HomeMy WebLinkAboutPC Resolution _6347- Case 3.3668 SFR 7.1397 AMMRESOLUTION NO.6347
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING CASE 3.3668 SFR AND CASE 7.1397
AMM; AN APPLICATION FOR SITE PLAN AND
ARCHITECTURAL APPROVAL FOR THE
CONSTRUCTION OF A ROUGHLY 3,248-SQUARE
FOOT RESIDENCE AND ATTACHED 616-SQUARE
FOOT GARAGE ON A 21,780-SQUARE FOOT
HILLSIDE LOT AT 675 WEST STEVENS ROAD.
WHEREAS, Gregory Wagoner and William Bean ("Applicant(s)") filed an application
with the City pursuant to Section 94.04.00 of the Palm Springs Zoning Code (PSZC) for
architectural approval to allow the construction of a single family residence on a hillside
lot located at 675 West Stevens Road, Zone R-1-A, APN: 505-052-014; and
WHEREAS, the Applicants filed an application with the City pursuant to Section
94.06.01 of the PSZC for Administrative Minor Modifications to reduce the front yard
setback from twenty-five to twenty-two feet and modify the R-1-A building height
requirements for the proposed single-family residence on the hillside lot located at 675
West Stevens Road; and
WHEREAS, on August 12, 2013, the Architectural Advisory Committee (AAC) reviewed
the proposed project and voted unanimously to recommend approval of the project to
the Planning Commission; and
WHEREAS, on September 11, 2013, a public meeting on the applications for
architectural and administrative minor modification approval were held by the Planning
Commission in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act ("CEQA"), and has been determined to be
Categorically Exempt as a Class III exemption (single-family residence) pursuant to
Section 15303(a) of the CEQA Guidelines; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including but not
limited to the staff report and all written and oral testimony presented.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the
project is a Class III exemption and is categorically exempt per Section 15303(a) (New
Planning Commission Resolution 6347 September 11, 2013
Case 3.3668 SFR & 7.1395 AMM — Hillside Residence at 575 W. Stevens Road Page 2 of 4
single-family residence).
Section 2: Architectural Review is required for hillside development pursuant to Zoning
Code Section 94.04.00 (Architectural Review) and 94.13.00 (hillside development).
Specific aspects of design have been examined to determine whether the proposed
development will provide desirable environment for its occupants as well as being
compatible with the character of adjacent and surrounding developments, and whether
aesthetically it is of good composition, materials, textures and colors. Conformance is
evaluated based on consideration of the following:
Item
Guideline: No :.
Project Evaluation:
1
Does the proposed development provide a
Residence provides shaded parking, open
desirable environment for its occupants?
living 1 kitchen layout and private bedroom
space
2
Is the proposed development compatible with the
Development is sensitive to existing
character of adjacent and surrounding
topography of the site. Structures
developments?
proposed include low flat roof planes.
3
Is the proposed development of good composition,
The modern design includes a variety of
materials, textures, and colors?
materials such smooth stucco finish,
composite wood, aluminum shade
screens, break metal, sand blasted and
clear glass, precision block. Colors consist
of earth tones.
4
Site layout orientation, location of structures and
Site layout sensitive with existing
relationship to one another and to open spaces
topography; pedestrian and vehicular
and topography. Definition of pedestrian and
areas defined with hardscape;
vehicular areas; Le., sidewalks as distinct from
parking lot areas
5
Harmonious relationship with existing and
Project consists of single-family residence
proposed adjoining developments and in the
with landscape and outdoor usable space
context of the immediate neighborhood/community,
(lanai and pool area), which is consistent
avoiding both excessive variety and monotonous
with surrounding developments;
repetition, but allowing similarity of style, if
neighborhood includes variety of
warranted
architectural styles;
6
Maximum height, area, setbacks and overall mass,
Project conforms to development
as well as parts of any structure (buildings, walls,
standards of the R-1-A zone;
screens, towers or signs) and effective
concealment of all mechanical equipment
7
Building design, materials and colors to be
Soft grays and tans are proposed;
sympathetic with desert surroundings
N
Planning Commission Resolution 6347 September 11, 2013
Case 3.3668 SFR & 7.1395 AMM — Hillside Residence at 575 W. Stevens Road Page 3 of 4
8
Harmony of materials, colors and composition of
(See item 3 above)
those elements of a structure, including overhangs,
roofs, and substructures which are visible
simultaneously
9
Consistency of composition and treatment
(See item 3 above)
10
Location and type of planting, with regard for
Enhanced landscape includes Palo Verde,
desert climate conditions. Preservation of
Orangequat, Mexican Fan Palm and
specimen and landmark trees upon a site, with
Cholla Cactus, which are known to
proper irrigation to insure maintenance of all plant
withstand harsh desert climate conditions;
materials
preservation of existing boulders and trees
is proposed where possible
Furthermore, pursuant to Zoning Code Section 93.13.00 (B)(4a), in review of hillside
development for architectural approval, the Planning Commission shall consider the
following:
Item Architectural Guldellne: I Staff Evaluation: _
L Rock and soil exposure The applicant intends to retain existing rocks and boulders on -site
with a majority of the site to remain in its native rocky condition.
