walls Provide a visual break in the perimeter walls every 25 feet.
Walls shall not exceed 6 feet in height, however minimal "accent panels"
(roughly 3 feet in length) may be permitted to a maximum height of 7 feet.
Coordinate the review of the final design with the City's Architectural Advisory
Committee for approval by the Director of Planning.
PLN 22. Lots 15 through 21 — Roof top decks and third story space is prohibited.
PLN 23. Perimeter Pedestrian Gates Required. Provide pedestrian gates at the
perimeter of the proposed development as follows: one at the main vehicular
entry and one at one of the emergency exits along Avenida Caballeros ata8
lots that abut the public right-of-way of Amado Road and Avenida Gaballe
PLN 25. Setbacks. Setbacks for individual lots shall be as follows:
a. Front Yard - 5 feet,
b. Side Yard (one side only per lot) 0
C. Side Yard - 3 feet,
d. Rear Yard - 6 feet.
e. Lots that abut an adjacent development - 10
f. feet
g. Rear Lots abutting the Morrison (Lots 15
h. through 21) - 20 feet Front Yard
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Resolution No. 6329
Case 5.1296 PDD 363 TfM 36525 "Sal PS"
i. Minimum usable open space per lot 30%
j. Maximum lot coverage 50%. Request
May 22, 2013
s
PLN 26. Shade Trees Alonq Amado Road Plant shade trees in an informal pattern at
a maximum spacing of 30 feet along the street edge of Amado. Include all
deep tree watering and root barriers as required by standard details issued by
the Department of Public Works.
PLN 27. Pre -wire for Photovoltaics. Provide industry standard pre -wiring for future
installation of photovoltaic panels at all homes. (Public Benefit)
PLN 28. Electric Vehicle Charging Stations Provide at least two (2) electric vehicle
charging stations at two guest parking spaces. (Public Benefit)
PLN 29. Energy Efficiency All structures to demonstrate 10% or greater energy
efficiency than the minimum required by California Building Code Title 24, or
alternatively provide the minimum level of LEED certification for the buildings.
(Public Benefit)
PLN 30. Pools and Spas Required. All proposed homes are to be provided with Pools
and/or spas at the time of initial construction.
PLN 31. Reduced Setbacks for Pools & Spas. Setbacks from property lines to the
water line of pools and spas may be reduced from five feet minimum to three
feet minimum.
PLN 32. Photovoltaic Solar Panel Upgrade. The applicant shall make available to
Prospective buyers upgrade packages to provide solar panels on the roofs of
the proposed units.
PLN 33. Energy Efficient Upgrade. The applicant shall make_ available to prospective
buyers upgrade packages that offer buyers a choice of hie hefficiency
appliances and equipment.
PLN 34. Horticultural Walk. The applicant shall construct "The Aqua Caliente Band of
Cahuilla Indians (ACBCI) Horticultural Walk"; which is to be a landscaped
area along both Avenida Caballeros and Amado Road (outside of the
perimeter walls of the proiect) with a selection of plant materials that were
used by the native tribes of the area in their everyday life. An informational 1
interpretative set of permanent markers shall accompany the landscape
material. The applicant shall coordinate with the ACBCI Preservation Officer
in the selection of plant material and the development of the narrative on the
markers. The markers shall_ be located off the bikeway and pedestrian
sidewalks so as not to create obstacles or hazards for those Pathways. The
CC&R's shall have provision that the ongoing maintenance, irrigation, repair,
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Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
May 22, 2013
and replacement of the elements of the horticulture walk shall be the
responsibility of the Home -Owners Association (HOA).
PLN 35. Reforestation of Trees in Ruth Hardy Park. The applicant shall provide labor
and materials for the installation of 25, 24-inch box size shade trees with
irrigation in Ruth Hardy Park (including root barriers, etc). The location of
trees and tie-in with existing irrigation controls and systems shall be
coordinated with the Director of Parks & Recreation.
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.
