HomeMy WebLinkAboutPC Resolution _6376- Case 3.2420 MAJRESOLUTION NO. 6376
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING CASE 3.2420 MAJ; AN APPLICATION
FOR SITE PLAN AND ARCHITECTURAL APPROVAL
FOR THE REMODEL AND EXPANSION OF SINGLE
FAMILY RESIDENCE ON A HILLSIDE LOT AT 2343
BISNAGA AVENUE.
WHEREAS, Gary and Julie Chaney ("Applicant") 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 remodel and expansion of an existing 840-square foot residence
on a hillside lot located at 2343 Bisnaga Avenue, Zone R-1-13, APN: 505-052-014; the
new residence will be approximately 2,266-square feet in size and a newly constructed
attached garage will be roughly 572-square feet in size; and
WHEREAS, on December 9, 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 January 14, 2014, a public meeting on the application for architectural
review was 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
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:
Planning Commission Resolution No. 6376
Case 3.2420 MAJ - Hillside Residence at 2343 Bisnaga Avenue
January 8, 2014
Page 2 of 3
Item
Guideline:
Project Evaluation:
1
Does the proposed development provide a
Residence provides shaded parking,
desirable environment for its occupants?
open living 1 kitchen layout and private
bedroom space
2
Is the proposed development compatible with
Development is consistent with pattern
the character of adjacent and surrounding
of adjacent and surrounding lots
developments?
3
is the proposed development of good
The proposed design is a simple gable
composition, materials, textures, and colors?
roof with tan stucco and stacked stone
fagade
4
Site layout, orientation, location of structures
Site layout sensitive with existing
and relationship to one another and to open
topography; pedestrian and vehicular
spaces and topography. Definition of
areas defined with hardscape; no
pedestrian and vehicular areas; i.e., sidewalks
sidewalks are proposed.
as distinct from parking lot areas
5
Harmonious relationship with existing and
Project consists of single-family
proposed adjoining developments and in the
residence with minor landscape space
context of the immediate
in the front yard; the remainder of the
neighborhood/community, avoiding both
site will be open space, which is
excessive variety and monotonous repetition,
consistent with surrounding
but allowing similarity of style, if warranted
developments
6
Maximum height, area, setbacks and overall
Project conforms to development
mass, as well as parts of any structure
standards of the R-1-13 zone
(buildings, walls, screens, towers or signs) and
effective concealment of all mechanical
equipment
7
Building design, materials and colors to be
Tan is proposed as main color with
sympathetic with desert surroundings
brown trim, stacked stone and roof tile
8
Harmony of materials, colors and composition
(See item 3 and 8 above)
of those elements of a structure, including
overhangs, roofs, and substructures which are
visible simultaneously
9
Consistency of composition and treatment
(See item 3 and 8 above)
10
Location and type of planting, with regard for
Enhanced landscape includes small
desert climate conditions. Preservation of
desert plants. Existing desert trees in
specimen and landmark trees upon a site, with
front yard will remain
proper irrigation to insure maintenance of all
plant materials
Furthermore, pursuant to Zoning Code Section 93.13.00 (13)(4a), in review of hillside
development for architectural approval, the Planning Commission shall consider the
following:
Planning Commission Resolution No. 6376 January 8, 2014
Case 3.2420 MAJ — Hillside Residence at 2343 Bisnaga Avenue Page 3 of 3
Item
Architectural Guideline:
Project Evaluation:
The site is presently developed with a residential structure which
i.
Rock and soil exposure
will be expanded to the east. This expansion will take place on a
relatively flat area and will not jeopardize any rock or soil exposure
on -site.
ii.
Size of building pads
The remodel -, and expansion will include a building pad of
approximately 2,850 square feet, which is consistent with other
Design considerations, such as
building pad sizes in the vicinity.
iii.
The basic design of the proposed home includes simple gable roof
supporting stilts, colors and i
structure and tan color. Stacked stone will enhance the fagade of
building arrangement
the building.
iv.
Screening of parking areas
Two parking spaces are provided in the proposed garage. Two
additional spaces can be accommodated in front of the garage.
V.
Landscaping plans
The landscaping is proposed -in plant palette that is desert -
appropriate drought -tolerant.
vi.
Continuity with surrounding
The development is proposed near the front of the lot, which is
development
consistent with properties in the area.
vii.