ii. Size of building pads Two pad elevations are proposed to adjust 'to the existing
topography and minimize large amounts of earth cut and fill. The
building pads are located above the existing grades where
possible on flatter portions of the lot. iii. Design considerations, such as The modern design of the proposed_ home includes simple
i supporting stilts, colors and rectangular shapes and low flat roofs. These shapes adjust to
buildinu arrangement _ existing to o ra h as thebuild!N extends to the rear.
iv. Screening of parking areas Two parking spaces are provided in the proposed garage and the
parking area adjacent to the garage will be screened by a
proposed wall. _
V. Landscaping plans The landscaping is proposed in plant palette that is desert -
appropriate drought -tolerant and integrates some existing
landscaped material where possible. _
vi. Continuity with surrounding The existing surrounding development is eclectic in its architecture
development and landscaping. The proposed development is complementary to
the surroundings in which it is located.
vii. Sensitivity to existing view The structure is not anticipated to affect any existing view
corridors corridors.
Section 2: Pursuant to Section 94.06.01 (Administrative Minor Modifications) of the
Palm Springs Zoning Code, the Planning Commission finds that:
Item ° Finding: _ Staff Evaluation:
a. The requested minor modification ; There is no General Plan Policy that would be adversely affected by this
is consistent with the general plan, modification, nor are there any specific plans associated with this property.
applicable specific plan(s) and The Palm Springs Zoning Code, Section 94.06.01(A)(8), specifically allows
overall objectives of the zoning for reduction of the front setback and modification of building height for
L ordinance; hillside lots with the approval of an AMM application.
Planning Commission Resolution 6347
Case 3.3668 SFR & 7.1395 AMM — Hillside Residence at 575 W. Stevens Road
b. The neighboring properties will not
be adversely affected as a result of
the approval or conditional
approval of the minor modification,-
C.
d
The approval or conditional
approval of the minor modification
will not be detrimental to the
health, safety, or general welfare
of persons residing or working on
the site or in the vicinity, -
The approval of the minor
modification is justified by
environmental features, site
conditions, location of existing
improvements, or historic
development patterns of the
property or neighborhood.
September 11, 2013
Page 4 of 4
The front yard will be reduced to twenty feet for the proposed side-e1
garage, which is anticipated to be a minimal impact on neighboring
properties. The R-1-A zone building height envelope limits structures to
twelve feet at the minimum setback lines; this requirement may be
modified for residences on hillside lots. The proposed request is to
increase the building envelope by two feet at the east setback line for the
master suite. The impacted property would be east of the subject
property. The proposed finished floor of the master suite will be on -half
foot lower than the finished floor the east property. Furthermore, the
properties are divided by a landscape hedge screen. Therefore, it is
anticipated that the increase will have minimal impact on neighboring
properties, including the property to the east of the subject site.
All construction will be built to the Uniform Building Code, Palm Springs
Zoning Code as modified by this Administrative Minor Modification, and
Fire Code.
The subject property is a hillside lot that slopes downward from the street
grade to the rear of the site. The flatter portions of the lot are located near
the front and east side of the property. Thus, the building height increase
and reduced front yard setback are necessary to accommodate a building
in a location where topography is least undulating on the site.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case Nos. 3.3668 SFR & 7.1397; for the construction of
a 3,248-square foot single family residence on a roughly 21,780-square foot lot located
at 675 West Stevens Road, subject to those conditions set forth in the attached Exhibit
A, which are to be satisfied unless otherwise specified.