Before final acceptance of the project, all conditions listed below shall be completed to the
p p J � p
satisfaction of the City Engineer.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
ENG 2. Submit street improvement plans prepared by a registered California civil engineer
to the Engineering Division. The plans shall be approved by the City Engineer prior
to issuance of any building permits.
ENG 3. The applicant shall be required to construct asphalt concrete paving for streets in
two separate lifts. The final lift of asphalt concrete pavement shall be postponed
until such time that on -site construction activities are complete, as may be
determined by the City Engineer. Paving of streets in one lift prior to completion of
on -site construction will not be allowed, unless prior authorization has been obtained
from the City Engineer. Completion of asphalt concrete paving for streets prior to
completion of on -site construction activities, if authorized by the City Engineer, will
require additional paving requirements prior to acceptance of the street
improvements, including, but not limited to: removal and replacement of damaged
asphalt concrete pavement, overlay, slurry seal, or other repairs, as required by the
City Engineer.
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Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
May 22, 2013
ENG 4. Master planned roadways (Avenida Caballeros and Amado Road) shall be improved
to the Final Section 14 Master Development Plan/Specific Plan (dated November,
2004) 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.
ENG 5. When public dedications of easements or rights -of -way over Tribal Allottee land are
required, the applicant shall be responsible for compliance with all Bureau of Indian
Affairs (B.I.A.) requirements, including payment of any BIA fees, obtaining appraisals
and payment of just compensation to the underlying owner. It is the applicant's
responsibility to determine what additional costs or other requirements may be
necessary to obtain any required public dedications as identified by the City for this
development. Required public dedications for easements or rights -of -way are
"without limitation as to tenure"; easements granted with a defined term, or made in
connection with an underlying Indian Land Lease, shall not be accepted.
ENG 6. Upon completion of required improvements by the applicant, and as a condition of
acceptance by the City Engineer, the applicant shall prepare for the City Engineer's
approval, an Affidavit of Completion in accordance with Section 169.16, Title 25, of
the Code of Federal Regulations, for any improvements constructed by the applicant
for which an easement was dedicated to the City through the Bureau of Indian
Affairs. The Affidavit of Completion shall be provided to and approved by the City
Engineer prior to final acceptance of the project, including issuance of a final
certificate of occupancy. The applicant shall be responsible for obtaining the
necessary form for the Affidavit of Completion from the Palm Springs Agency of the
Bureau of Indian Affairs, and for having it completed as necessary by the applicant's
Engineer of Record.
AVENIDA CABALLEROS
ENG 7. Dedicate a property line - corner cut back at the southwest corner of the subject
property in accordance with City of Palm Springs Standard Drawing No. 105.
ENG 8. Remove the existing street improvements as necessary (14 feet of removal of curb
and gutter per each of the two locations with 10 feet of curb and gutter transition on
each side of the two curb cuts) at the alignments of the two proposed streets located
approximately 160 feet and 225 feet north of the centerline of Amado Road (i.e.,
northwest and southwest of Lot 33). The on -site area adjacent to the two proposed
streets shall be constructed with turf block and will be accessible only to the fire
department for emergency access. Each of the proposed streets shall be secured by
a gate with a Knox box for fire department emergency access and is for ingress or
egress, as needed for emergency access. The portions of pedestrian/jogging path
and bicycle path at the locations that could potentially be driven on by emergency
vehicles, shall be reinforced in order to support the 73,000 pound weight of the
emergency equipment that will potentially be using the two gated entries.
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Resolution No. 6329 May 22, 2013
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
ENG 9. The existing driveway into the existing condominium complex located approximately ;
500 feet north of the centerline of Amado Road shall be used as another secondary
emergency access to the site. A gate and Knox box shall be installed at the west
property line where it crosses the existing roadway and shall be accessible for fire
department emergency access only. An on -site turnaround area south of the
emergency access roadway shall be constructed with turf block.