Sensitivity to existing view
The addition will have the same building pad elevation as the
corridors
existing residence. The proposed structure will be outside of
setback areas, have sloped roofs that rise at 3.5:12 ratio and not
extend above 13 feet in overall height. Thus, the proposed
structure is not anticipated to affect any existing view corridors.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case Nos. 3.2420 MAJ; a major architectural application
for the remodel and expansion of an existing hillside residence to be approximately
2,266-square feet in size with an attached garage of roughly 572-square feet in size at
2343 Bisnaga Avenue, subject to those conditions set forth in the attached Exhibit A,
which are to be satisfied unless otherwise specified.
ADOPTED this 81h day of January, 2014.
AYES: 4, Commissioner Calerdine, Commissioner Klatchko, Commissioner
Roberts and Chair Donenfeld
NOES: None
ABSENT: 3, Commissioner Lowe, Commissioner Weremiuk and Vice -Chair Hudson
ABSTAIN: None
CITY OF PALM SPRINGS, CALIFORNIA
Director of Planning Services
RESOLUTION NO. 6376
EXHIBIT A 0
Case Nos. 3.2420 MAJ
2343 Bisnaga Avenue
January 8, 2014
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
3.2420 MAJ, except as modified by the conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans on file in the Planning Division (except
as modified by the conditions below), and date stamped as follows:
a. November 27, 2013: grading, floor plan, roof plan, architectural elevations
b. December 2, 2013: landscape plan
c. December 3, 2013: site plan
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 3.2420 MAJ. 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
Resolution No. 6376
Conditions of Approval
Case 3.2420 MAJ — 2343 Bisnaga Avenue
Page 2 of 14
January 8, 2014
and pay the City's associated legal costs or will advance funds to pay for
defense of the matter by the City Attorney. If the City of Palm Springs fails to
promptly notify the applicant of any such claim, action or proceeding or fails to
cooperate fully in the defense, the applicant shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the City of Palm Springs.
Notwithstanding the foregoing, the City retains the right to settle or abandon
the matter without the applicant's consent but should it do so, the City shall
waive the indemnification herein, except, the City's decision to settle or
abandon a matter following an adverse judgment or failure to appeal, shall not
cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 8. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of
the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in -lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
to the valuation table in the Uniform Building Code, the fee being 112% for
commercial projects or 1I4% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple -Species Habitat Conservation Plan (CVMSHCP}
Local Development Mitigation Fee LDMF is required.
ENV 2. Notice of Exemption. The project is exempt from the California Environmental
Quality Act (CEQA); therefore, an administrative fee of $50 shall be submitted
Resolution No. 6376
Conditions of Approval
Case 3.2420 MAJ — 2343 Bisnaga Avenue
Page 3 of 14
January B, 2014
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.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down -lights shall be utilized. No lighting of
hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
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. Veneer to continue onto courtyard wall
b. Pilasters to be split face
c. West elevation, wider posts and soffit
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 Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
Resolution No. 6376
Conditions of Approval
Case 3.2420 MAJ — 2343 Bisnaga Avenue
Page 4 of 14
January 8, 2014
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.
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. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 9. Outside Storage __Prohibited. No outside storage of any kind shall be
permitted except as approved as a park of the proposed plan.
PLN 10. (add any additional conditions imposed by the Planning Commission or City
Council here)
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
satisfaction of the City Engineer.
STREETS
ENG 1. The Engineering Division recommends deferral of off -site improvement items
(identified as "Deferred") at this time due to lack of full improvements in the
immediate area. The owner shall execute a street improvement covenant
agreeing to construct all required street improvements upon the request of the
City of Palm Springs City Engineer at such time as deemed necessary. The
covenant shall be executed and notarized by the property owner(s) prior to
approval of the Grading Plan or issuance of grading or building permits. A current
title report; or a copy of a current tax bill and a copy of a vesting grant deed shall
be provided to verify current property ownership. A covenant preparation fee in
Resolution No. 6376
Conditions of Approval
Case 3.2420 MAJ — 2343 Bisnaga Avenue
Page 5 of 14
January 8, 2014
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.
BISNAGA AVENUE
ENG 4. Dedicate an additional 5 feet to provide the ultimate half street right-of-way width
of 25 feet along the entire frontage.
ENG 5. Dedicate an easement 2 feet wide along the back of the future driveway
approach for sidewalk purposes. Deferred
ENG 6. Construct a 6 inch curb and gutter, 18 feet west of centerline along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 200.
