HomeMy WebLinkAboutPC Resolution _6378- Case 3.3697 MAJRESOLUTION NO. 6378
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING CASE NO. 7.1409 AMM AND 3.3697 MAJ
FOR AN ADMINISTRATIVE MNOR MODIFICATION FOR
AN INCREASE OF BUILDING HEIGHT TO 30 FEET FOR
THE CONSTRUCTION OF A NEW HILLSIDE HOUSE
EQUALLING 4,675-SQUARE FEET FOR THE PROPERTY
LOCATED AT 131 RIDGE MOUNTAIN DRIVE, ZONE R-2,
SECTION 32.
WHEREAS, Jean Gold, ("Applicant") has filed an application with the City pursuant to
Section 94.04.00 of the Zoning Ordinance for the construction of a 4,675-square foot
hillside house and 550-square foot casita located at 131 Ridge Mountain Drive, Zone R-
2, Section 32; and
WHEREAS, on December 9, 2013, the Architectural Advisory Committee met and
voted to recommend approval of the project to the Planning Commission; and
WHEREAS, on January 8, 2013, a public meeting on the application for architectural
approval 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 proposed project is Categorically Exempt under Section 15303(a) (New Single-
family residence).
Section 2: Pursuant to Section 94.04.00 of the Palm Springs Zoning Code, the
Planning Commission finds:
Site layout, orientation, location of structures and relationship to one another and
to open spaces and topography. Definition of pedestrian and vehicular areas,-
i.e., sidewalks as distinct from parking areas,
Planning Commission Resolution No. 6378
Case 3.3697— MAJ & 7.1409 AMM
January 8, 2013
Page 2 of 4
N
The construction of a 4,675-square foot house is located in a natural
valley created by rock formations flanking the existing street cul-de-sac.
The proposed house is two-story constructed out of cast in place
concrete, Cor-Ten steel, with a flat roof and outdoor decks and infinity
pool. The proposed pad site includes an existing small flat area to be
graded in a way that blends with the surrounding desertscape. The oval
shaped pool house / casita will be carved into a natural rock formation a
few steps above the residence with a thin aluminum roof. The structure
will be 550-square feet in size and is less than 1150th of the lot meeting the
requirement of the PSZC.
2. Harmonious relationship with existing and proposed adjoining developments and
in the context of the immediate neighborhood community, avoiding both
excessive variety and monotonous repetition, but allowing similarity of style, if
warranted,
The surrounding properties are part of the Ridge Mountain subdivision
and all but one lot remains vacant with native vegetation. The proposed
project will create an interesting visual contrast within the hillside
development providing great variety, through the use of a modern
contemporary architectural style utilizing building materials that are
complimentary to the hillside landscape and topography.
3. Maximum height, area, setbacks and overall mass, as well as parts of any
structure (buildings, walls, screens towers or signs) and effective concealment of
all mechanical equipment;
The maximum height of the proposed project is 30' feet tall to the top of
building roof line. Pursuant to Section 94.06.01(A)(8) of PSZC, "hillside
properties have a maximum allowable height of 30 fest but require an
approval of an Administrative Minor Modification to increase height". The
proposed house roof at 30' feet is compatible with the heights found in
other hillside residences. The Mesa neighborhood to the north contains
multiple homes similar in style and height. All other setback requirements
have been met.
4. Building design, materials and colors to be sympathetic with desert surroundings;
AND
5. Harmony of materials, colors and composition of those elements of a structure,
including overhangs, roofs, and substructures which are visible simultaneously,
AND
6. Consistency of composition and treatment, 0
Planning Commission Resolution No. 6378
Case 3.3697— MAJ & 7.1409 AMM
January 8, 2013
Page 3 of 4
The proposed building materials include Cor-Yen steel and cast -in -place
concrete walls, flagstone driveway, wood accent elements, and decking
material for outdoor areas. The primary house colors will be a
"Sandstone" tinted base and rusty tones of Cor-Ten steal color to mimic
surrounding rock formations. The small oval shaped casita will be carved
into the natural rock hillside capped with a thin aluminum edged roof. The
proposal includes an infinity edged pool extending out from the first floor
overlooking the valley below.