ENG 10. Construct a meandering 5 feet wide pedestrian/jogging path behind the existing curb
along the entire frontage in accordance with City of Palm Springs Standard Drawing
No. 210 and the Section 14 Final Master Development Plan Specific Plan for the
Agua Caliente Band of Cahuilla Indians (dated November, 2004).
ENG 11. Construct a 10 feet wide Class 1 meandering bicycle path (Caltrans Design Manual
— Chapter 1000 -- Bikeway Planning and Design) along the entire frontage. The
bicycle path shall be constructed of colored Portland cement concrete. The
admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by the
Engineering Division.
ENG 12. Remove the existing asphalt concrete curb ramp, and construct a Type A curb ramp
meeting current California State Accessibility standards at the northeast corner of
the intersection of Avenida Caballeros and Amado Road in accordance with City of
Palm Springs Standard Drawing No. 212.
ENG 13. In accordance with the Section 14 Final Master Development Plan Specific Plan
(dated November 2004), the applicant shall plant palm trees in groups of two at a
spacing of approximately 60 feet apart, with shade trees in an informal pattern with
drought tolerant plants (in accordance with Figure 5-6 in the Section 14 Specific
Plan), as approved by the Director of Planning Services. The applicant shall be
responsible for the perpetual maintenance of the new palm trees and other parkway
landscaping along the Avenida Caballeros 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 14. This development shall construct improvements in accordance with the Section 14
Final Master Development Plan Specific Plan for the Agua Caliente Band of Cahuilla
Indians (dated November, 2004). No off -site parking shall be allowed on North
Avenida Caballeros during and after development of this site.
ENG 15. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
MR roll IMIN&P.M." rim -- -Mwa
Page 12 of 29
Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 'Sul PS
AMADO ROAD
May 22, 2013
ENG 19. Dedicate abutters rights of access to Amado Road along the entire frontage of the
project, excluding the 100 feet wide approved access point; vehicular access to
Amado Road shall be prohibited.
ENG 20. Construct a 6 inch curb and gutter, 32 feet north of centerline along the entire
frontage, in accordance with City of Palm Springs Standard Drawing No. 200.
ENG 21. In accordance with the Section 14 Final Master Development Plan Specific Plan
(dated November 2004), the applicant shall plant shade trees in an informal pattern
at a spacing of 30 feet or less, in a 4 feet wide parkway with a 5 feet wide sidewalk
north of the parkway (in accordance with Figure 5-16 in the Section 14 Specific
Plan), as approved by the Director of Planning Services. Dedicate sidewalk
easements as needed. The applicant shall be responsible for the perpetual
maintenance of the new shade trees along the Amado Road frontage. The specific
street and 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 22. Construct a 50 feet wide new street intersection for the Main Entry with the
centerline of the Main Entry located approximately 410 feet east of the centerline of
Avenida Caballeros. The Main Entry shall be constructed with 25 feet radius curb
returns and spandrels, and an 8 feet wide cross -gutter, in accordance with City of
Palm Springs Standard Drawing No. 200 and 206.
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Resolution No. 6329
Case 5.1296 PDD 363 Ti'M 36525 "Sol PS"
May 22, 2013
ENG 23. Construct a Type A curb ramp meeting current California State Accessibility
standards on each side of the Main Entry intersection in accordance with City of
Palm Springs Standard Drawing No. 212.
ENG 24. Construct pavement with a minimum pavement section of 3 inches asphalt concrete
pavement over 6 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 325. 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 25. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
ON -SITE PRIVATE STREETS
ENG 26. Dedicate easements for public utility purposes, with the right of ingress and egress
for service and emergency vehicles and personnel over the proposed private streets.
ENG 27. All on -site private streets shall be two-way with a minimum 24 feet wide travelway
(as measured from back of curb) where no on -street parking is proposed. 0
ENG 28. All on -site private streets shall be constructed with standard 6 inch curb and gutter, a
wedge curb, a mow strip at roadway grade, or other approved curbs, and cross -
gutters, as necessary to accept and convey street surface drainage of the on -site
streets to the on -site drainage system. Construct a Type B2 gutter, modified to 3 feet
wide, along the centerline of the on -site private streets in accordance with City of
Palm Springs Standard Drawing No. 200.