ADOPTED this 11t' day of September, 2013.
AYES: 7, Commissioner Calerdine, Chair Donenfeld, Vice -Chair Hudson,
Commissioner Klatchko, Commissioner Lowe, Commissioner Roberts,
Commissioner Weremiuk,
NOES: None.
ABSENT: None.
ABSTAIN: None.
ATTEST:
M. M rgo Wheeler,
Director of Planning Services
CITY OF PALM SPRINGS, CALIFORNIA
RESOLUTION NO.6347
EXHIBIT A
Case Nos. 3.3668 SFR & 7.1397 AMM
675 West Stevens Road
September 11, 2013
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case
3.3668 SFR & Case 7.1395 AMM; except as modified with the conditions
below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped June 20, 2013, including
site plans, architectural elevations, exterior materials and colors, landscaping,
and grading on file in the Planning Division except as modified by the
conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code,
ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 3.3668 SFR and 7.1397 AMM. 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
Resolution No. 6347
Conditions of Approval
Case 3.3668 SFR & 7.1397 AMM 675 W, Stevens Rd
Page 2 of 14
September 11, 2013
will advance funds to pay for defense of the matter by the City Attorney. If the
City of Palm Springs fails to promptly notify the applicant of any such claim,
action or proceeding or fails to cooperate fully in the defense, the applicant
shall not, thereafter, be responsible to defend, indemnify, or hold harmless
the City of Palm Springs. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but
should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgment or
failure to appeal, shall not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 8. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of
the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in -lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
to the valuation table in the Uniform Building Code, the fee being 112% for
commercial projects or 114% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Vallev Multiple -Species Habitat Conservation Plan (CVMSHCP
Local Develol2ment Mitigation Fee LDMF re uired.
ENV 2. Notice of Exemption. The project is exempt from the California Environmental n
Quality Act (CEQA); therefore, an administrative fee of $64 shall be submitted �1
by the applicant in the form of a money order or a cashier's check payable to
Resolution No. 6347
Conditions of Approval Page 3 of 14
Case 3.3668 SFR & 7.1397 AMM 675 W. Stevens Rd September 11, 2013
Cthe Riverside County Clerk within two business days of the Commission's
final action on the project. This fee shall be submitted by the City to the
County Clerk with the Notice of Exemption. Action on this application shall
not be considered final until such fee is paid (projects that are Categorically
Exempt from CEQA).
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lightinc Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down -lights shall be utilized. No lighting of
hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
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. 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. Prior to final inspection, the applicant shall plant screening hedges along
the west property line and install similar hedges as existing along the east
property line as needed.
PLN 4. Flat Roof Requirements. Roof materials on flat roofs must conform to
California Title 24 thermal standards for "Cool Roofs". Such roofs must have
a minimum initial thermal emittance of 0.75 and minimum initial solar
reflectance of 0.70. Only matte (non-specular) roofing is allowed in colors
such as beige or tan.
PLN 5. Maintenance of Awnin s & Pro'ections. All awnings shall be maintained and
periodically cleaned.
PLN 6. Screen Roof -mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
Resolution No. 6347
Conditions of Approval
Case 3.3668 SFR & 7.1397 AMM 675 W. Stevens Rd
Page 4 of 14
September 11, 2013
PLN 7. 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 8. Pool Enclosure Approval Reauired. 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 9. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 10. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 11. 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 12. (add anv additional conditions imposed by the Planning Commission or Ci
Council here)
POLICE DEPARTMENT CONDITIONS 0
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 satisfaction of the City Engineer.
ENG 1. The Engineering Division recommends deferral of off -site improvement items
(identified as "Deferred) at this time due to lack of full improvements in the
immediate area. The owner shall execute a street improvement covenant
agreeing to construct all required street improvements upon the request of the
City of Palm Springs City Engineer at such time as deemed necessary. The
covenant shall be executed and notarized by the property owner(s) prior to
approval of the Grading Plan or issuance of grading or building permits. A
Resolution No. 6347
Conditions of Approval Page 5 of 14
Case 3.3668 SFR & 7.1397 AMM 675 W. Stevens Rd September 11, 2013
C) current title report; or a copy of a current tax bill and a copy of a vesting grant
deed shall be provided to verify current property ownership. A covenant
preparation fee in effect at the time that the covenant is submitted shall be
paid by the applicant prior to issuance of any grading or building permits.