7. Location and type of planting, with regard for desert climate conditions.
Preservation of specimen and landmark trees upon a site, with proper irrigation
to insure maintenance of all plant materials;
The landscape plan proposes minimal use of plants so as to not detract
from the dramatic architecture of the house. A row of Palo Verde will be
planted on the south property line to provide privacy. The desert plant
material at the building entry includes a botanical palette of desert plants
designed to keep the scale to human proportions. The proposed water -
efficient plants which are located in a manner that conforms to the
topography of the site will be consistent with desert surroundings.
Section 3: Pursuant to Section 94.06.01(A)(5) and 94.06.01(A)(8) findings for an
Administrative Minor Modification of the Palm Springs Zoning Code, the Planning
Commission finds:
The requested minor modification is consistent with the general plan, applicable
specific plan(s) and overall objectives of the zoning ordinance;
There is no General Plan Policy that would be adversely affected by this
modification nor are there any specific plans associated with this property.
The Palm Springs Zoning Code, Section 94.06.01(A)(8), specifically
allows the modification of building height to a maximum height of thirty
feet.
2. The neighboring properties will not be adversely affected as a result of the
approval or conditional approval of the minor modification;
The request for an increase in building height from eighteen (18) feet to a
maximum of thirty (30) feet will not impact surrounding properties. The
request to increase building height by twelve (12) feet will allow for a two-
story house with dramatic architecture nestled in a natural valley created
by rock formations. The established building pad elevation is 559 feet
with the highest portion of the house at 589 feet. The increase in height
will allow for a better house design and can be considered a minor
Planning Commission Resolution No. 6378
Case 3.3697— MAJ & 7.1409 AMM
January 8, 2013
Page 4 of 4
modification. Residences on hillside lots are allowed a maximum height
of 30 feet and the proposed height of the project is similar to maximum
heights seen in the adjacent properties.
3. 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,
All building and renovations will be built to the Uniform Building Code, and
Palm Springs Zoning Code as modified by this Administrative Minor
Modification, and Fire Code.
4. 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.
The modifications are warranted due to the location of the proposed single-
family residence on a hillside lot. The proposed new construction will meet
R-2 zone established setbacks which refers to the R-1-A zone. Staff has
determined the nature of the height increase request is in harmony with the
current standards of the neighborhood, and is in keeping with historical
development patterns of the surrounding area.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case No. 3.3140 — MAJ and 7.1409 AMM, subject to the
conditions of approval attached herein as Exhibit A.
ADOPTED this 8th 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:
ATTEST:
}
J"
M. argo Wheeler, AICP
Director of Planning Services
CITY OF PALM SPRINGS, CALIFORNIA
NO
IX
RESOLUTION NO. 6378
EXHIBIT A
Case 3.3697 MAJ & 7.1409 AMM
Gold 1 Friedman House
131 Ridge Mountain Drive
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
3.3697 MAJ and 7.1409 AMM, 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.
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 3.3697. 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. 6378
Conditions of Approval Page 2 of 13
3.3697 MAJ & 7.1409 AMM Gold I Friedman House — 131 Ridge Mountain Drive 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 Re air. 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 7. Time Limit on Approval. Approval of this Conditional Use Permit shall be
valid for a period of two (2) years from the effective date of the approval.
Once the use is implemented, the Conditional Use Permit does not have a
time limit, provided the project has remained in compliance with all conditions
of approval.
ADM 8. 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 9. Cause No Disturbance. The owner shall monitor outdoor parking areas,
walkways, and adjoining properties and shall take all necessary measures to
ensure that customers do not loiter, create noise, litter, or cause any
disturbances while on -site. The owner and operator shall ensure that at
closing time, all customers leave the property promptly and that the property
is clean and secure before the owner/operator leaves the premises. The
Police Chief, based upon complaints and/or other cause, may require on -site
security officers to ensure compliance with all City, State, and Federal laws
and conditions of approval. Failure to comply with these conditions may
result in revocation of this permit, temporary business closure or criminal
prosecution.
K
Resolution No. 6378
Conditions of Approval Page 3 of 13
3.3697 MAJ & 7.1409 AMM Gold 1 Friedman House — 131 Ridge Mountain Drive January 8, 2014
ADM 10. Grounds for Revocation. Non-compliance with any of the conditions of this
approval or with City codes and ordinances, State laws; any valid citizen
complaints or policing and safety problems (not limited to excessive alcohol
consumption, noise, disturbances, signs, etc) regarding the operation of the
establishment; as determined by the Chief of Police or the Director of Building
and Safety, may result in proceedings to revoke the Conditional Use Permit.