ENG 29. The minimum pavement section for all on -site pavement shall be 2Y2 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 30. Parking shall be restricted along both sides of the 24 feet wide on -site private
streets, as necessary to maintain a minimum 24 feet wide clear two-way travel way.
Alternatively, the guest parking areas scattered throughout the development, shall
be used in lieu of on -street parallel parking. Regulatory Type R26 "No Parking" signs
or red curb shall be installed along the private streets as necessary to enforce
parking restrictions. The Home Owners Association (HOA) shall be responsible for
regulating and maintaining required no parking restrictions, which shall be included
in Covenants, Conditions, and Restrictions (CC&R's) required for the development.
Page U of 29
Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS'
May 22, 2013
ENG 31. The gated entry at the Main Entry on Amado Road 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 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. A Knox key operated switch shall
be installed at every automatic gate. Secured automated vehicle gates or entries
shall utilize a combination of a Tomar StrobeswitchT"", or approved equal, and an
approved Knox key electric switch when 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.
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.
SANITARY SEWER
ENG 32. The existing on -site private sewer system (shown as dark lines on Tentative Tract
Map No. 36525) shall be removed in conjunction with this development. There shall
be no public or private sewer main lines traversing any residential lot in this
development. The proposed on -site private sewer system shall connect to the
existing sewer main in Amado Road with a standard sewer lateral connection in
accordance with City of Palm Springs Standard Drawing No. 405.
ENG 33. All sanitary facilities shall be connected to the public sewer system via the on -site
private sewer system. New laterals shall not be connected at manholes.
ENG 34. All on -site sewer systems shall be privately maintainers by a Home Owners
Association (HOA). Provisions for maintenance of the on -site sewer system
acceptable to the City Engineer shall be included in the Covenants, Conditions and
Restrictions (CC&R's) required for this project.
ENG 35. 1f an on -site private sewer system is proposed to collect sewage from the
development and connect to the existing public sewer system, sewer plans shall be
submitted to the Engineering Division for review and approval. Private on -site sewer
mains for residential projects shall conform to City sewer design standards, including
construction of 8 inch V.C.P. sewer main and standard sewer manholes. Sewer
manhole covers shall be identified as "Private Sewer". A profile view of the on -site
private sewer mains is not necessary if sufficient invert information is provided in the
plan view, including elevations with conflicting utility lines. Plans for sewers other
than the private on -site sewer mains, i.e. building sewers and laterals from the
Page 15 of 29
Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sal PS"
May 22, 2013
buildings to the on -site private sewer mains, are subject to separate review a nd
approval by the Building Division. The plans shall be approved by the City Engineer
prior to issuance of any building permits.
GRADING
ENG 36. Submit a Precise Grading & Paving Plan prepared by a California registered Civil
engineer to the Engineering Division for review and approval. The Precise Grading
Plan shall be approved by the City Engineer prior to issuance of grading permit.
a. 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 shah 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 Grading plan.
b. The first submittal of the Grading Plan shall include the following information: a
copy of final approved conformed copy of Conditions of Approval; a copy of a
final approved conformed copy of the Tentative Tract Map; a copy of current Title
Report; a copy of Soils Report; a copy of the associated Hydrology Study/Report;
and a copy of the project -specific Final Water Quality Management Plan.
ENG 37. 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. 0
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Resolution No. 6329
Case 5.1296 PDD 363 TfM 36525 "Sol PS"
May 22, 2013
ENG 38. 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 39. Temporary dust control 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 40. 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 41. 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 42. The applicant shall obtain approvals to connect to the Tachevah outlet drain 72 inch
reinforced concrete pipe from the Riverside County Flood Control and Water
Conservation District (RCFC). An Encroachment Permit shall be issued from RCFC,
and a copy provided to the City Engineer, prior to approval of a grading plan. ror
RCFC requirements, contact the RCFC Encroachment Permit Section at (951) 955--
1266.