ENG 2. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
ENG 3. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plan(s) shall be approved by the
City Engineer prior to issuance of any building permits. Deferred
WEST STEVENS ROAD
ENG 4. Construct a 6 inch concrete driveway unless otherwise approved by the City
Engineer, from the property line to the existing back of curb.
ENG 5. Construct a driveway approach in accordance with City of Palm Springs
Standard Drawing No. 201. Deferred
ENG F. Construct a 5 feet wide sidewalk behind the existing curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 210.
Deferred
ENG 7. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
SANITARY SEWER
ENG 8. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes. The on -site sewer system shall
connect to the sewer main with a standard sewer lateral connection in
accordance with City of Palm Springs Standard Drawing No. 405.
ENG 9. Applicant shall pay a sewer assessment fee of $8,418.71 in accordance with
the terms of the Sewer Construction Refund Agreement between the City of
Palm Springs and Melvyn Haber, Sewer Agreement No. 4875. The fee shall
be paid to the City of Palm Springs prior to issuance of a building permit.
GRADING
ENG 10. Submit cut and fill quantities to City Engineer to determine if a Grading Plan is
required. If required, the Grading Plan shall be submitted to the Engineering
Division for review and approval by the City Engineer prior to issuance of
grading permit. If the earthwork quantity is less than 50 cubic yards, a formal
grading plan is not required. To qualify for the exemption, a signed original
Resolution No. 6347
Conditions of Approval
Case 3.3668 SFR & 7.1397 AMM 675 W. Stevens Rd
Page 6 of 14
September 11. 2013
written statement of design earthwork quantities from the owner (or design
professional, prepared on company letterhead) shall be provided to the
Engineering Division. Exemption of a formal Grading Plan reviewed and
approved by the City Engineer does not exempt the applicant from a site
grading plan that may be required from the Building Department, or any other
requirement that may be necessary to satisfy the California Building Code.
a) Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review
and approval if there is disturbance of 5,000 square feet or more. The
applicant and/or its grading contractor shall be required to comply with
Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be
required to utilize one or more "Coachella Valley Best Available Control
Measures" as identified in the Coachella Valley Fugitive Dust Control
Handbook for each fugitive dust source such that the applicable
performance standards are met. The applicant's or its contractor's
Fugitive Dust Control Plan shall be prepared by staff that has completed
the South Coast Air Quality Management District (AQMD) Coachella
Valley Fugitive Dust Control Class. The applicant and/or its grading
contractor shall provide the Engineering Division with current and valid
Certificate(s) of Completion from AQMD for staff that has completed the
required training. For information on attending a Fugitive Dust Control
Class and information on the Coachella Valley Fugitive Dust Control
Handbook and related "PM10" Dust Control issues, please contact
AQMD at (909) 396-3752, or at http://www.AQMD.ciov. 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 Site Plan; a
copy of current Title Report; a copy of Soils Report; and a copy of the
associated Hydrology Study/Report.
ENG 11. 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.
EIR
Resolution No. 6347
Conditions of Approval
Case 3.3668 SFR & 7.1397 AMM 675 W. Stevens Rd
Page 7 of 14
September 11, 2013
ENG 12. 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 13. 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 14. 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 15. Contact Desert Water Agency at (760) 323-4971 Ext. 146 to determine
impacts to any existing Whitewater Mutual Water Company water lines and
other facilities that may be located within the property if any. Make
appropriate arrangements to protect in place or relocate any facilities that are
impacted by the development. A letter of approval for relocated or adjusted
facilities from Desert Water Agency shall be submitted to the Engineering
Division prior to approval of the Grading Plan.
ENG 16. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
ENG 17. 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 at the time of issuance of grading permit for
mitigation measures for erosion/blowsand relating to this property and
development.