Deferred
ENG 7. Construct a 6 inch concrete driveway, unless otherwise approved by the City
Engineer, from the property line to the existing edge of pavement.
ENG 8. Construct a driveway approach in accordance with City of Palm Springs
Standard Drawing No. 201. Deferred
ENG 9. Construct a 5 feet wide sidewalk behind the proposed curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 210.
Deferred
ENG 10. Construct pavement with a minimum pavement section of 2-1/2 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, as necessary to provide a 24
feet wide roadway within the public right-of-way along the project frontage. 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 11. Construct 2 inch asphalt concrete pavement over compacted native subgrade or
install appropriate landscaping and ground cover to provide adequate dust
control measures, meeting the approval of the Director of Planning Services and
City Engineer, from edge of pavement to property line along the entire frontage,
excluding approved driveway locations. 0
Resolution No. 6376
Conditions of Approval
Case 3.2420 MAJ — 2343 Bisnaga Avenue
Page 6 of 14
January 8, 2014
ENG 12. Construct pavement with a minimum pavement section of 2-1/2 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to clean sawcut edge of pavement along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 110 and
300. If an alternative pavement section is proposed, the proposed pavement
section shall be designed by a California registered Geotechnical Engineer using
"R" values from the project site and submitted to the City Engineer for approval.
Deferred
ENG 13. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
SANITARY SEWER
ENG 14. All sanitary facilities shall be connected to the public sewer system. The existing
sewer service to the property shall be used for new sanitary facilities. New
laterals shall not be connected at manholes.
X:_fM,
ENG 15. Submit cut and fill quantities to City Engineer to determine if a Grading Plan is
required. If required, the Grading Plan shall be submitted to the Engineering
Division for review and approval by the City Engineer prior to issuance of grading
permit. If the earthwork quantity is less than 50 cubic yards, a formal grading plan
is not required. To qualify for the exemption, a signed original written statement
of design earthwork quantities from the owner (or design professional, prepared
on company letterhead) shall be provided to the Engineering Division. Exemption
of a formal Grading Plan reviewed and approved by the City Engineer does not
exempt the applicant from a site grading plan that may be required from the
Building Department, or any other requirement that may be necessary to satisfy
the California Building Code.
a. Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review and
approval. The applicant and/or its grading contractor shall be required to
comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and
shall be required to utilize one or more "Coachella Valley Best Available
Control Measures" as identified in the Coachella Valley Fugitive Dust Control
Handbook for each fugitive dust source such that the applicable performance
standards are met. The applicant's or its contractor's Fugitive Dust Control
Plan shall be prepared by staff that has completed the South Coast Air
Quality Management District (AQMD) Coachella Valley Fugitive Dust Control
Class. The applicant and/or its grading contractor shall provide the
Engineering Division with current and valid Certificate(s) of Completion from
Resolution No. 6376
Conditions of Approval
Case 3.2420 MAJ — 2343 Bisnaga Avenue
Page 7 of 14
January 8, 2014
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 Site Plan; a copy of current Title
Report; and a copy of Soils Report.
ENG 16. Prior to approval of a Grading Plan or issuance of any permit, the applicant shall
obtain written approval to proceed with construction from the Agua Caliente Band
of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist.
The applicant shall contact the Tribal Historic Preservation Officer or the Tribal
Archaeologist at (760) 699-6800, to determine their requirements, if any,
associated with grading or other construction. The applicant is advised to contact
the Tribal Historic Preservation Officer or Tribal Archaeologist as early as
possible. If required, it is the responsibility of the applicant to coordinate
scheduling of Tribal monitors during grading or other construction, and to arrange
payment of any required fees associated with Tribal monitoring.
ENG 17. 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 18. 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 19. 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 20. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters. Deferred
N
Resolution No. 6376
Conditions of Approval
Case 3.2420 MAJ — 2343 Bisnaga Avenue
Page 8 of 14
January8, 2014
ENG 21. 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
erosion/blowsand relating to this property and development.
ENG 22. 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 23. 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
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 24. The applicant shall provide pad elevation certifications for all building pads in
conformance with the approved grading plan (if required), to the Engineering
Division prior to construction of any building foundation.
ENG 25. 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 26. 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).
Resolution No. 6376
Conditions of Approval Page 9 of 14
Case 3,2420 MAJ — 2343 Bisnaga Avenue January 8, 2014
ENG 27. The project is subject to flood control and drainage implementation fees pursuant
to Resolution 14082. The acreage drainage fee at the present time is $7,522.00
per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a
building permit.