ENG 43. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
ENG 44. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified September 2,
2009) is required for the proposed development via the California Regional Water
Quality Control Board online SMARTS system. A copy of the executed letter issuing
a Waste Discharge Identification (WDID) number shall be provided to the City
Engineer prior to issuance of a grading or building permit.
ENG 45. This project requires preparation and implementation of a stormwater pollution
prevention plan (SWPPP). As of September 4, 2012, all SWPPPs shall include a
post -construction management plan (including Best Management Practices) in
accordance with the current Construction General Permit. Where applicable, the
approved final project -specific Water Quality Management Plan shall be
incorporated by reference or attached to the 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.
Page 17 of 29
Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
May 22, 2013
ENG 46. 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 47. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the grading
plan for the proposed development. A copy of the GeotechnicallSoils Report shall be
submitted to the Engineering Division with the first submittal of a grading plan.
ENG 48. The applicant shall provide all necessary geotechnicallsoils inspections and testing
in accordance with the GeotechnicallSoils Report prepared for the project. All
backfill, compaction, and other earthwork shown on the approved grading plan shall
be certified by a California registered geotechnical or civil engineer, certifying that all
grading was performed in accordance with the GeotechnicallSoils Report prepared
for the project. No certificate of occupancy will be issued until the required
certification is provided to the City Engineer.
ENG 49. 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 50. 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).
WATER QUALITY MANAGEMENT PLAN
ENG 51. This project shall 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,
shall 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
Page 18 of 29
Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
May 22, 2013
separate storm sewer system ("MS4"), to the satisfaction of the City Engineer a nd
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 52. A Final Project -Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading or
building permit. The WQMP shall address the implementation of operational Best
Management Practices (BMP's) necessary to accommodate nuisance water and
storm water runoff from the site. Direct release of nuisance water to the adjacent
property or public streets is prohibited. Construction of operational BMP's shall be
incorporated into the Precise Grading and Paving Plan.
ENG 53. Prior to issuance of any grading or building permits, the property owner shall record
a "Covenant and Agreement" with the County -Clerk Recorder or other instrument on
a standardized form to inform future property owners of the requirement to
implement the approved Final Project -Specific WQMP. Other alternative instruments
for requiring implementation of the approved Final Project -Specific WQMP include:
requiring the implementation of the Final Project -Specific WQMP in Home Owners
Association or 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; or equivalent. Alternative instruments must be approved by the
City Engineer prior to the issuance of any grading or building permits.
ENG 54. Prior to issuance of certificate of occupancy or final City approvals, the applicant
shall:
(a) demonstrate that all structural BMP's have been constructed and installed in
conformance with approved plans and specifications;
(b) 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 permit conditions; and
(c) demonstrate that an adequate number of copies of the approved Final Project -
Specific WQMP are available for the future owners (where applicable).
DRAINAGE
ENG 55. 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, facilities approved by the City Engineer shall be required to
contain the increased stormwater runoff generated by the development of the
property, as described in the Preliminary Hydrology Study (dated February 26, 2013)
by Amir Engineering. The volume of increased stormwater runoff due to
development of the site, and the required stormwater runoff mitigation measures for
the proposed development shall be determined upon review and approval of the
Page 19 of 29
Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
May 22, 2013
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.
ENG 56. Submit storm drain improvement plans for all on -site storm drainage system facilities
for review and approval by the City Engineer.
ENG 57. Construct storm drain improvements, including but not limited to catch basins, and
storm drain lines, for drainage of on -site streets into the Tachevah Outlet Drain 72
inch reinforced concrete pipe in Avenida Caballeros if approved by the Riverside
County Flood Control & Water Conservation District. The Final Hydrology Study for
Tentative Tract Map 36525 shall be include catch basin sizing, storm drain pi pe
sizing, and calculations to determine if the Tachevah Outlet Drain has the capacity to
accept the drainage from the development and other specifications for construction
of required on -site storm drainage improvements.