ENG 18. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the
grading plan for the proposed development. A copy of the Geotechnical/Soils
Report shall be submitted to the Engineering Division with the first submittal
of a grading plan (if required) or prior to issuance of any permit.
ENG 19. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the approved
grading plan shall be certified by a California registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
Geotechnical/Soils Report prepared for the project. Documentation of all
Resolution No. 6347
Conditions of Approval
Case 3.3668 SFR & 7.1397 AMM 675 W. Stevens Rd
Page 8 of 14
September 11, 2013
compaction and other soils testing are to be provided even though there may
not be a grading plan for the project. No certificate of occupancy will be
issued until the required certification is provided to the City Engineer.
ENG 20. 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 21. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the
export of soil will be required to present a clearance document from a
Department of Food and Agriculture representative in the form of an approved
"Notification of Intent To Move Soil From or Within Quarantined Areas of
Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to
approval of the Grading Plan. The California Department of Food and
Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert
(Phone: 760-776-8208).
DRAINAGE
ENG 22. All stormwater runoff across the property shall be accepted and conveyed in a
manner acceptable to the City Engineer and released to an approved
drainage system. Stormwater runoff may not be released directly to the
adjacent streets without first intercepting and treating with approved Best
Management Practices (BMP's).
ENG 23. All stormwater runoff passing through the site shall be accepted and
conveyed across the property in a manner acceptable to the City Engineer.
For all stormwater runoff falling on the site, on -site retention or other facilities
approved by the City Engineer shall be required to contain the increased
stormwater runoff generated by the development of the property. Provide a
hydrology study to determine the volume of increased stormwater runoff due
to development of the site, and to determine required stormwater runoff
mitigation measures for the proposed development. Final retention basin
sizing and other stormwater runoff mitigation measures shall be determined
upon review and approval of the hydrology study by the City Engineer and
may require redesign or changes to site configuration or layout consistent
with the findings of the final hydrology study. No more than 40-50% of the
street frontage parkway/setback areas should be designed as retention
basins. On -site open space, in conjunction with dry wells and other
subsurface solutions should be considered as alternatives to using
landscaped parkways for on -site retention.
ENG 24. 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
Resolution No. 6347
Conditions of Approval
Case 3.3668 SFR & 7.1397 AMM 675 W. Stevens Rd
Page 9 of 14
September 11, 2013
with Resolution No. 15189. Fees shall be paid prior to issuance of a building
permit.
GENERAL
ENG 25. Any utility trenches or other excavations within existing asphalt concrete
pavement of off -site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off -site
streets as required by and at the discretion of the City Engineer, including
additional pavement repairs to pavement repairs made by utility companies
for utilities installed for the benefit of the proposed development (i.e. Desert
Water Agency, Southern California Edison, Southern California Gas
Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and
other street cuts within existing asphalt concrete pavement of off -site streets
required by the proposed development may require complete grinding and
asphalt concrete overlay of the affected off -site streets, at the discretion of the
City Engineer. The pavement condition of the existing off -site streets shall be
returned to a condition equal to or better than existed prior to construction of
the proposed development.
ENG 26. All proposed utility lines shall be installed underground.
ENG 27. The record property owner shall enter into a covenant agreeing to
underground all of the existing overhead utilities required by the Municipal
Code in the future upon request of the City of Palm Springs City Engineer at
such time as deemed necessary. The covenant shall be executed and
notarized by the property owner and submitted to the City Engineer prior to
issuance of a grading permit. A current title report or a copy of a current tax
bill and a copy of a vesting grant deed shall be provided to verify current
property ownership. A covenant preparation fee in effect at the time that the
covenant is submitted shall be paid by the applicant prior to issuance of any
grading or building permits.
ENG 28. All existing utilities shall be shown on the improvement plans if required for
the project. The existing and proposed service laterals shall be shown from
the main line to the property line.
ENG 29. Upon approval of any improvement plan (if required) by the City Engineer, the
improvement plan shall be provided to the City in digital format, consisting of
a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing
exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of
the type and format of the digital data to be submitted to the City may be
authorized, upon prior approval by the City Engineer.