In addition, violations of the City Codes and Ordinances will result in
enforcement actions which may include citations, arrest, temporary business
closure, or revocation of this permit in accordance with law.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Roof color to be no lighter than off-white in color.
PLN 2. Findings and conditions of approval associated with Administrative Minor
Modification (AMM) Case 7.1409 shall apply.
PLN 3. 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 4. Notice to future buyers on views. All prospective Ouyers of lots within the
Ridge Mountain subdivision shall be notified that there are no written or
implied rights to the preservation of scenic views from any of the lots.
ENGINEERING DEPARTMENT CONDITIONS
RIDGE MOUNTAIN DRIVE (PRIVATE STREET)
ENG 1. Remove existing street improvements as necessary to construct a driveway
approach located approximately 10 feet west of the east property line, in
accordance with City of Palm Springs Standard Drawing No. 201.
ENG 2. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
SANITARY SEWER
Resolution No. 6378
conditions of Approval Page 4 of 13
3.3697 MAJ & 7.1409 AMM Gold / Friedman House 131 Ridge Mountain Drive January 8, 2014
ENG 3. 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.
ENG 4. The project is subject to a sewer assessment fee of $146.19 for construction of the
15" sewer main in Avenida Granada, Calle Palo Fierro and Laverne Way. The fee
shall be paid prior to issuance of the building permit.
:: 0 t.
ENG 5. Submit cut and fill quantities to City Engineer to determine if a Grading Plan is
required. If required, the Grading Plan shall be submitted to the Engineering
Division for review and approval by the City Engineer prior to issuance of grading
permit. If the earthwork quantity is less than 50 cubic yards, a formal grading plan
is not required. To qualify for the exemption, a signed original written statement of
design earthwork quantities from the owner (or design professional, prepared on
company letterhead) shall be provided to the Engineering Division. Exemption of a
formal Grading Plan reviewed and approved by the City Engineer does not exempt
the applicant from a site grading plan that may be required from the Building
Department, or any other requirement that may be necessary to satisfy the
California Building Code.
a. Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading
contractor and submitted to the Engineering Division for review and approval.
The applicant and/or its grading contractor shall be required to comply with
Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required
to utilize one or more "Coachella Valley Best Available Control Measures" as
identified in the Coachella Valley Fugitive Dust Control Handbook for each
fugitive dust source such that the applicable performance standards are met.
The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared
by staff that has completed the South Coast Air Quality Management District
(AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its
grading contractor shall provide the Engineering Division with current and valid
Certificate(s) of Completion from AQMD for staff that have 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.. 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.
Resolution No. 6378
Conditions of Approval Page 5 of 13
3.3697 MAJ & 7.1409 AMM Gold / Friedman House — 131 Ridge Mountain Drive January 8, 2014
ENG 6. 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 7. In accordance with an approved PM-10 Dust Control Plan, temporary dust control
perimeter fencing shall be installed as necessary. 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 8. 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 9. 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 10. Prior to issuance of grading permit, the applicant shall provide verification to the
City that the Tribal Habitat Conservation Plan (THCP) fee has been paid to the
Agua Caliente Band of Cahuilla Indians in accordance with the THCP.
ENG 11. 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 12. 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 13. The soils report prepared by Earth Systems Consultants for the Tentative Tract
16495 (dated December 18, 1989) shall be incorporated as an integral part of
the grading plan for the proposed development. A copy of the soils report may
Resolution No. 6378
Conditions of Approval Page 6 of 13
3.3697 MAJ & 7.1409 AMM Gold 1 Friedman House — 131 Ridge Mountain Drive January 8, 2014
be submitted to the Engineering Division with the first submittal of a grading
Plan (if required) prior to issuance of any permit.
ENG 14. 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 GeotechnicallSoils Report
prepared for the project. Documentation of all compaction and other soils testing
are to be provided even though there may not be a grading plan for the project. No
certificate of occupancy will be issued until the required certification is provided to
the City Engineer.
ENG 15. 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 16. 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 17. 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.