ENG 58. All on -site storm drain systems shall be privately maintained by a Homeowners
Association (HOA). Provisions for maintenance of the on -site storm drain systems
acceptable to the City Engineer shall be included in Covenants, Conditions a nd
Restrictions (CC&R's) required for this project.
ENG 59. 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 in accordance with
Resolution No. 15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
ENG 60. 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, Mission Springs Water District,
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 61. All proposed utility lines shall be installed underground.
ENG 62. All existing utilities shall be shown on the improvement plans for the project. The
existing and proposed service laterals shall be shown from the main line to the
property line.
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Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
May 22, 2013
ENG 63. Upon approval of any improvement plan by the City Engineer, the improvement plan
shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004
drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe
Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to
be submitted to the City may be authorized, upon prior approval by the City
Engineer.
ENG 64. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as -built"
information and returned to the Engineering Division prior to issuance of a final
certificate of occupancy. Any modifications or changes to approved improvement
plans shall be submitted to the City Engineer for approval prior to construction.
ENG 65. 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.
LNG 66. All proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/or curb shall have City approved deep root barriers installed in
accordance with City of Palm Springs Standard Drawing No. 904.
MAP
ENG 67. 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 therefrom, and copies of record
documents shall be submitted with the Final Map to the Engineering Division as part
of the review of the Map. The Final Map shall be approved by the City Council prior
to issuance of building permits.
ENG 68. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted
to the City Attorney for review and approval for any restrictions related to the
Engineering Division's recommendations. The CC&R's shall be approved by the City
Attorney prior to approval of the Final Map, or in the absence of a Final Map, shall
be submitted and approved by the City Attorney prior to issuance of Certificate of
Occupancy.
ENG 69. 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,
Page 21 of 29
Resolution No. 6329
Case 5.1296 PDD 3V ] 7M ; 6525 "Sol PS"
TRAFFIC
May 22, 2013
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.
ENG 70. A minimum of 48 inches of clearance for handicap accessibility shall be provided on
public sidewalks or pedestrian paths of travel within the development. Minimum
clearance on public sidewalks (or pedestrian paths of travel) shall be provided by
either an additional dedication of a sidewalk easement (if necessary)) and widening
of the sidewalk, or by the relocation of any obstructions within the public sidewalk
along the Avenida Caballeros and Amado Road frontages of the subject property.
ENG 71. All damaged, destroyed, or modified pavement legends, traffic control devices,
signing, striping, and street lights, associated with the proposed development shall
be replaced as required by the City Engineer prior to issuance of a Certificate of
Occupancy.
ENG 72. Submit traffic striping plans for Amado Road, prepared by a California registered civil
engineer, for review and approval by the City Engineer. All required traffic striping
and signage improvements shall be completed in conjunction with required street
improvements, to the satisfaction of the City Engineer, and prior to issuance of a
certificate of occupancy.
ENG 73. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at the intersection of Amado Road and the Main Entry in accordance
with City of Palm Springs Standard Drawing Nos. 620-625 and the California Manual
on Uniform Traffic Control Devices for Streets and Highways, dated January 13,
2012, or subsequent editions in force at the time of construction, as required by the
City Engineer.
ENG 74. If identified by a name, install a street name sign at the intersection of Amado Road
and the Main Entry in accordance with City of Palm Springs Standard Drawing Nos.
620 through 625 and the California Manual on Uniform Traffic Control Devices for
Streets and Highways, dated January 13, 2012, or subsequent editions in force at
the time of construction, as required by the City Engineer.
ENG 75. Install stop controls at on -site street intersections, as may be required by the City
Engineer. Stop signs within the development may be customized, provided the sign
maintains the minimum standards for stop signs in the California Manual on Uniform
Traffic Control Devices for Streets and Highways, dated January 13, 2012, or
subsequent editions in force at the time of construction, subject to review and
approval by the City Engineer. 0
ENG 76. Construction signing, lighting and barricading shall be provided during all phases of
Page 22 of 29
Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS'
May 22, 2013
construction as required by City Standards or as directed by the City Engineer. As a
minimum, all construction signing, lighting and barricading shall be in accordance
with Part 6 "Temporary Traffic Control' of the California Manual on Uniform Traffic
Control Devices for Streets and Highways, dated January 13, 2012, or subsequent
editions in force at the time of construction.