Resolution No. 6347
Conditions of Approval
Case 3.3668 SFR & 7.1397 AMM 675 W. Stevens Rd
Page 10 of 14
September 11, 2013
ENG 30. The original improvement plans prepared for the proposed development and
approved by the City Engineer (if required) shall be documented with record
drawing "as -built" information and returned to the Engineering Division prior
to issuance of a final certificate of occupancy. Any modifications or changes
to approved improvement plans shall be submitted to the City Engineer for
approval prior to construction.
ENG 31. Nothing shall be constructed or planted in the corner cut-off area of any
driveway which does or will exceed the height required to maintain an
appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
ENG 32. 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.
ENG 33. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
TRAFFIC
ENG 34. 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 West Stevens Road
frontage of the subject property. Deferred
ENG 35. Construction signing, lighting and barricading shall be provided during all
phases of construction as required by City Standards or as directed by the
City Engineer. As a minimum, all construction signing, lighting and barricading
shall be in accordance with Part 6 "Temporary Traffic Control" of the
California Manual on Uniform Traffic Control Devices for Streets and
Highways, dated January 13, 2012, or subsequent editions in force at the
time of construction.
ENG 36. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
These Fire Department conditions may not provide all requirements. Detailed plans are
still required for review. 0
Resolution No. 6347
Conditions of Approval Page 11 of 14
Case 3.3668 SFR & 7.1397 AMM 675 W. Stevens Rd September 11, 2013
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
June 20, 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"x11" plot plan or
drawing, and an electronic version in an industry standard file format
capable of being used in a geographical information system (GIS)
preferably an ESRI shape file(s) shall be provided to the fire department.
The GIS file shall be projected in the California State Plane Zone VI
coordinate system and capable of being re -projected into the North
American Datum 1983 coordinate system. PDF files by themselves will not
meet this requirement. The GIS and ESRI shape file(s) shall clearly show
all access points, fire hydrants, KNOXTm box locations, fire department
connections, dwelling unit or suite identifiers, main electrical panel
location(s), sprinkler riser and fire alarm locations. Industry standard
symbols used in emergency management and pre -fire planning are
encouraged. Large projects may require more than one page. AutoCAD
files will be accepted but must be approved prior to acceptance.
FID 4 PLANS AND PERMITS
When there are significant changes in occupancy water supply, storage
heights, type, and quantity of storage, storage configurations, Tenant
Improvements or any other changes which may affect the fire sprinkler
system design, the owner, tenant or contractor shall submit plans and
secure permits.
Complete plans for private fire service mains or fire sprinkler systems
should be submitted for approval well in advance of installation. Plan
reviews can take up to 20 working days. Submit a minimum of four (4)
sets of drawings for review. Upon approval, the Fire Prevention Bureau
will retain two sets.
Plans shall be submitted to:
Resolution No. 6347
Conditions of Approval
Case 3.3668 SFR & 7.1397 AMM 675 W. Stevens Rd
Page 12 of 14
September 11, 2013
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: M — TH, 8:00 AM —11:00 AM and 2:00 PM — 6:00 PM
A deposit for Plan Check and Inspection Fees is required at the time of
Plan Submittal. The minimum fee is $ 208.00. These fees are established
by Resolution of the Palm Springs City Council.
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall
be UL listed or FM approved for fire protection service and approved by
the Fire Prevention Bureau prior to installation.
Plans shall indicate all necessary engineering features, including all
hydraulic reference nodes, pipe lengths and pipe diameters as required by
the appropriate codes and standards. Plans and supportive data
(calculations and manufacturer's technical data sheets) shall be submitted
with each plan submittal. Complete and accurate legends for all symbols
and abbreviations shall be provided on the plans.
Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an
electronic CAD version shall be provided to the fire department. This shall
clearly show all access points, fire hydrants, Knox box locations, fire
department connections, unit identifiers, main electrical panel locations,
sprinkler riser and fire alarm locations. Large projects may require more
than one page.
FID 5 Access During Construction (CFC 503): Access for firefighting
equipment shall be provided to the immediate job site at the start of
construction and maintained until all construction is complete. Fire
apparatus access roads shall have an unobstructed width of not less than
20 feet and an unobstructed vertical clearance of not less than 13'6". Fire
Department access roads shall have an all-weather driving surface and
support a minimum weight of 73,000 lbs.