0
Resolution No. 6378
Conditions of Approval Page 7 of 13
3.3697 MAJ & 7.1409 AMM Guld / Friedman House — 131 Ridge Mountain Drive January 8, 2014
ENG 18. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $7,271.00 per acre in accordance with
Resolution No. 15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
ENG 19. 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 20. All proposed utility lines shall be installed underground.
ENG 21.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.
ENG22 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.
ENG23 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 24 Nothing shall be constructed or planted in the comer 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.
Resolution No. 6378
Conditions of Approval Page 8 of 13
3.3697 MAJ & 7.1409 AMM Gold 1 Friedman House —131 Ridge Mountain Drive January 8, 2014
TRAFFIC (D
ENG 25 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 26 This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the site plan dated Nov.
12, 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"xll" 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. 0
Resolution No, 6378
Conditions of Approval Page 9 of 13
3.3697 MAJ & 7.1409 AMM Gold 1 Friedman House — 131 Ridge Mountain Drive January 8, 2014
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 three (3)
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 —12:00 AM and 1:00 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.
Resolution No. 6378
Conditions of Approval Page 10 of 13
3.3697 MAJ & 7.1409 AMM Gold 1 Friedman House —131 Ridge Mountain Drive January B. 2014
FID 5 Access During Construction (CFC 503): Access for firefighting 10
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
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.
Resolution No. 6378
Conditions of Approval Page 11 of 13
3.3697 MAJ & 7.1409 AMM Gold 1 Friedman House — 131 Ridge Mountain Drive January 8, 2014
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 / Power Supply Module connected to multi -station
Kidde smoke and carbon monoxide alarms or equal system and fire
sprinkler flow switch). Alarms shall receive their primary power from the
building wiring, and shall be equipped with a battery backup. In new
construction, alarms shall be interconnected so that operation of any
smoke alarm, carbon monoxide alarm or fire sprinkler flow switch causes
all smoke and carbon monoxide alarms within the dwelling to sound and
activate the exterior horn/strobe.
The wiring of this system shall be in accordance with Kidde SM120X
Relay 1 Power Supply Module manual and Figure 2 (see attached). The
120 volt device wired to turn on when alarm sounds is the exterior horn 1
strobe. The pull for fire devicE is the fire sprinkler flow switch.
FID 13 Additional Residential Smoke Alarm Requirements (NFPA 72:
29.5.1.3): Where the interior floor area for a given level of a dwelling unit,
excluding garage areas, is greater than 1,000 Sq. Ft., the additional
requirements are that all points on the ceiling shall have:
a. A smoke alarm within a distance of 30 ft. travel distance or
b. An equivalent of one smoke alarm per 500 Sq. Ft. of floor
area.
One smoke alarm per 500 Sq. Ft. is evaluated by dividing the total interior
square footage of floor area per level by 500 Sq. Ft.
Resolution No. 6378
Conditions of Approval Page 12 of 13
3.3697 MAJ & 7.1409 AMM Gold 1 Friedman House —131 Ridge Mountain Drive January 8, 2014
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.
FID 16 Wildland-Urban Interface Fire Area: This building site is located in a
geographical area identified by the state as a "Very High Fire Hazard
Severity Zone" in accordance with the Public Resources Code Sections
4201 through 4204 and Government Code Sections 51175 through 51189,
or other areas designated by the enforcing agency to be at a significant
risk from wildfires.
FID 17 Construction Methods & Requirements Within Established Limits
(CFC 4905.2): Within the limits established by law, construction methods
intended to mitigate wildfire exposure shall comply with the wildfire
protection building construction requirements contained in the California
Building Standards Code including the following:
1. California Building Code Chapter 7A,
2. California Residential Code Section R327
3. California Reference Standards Code Chapter 12-7A
4. and this chapter
FID 18 Establishment Of Limits (CFC 4905.3) The establishment of limits for
the Wildland-Urban Interface Fire Area's required construction methods
shall be designated pursuant to the California Public Resources Code for
State Responsibility areas or by a local agency following a finding
supported by substantial evidence in the record that the requirements of
this section are necessary for effective fire protection within the area. This
Resolution No. 6378
Conditions of Approval Page 13 of 13
3.3697 MAJ & 7.1409 AMM Gold 1 Friedman House — 131 Ridge Mountain Drive January 8, 2014
wildland-urban interface area has been designated as a "Very High Fire
Hazard Severity Zone".
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on -site, all appropriate permits must be secured.
END OF CONDITIONS
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