ENG 77. This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
GENERAL CONDITIONS
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
January 8, 2013 . 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"xl1" 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
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Resolution No. 6329
Case 5.1296 PDD 363 TfM 36525 "Sol PS
May 22, 2013
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.
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 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
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Resolution No. 6329
Case 5.1296 PDD 363 Tf M 36525 "Sol PS"
May 22, 2013
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 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 Access Road Dimensions (CFC 503.2.1): 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 8 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.
FID 9 Security Gates (CFC 503.6): The installation of security gates across a
fire apparatus access road shall be approved by the Fire Chief. Where
security gates are installed, they shall have an approved means of
emergency operation. The security gates and the emergency operation
shall be maintained operational at all times. Electric gate operators, where
provided, shall be listed in accordance with UL 325. Gates intended for
automatic operation shall be designed, constructed and installed to
comply with the requirements of ASTM F 2200 and an approved Knox key
electric switch. Secured non -automated vehicle gates or entries shall
utilize an approved padlock or chain (maximum link or lock shackle size of
'/ inch). Approved security gates shall be a minimum of 14 feet in
unobstructed drive width on each side with gate in open position.
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.
Page 25 of 29
Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "5ol PS'
May 22, 2013
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.
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.
FID 10 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 11 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.
FID 12 Roadway Dimensions: Private streets shall have a minimum width of at
least 20 feet, pursuant to California Fire Code 603.2.1 however, a greater
width for private streets may be required by the City engineer to address
traffic engineering, parking, and other issues. The Palm Springs Fire
Department requirements for two-way private streets, is a minimum
width of 24 feet, unless otherwise allowed by the City engineer. No
parking shall be allowed in either side of the roadway.
FID 13 Turning radius (CFC 503.2.4): 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 14 Required Turn Arounds (CFC 505.2.5): Dead-end fire apparatus access
roads in excess of 150 feet in length shall be provided with approved
provisions for the turning around of fire apparatus. The City of Palm
Springs has two approved turn around provisions. One is a cul-de-sac with
an outside turning radius of 45 feet from centerline. The other is a
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Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
May 22, 2013
hammerhead turnaround meeting the Palm Springs Public Works and
Engineering Department standard dated 9-4-02. These will be required on
the two dead end roads at the southwest corner of the complex.
FID 15 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.
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. Decomposed
granite (DG), grass, dirt, sand and other materials that can wash away,
develop ruts or be dug up shall not be used. Interlocking pavers, turf block
or other similar materials may be allowed, subject to the provision of
proper base material and compliance with City Engineering Department
compaction requirements. Prior to permit sign -off, compaction test results
shall be submitted to the City Engineering Department for approval.
FID 16 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 SFR
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 17 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 750 gallons per minute (with fire sprinklers) (CFC Appendix B)
and one available fire hydrant must be within 250 feet from any point on
lot street frontages. (CFC Appendix C)
FID 18 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 19 NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system
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Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
May 22, 2013
is required. Only a C-16 licensed fire sprinkler contractor shall perform
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 20 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 21 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 22 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
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Resolution No. 6329
Case 5.1296 PDD 363 TTM 36525 "Sol PS"
accompany the unit.
May 22, 2013
FID 23 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.
FID 24 Marking (CFC 503.3): NO PARKING — FIRE LANE signs shall be posted
where necessary, including both sides of proposed gates located in the
southwest corner of the complex. The means by which fire lanes are
designated shall be maintained in a clean and legible condition at all times
and is replaced or repaired when necessary to provide adequate visibility.
END OF CONDITIONS
Page 29 of 29
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