FID 6 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 7 Fire Department Access: Fire Department Access Roads shall be
provided and maintained in accordance with (Sections 503 CFC)
• Minimum Access Road Dimensions:
1. Fire apparatus access roads shall have an unobstructed
width of not less than 20 feet; a greater width for private
Resolution No. 6347
Conditions of Approval Page 13 of 14
Case 3.3668 SFR & 7.1397 AMM 676 W. Stevens Rd September 11, 2013
C. streets may be required by the City engineer to address
traffic engineering, parking, and other issues. The Palm
Springs Fire Department requirements for two-way private
streets, is a minimum width of 24 feet is required for this
project, unless otherwise allowed by the City engineer. No
parking shall be allowed in either side of the roadway.
2. Roads must be 30 feet wide when parking is not allowed on
only one side of the roadway.
3. Roads must be 40 feet wide when parking is not restricted.
FID 8 Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an
unobstructed width of not less than 20 feet except for approved security
gates in accordance with Section 503.6 and an unobstructed vertical
clearance of not less than 13 feet 6 inches.
FID 9 Premises Identification (505.1): New and existing buildings shall have
approved address numbers, building numbers or approved building
identification placed in a position that is plainly legible and visible from the
street or road fronting the property. These numbers shall contrast with
their background Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches high for R-3
occupancies and 6" - 12" for all other occupancies depending on distance
from street with a minimum stroke width of 0.5 inch. Where access is by
means of a private road and the building cannot be viewed from the public
way, a monument, pole or other sign or means shall be used to identify
the structure.
FID 10 Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire
hydrants shall be provided in accordance with CFC Appendix B, Fire Flow
Requirements for Buildings, for the protection of buildings, or portions of
buildings, hereafter constructed. The required fire hydrant flow for this
project is 875 gallons per minute (sprinklered) (CFC Appendix B). One fire
hydrant must be available within 250 feet from any point on your lot street
frontage. (CFC Appendix C)
FID 11 NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system
is required. Only a C-16 licensed fire sprinkler contractor shall perform
system design and installation. System to be designed and installed in
accordance with NFPA standard 13D, 2010 Edition, as modified by local
ordinance. The contractor should submit fire sprinkler plans as soon as
possible. No portion of the fire sprinkler system may be installed prior to
plan approval.
FID 12 Residential Smoke and Carbon Monoxide Alarms Installation with
Fire Sprinklers (CFC 907.2.10.1.2, 907.2.10.2 & 907.2.10.3; CRC R315):
Provide and install Residential Smoke and Carbon Monoxide Alarms
Resolution No. 6347
Conditions of Approval
Case 3.3668 SFR & 7.1397 AMM 675 W. Stevens Rd
Page 14 of 14
September 11, 2013
(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 /
strobe. The pull for fire device is the fire sprinkler flow switch.
FID 13 Additional Residential Smoke Alarm Requirements (NFPA 72:
29.5.1.3): Where the interior floor area for a given level of a dwelling unit,
excluding garage areas, is greater than 1,000 Sq. Ft., the additional
requirements are that all points on the ceiling shall have:
a. A smoke alarm within a distance of 30 ft travel distance or
b. An equivalent of one smoke alarm per 500 Sq. Ft. of floor
area.
One smoke alarm per 500 Sq. Ft. is evaluated by dividing the total interior
square footage of floor area per level by 500 Sq. Ft.
FID 14 Carbon Monoxide Alarm or Detector Locations (NFPA 720: 9.4.1.1 &
9.4.1.2; CRC R315.3): Carbon monoxide alarms or detectors shall be
installed as follows:
(1) Outside of each separate dwelling unit sleeping area in the
immediate vicinity of the bedrooms
(2) On every occupiable level of a dwelling unit, including
basements, excluding attics and crawl spaces
(3) Other locations where required by applicable laws, codes, or
standards
Each alarm or detector shall be located on the wall, ceiling, or other
location as specified in the manufacturer's published instructions that
accompany the unit.
FID 15 Audible Residential Water Flow Alarms (CFC 903.4.2): An approved
audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115 WH-VFR
with WBB back box or equal) shall be provided on the exterior of the
building in an approved location. The horn/strobe shall be outdoor rated.
END OF CONDITIONS