GENERAL
ENG 28. 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 29. All proposed utility lines shall be installed underground.
ENG 30. 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 31. 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 32. 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. 6376
Conditions of Approval
Case 3,2420 MAJ — 2343 Bisnaga Avenue
Page 10 of 14
January 8, 2014
ENG 33. 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 34. 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 35. All proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/or curb shall have City approved deep root barriers installed in
accordance with City of Palm Springs Standard Drawing No. 904. Deferred
TRAFFIC
ENG 36. A minimum of 48 inches of clearance for accessibility shall be provided on public
sidewalks or pedestrian paths of travel within the development. Minimum
clearance on public sidewalks 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 Bisnaga
Avenue frontage of the subject property. Deferred
ENG 37. 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.
FIRE DEPARTMENT 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
October 15, 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.
Resolution No. 6376
Conditions of Approval Page 11 of 14
Case 3.2420 MAJ — 2343 Bisnaga Avenue January 8, 2014
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:
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
Resolution No. 6376
Conditions of Approval
Case 3.2420 MAJ — 2343 Bisnaga Avenue
Page 12 of 14
January 8, 2014
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.
Plox 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 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 7 Fire Apparatus Access Gates (8.04.260 PSMC): Entrance gates shall
have a clear width of at least 15 feet and be equipped with a frangible
chain and padlock.
FID 8 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
Resolution No. 6376
Conditions of Approval Page 13 of 14
Case 3.2420 MAJ — 2343 Bisnaga Avenue January 8, 2014
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 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 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 11 Fire Flow and Number of Fire Hydrants (CFC 507): Fire flow
requirements shall be provided in accordance with CFC Appendix B and
fire hydrants shall be provided in accordance with CFC Appendix C, Fire
Hydrant Location and Distribution for the protection of buildings, or
portions of buildings, hereafter constructed. The required fire hydrant flow
for this project is 1000 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 12 Residential Smoke and Carbon Monoxide Alarms Installation with
Fire Sprinklers (CFC 907.2.10.1.2, 907.2.10.2 & 907.2.10.3; CRC R315):
Provide and install Residential Smoke and Carbon Monoxide Alarms
(Kidde SM120X Relay 1 Power Supply Module connected to multi -station
Kidde smoke and carbon monoxide alarms or equal system and fire
sprinkler flow switch). Alarms shall receive their primary power from the
building wiring, and shall be equipped with a battery backup. In new
construction, alarms shall be interconnected so that operation of any
smoke alarm, carbon monoxide alarm or fire sprinkler flow switch causes
Resolution No. 6376
Conditions of Approval
Case 3.2420 MAJ — 2343 Bisnaga Avenue
Page 14 of 14
January 8, 2014
all smoke and carbon monoxide alarms within the dwelling to sound and
activate the exterior horn/strobe.
The wiring of this system shall be in accordance with Kidde SM120X
Relay 1 Power Supply Module manual and Figure 2 (see attached). The
120 volt device wired to turn on when alarm sounds is the exterior horn 1
strobe. The pull for fire device is the fire sprinkler flow switch.
FID 13 Additional Residential Smoke Alarm Requirements (NFPA 72:
29.5.1.3): Where the interior floor area for a given level of a dwelling unit,
excluding garage areas, is greater than 1,000 Sq. Ft., the additional
requirements are that all points on the ceiling shall have:
a. A smoke alarm within a distance of 30 ft. travel distance or
b. An equivalent of one smoke alarm per 500 Sq. Ft. of floor
area.
One smoke alarm per 500 Sq. Ft. is evaluated by dividing the total interior
square footage of floor area per level by 500 Sq. Ft.
FID 14 Carbon Monoxide Alarm or Detector Locations (NFPA 720: 9.4.1.1 &
9.4.1.2; CRC R315.3): Carbon monoxide alarms or detectors shall be
installed as follows:
(1) Outside of each separate dwelling unit sleeping area in the immediate
vicinity of the bedrooms
(2) On every occupiable level of a dwelling unit, including basements,
excluding attics and crawl spaces
(3) Other locations where required by applicable laws, codes, or standards
Each alarm or detector shall be located on the wall, ceiling, or other
location as specified in the manufacturer's published instructions that
accompany the unit.
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
NO
m