HomeMy WebLinkAboutPC Resolution _6390- Case 3.3711 majRESOLUTION NO. 6390
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING CASE 3.3711 MAJ; AN APPLICATION
FOR SITE PLAN AND ARCHITECTURAL APPROVAL
TO CONSTRUCT A ROUGHLY 6,190-SQUARE FOOT
SERVICE MANUFACTURING BUILDING ON A 20,038-
SQUARE FOOT PROPERTY LOCATED AT 19160
MCLANE STREET.
WHEREAS, Schechtman Construction, Inc. ("Applicant") filed an application with the
City pursuant to Section 94.04.00 of the Palm Springs Zoning Code (PSZC) for a Major
Architectural Application (Case 3.3711 MAJ) to construct an approximately 6,190-
square foot service 1 manufacturing building on a 20,038-square foot property located at
19160 McLane Street, Zone M-2, APN: 66-392-004; and
WHEREAS, on March 10, 2014, 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 April 9, 2014, 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 3 exemption (New Construction of Commercial
Building) pursuant to Section 15303(c) 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 exempt from CEQA review as the proposal meets the Class 3 Exemption
criterion, including:
1p Subsection (c): new construction of a commercial building less than 10,000
square feet on sites zoned for such use,
o if not involving the use of significant hazardous substances,
o where all necessary public services and facilities are available and
o the surrounding area is not environmentally sensitive.
Consistent with zoning, the proposed project is a service 1 manufacturing building that's
less than 10,000 square feet in size; will not involve the use of hazardous substances
since it will be a gymnasium; located in an area where all necessary public services and
facilities are available; and not surrounded by environmentally sensitive species or
Planning Commission Resolution No. 6390 April 9, 2014
Case 3.3711 MAJ — Desert Rocks Climbing Gym at 19160 McLane Street Page 2 of 3
habitat as determined by the Coachella Valley Multiple Species Habitat Conservation
Plan. 0
Section 2: Architectural Review is required for commercial development pursuant to
Zoning Code Section 94.04.00 (Architectural Review). 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:
Project Evaluation:
1
Does the proposed development provide a
The proposed building will provide a
desirable environment for its occupants?
desirable place for its occupants and the
types of permitted uses in the area
2
Is the proposed development compatible with the
The proposed development is for a
character of adjacent and surrounding
service/manufacturing use; the building will
developments?
be similar to the existing structures in the
surrounding area
3
Is the proposed development of good composition,
The proposed building will have an exterior
materials, textures, and colors?
stucco finish with two colors — primarily
brown with a deep red accent on the street
elevation. Reveals and a front pop -out will
provide good composition
4
Site layout, orientation, location of structures and
The proposed site layout will allow for ease
relationship to one another and to open spaces
of pedestrian and vehicular circulation.
and topography. Definition of pedestrian and
Proposed vehicular access and driveway
vehicular areas; i.e., sidewalks as distinct from
widths are consistent with City Standards.
parking lot areas
Planters are adequate in size to
accommodate shade trees
5
Harmonious relationship with existing and
The proposed building will be consistent
proposed adjoining developments and in the
with other manufacturing buildings in the
context of the immediate neighborhood/community,
area.
avoiding both excessive variety and monotonous
repetition, but allowing similarity of style, if
warranted
6
Maximum height, area, setbacks and overall mass,
The maximum height, overall mass, and
as well as parts of any structure (buildings, walls,
setbacks are all in keeping with the
screens, towers or signs) and effective
required development standards of the M-2
concealment of all mechanical equipment
zone. Rooftop mechanical will be screened
from view behind a parapet wall that is
pulled away from roof perimeter so as not
to add mass to the building.
7
Building design, materials and colors to be
The proposed building design is
sympathetic with desert surroundings
sympathetic with desert surroundings.
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Planning Commission Resolution No. 6390 April 9, 2014
Case 3.3711 MAJ — Desert Rocks Climbing Gym at 19160 McLane Street Page 3 of 3
8
Harmony of materials, colors and composition of
The proposed materials, colors and other
those elements of a structure, including overhangs,
components of the building are very basic
roofs, and substructures which are visible
in appearance. Overhang proposed over
simultaneously
the pedestrian entry.
9
Consistency of composition and treatment
There is consistency in the composition
and treatment of the building as proposed.
10
Location and type of planting, with regard for
The proposed landscape plans are
desert climate conditions. Preservation of
consistent with desert appropriate trees
specimen and landmark trees upon a site, with
and plants. A shade study is attached
proper irrigation to insure maintenance of all plant
showing conformance with the parking lot
materials
I shading requirements.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case No. 3.3711 MAJ, for the construction of a 6,190-
square foot service 1 manufacturing building on a roughly 20,038-square foot property
located at 19160 McLane Street, subject to those conditions set forth in the attached
Exhibit A, which are to be satisfied unless otherwise specified.
ADOPTED this 9th day of April, 2014.
AYES: 5, Commissioner Calerdine, Commissioner Klatchko, Commissioner
Lowe, Commissioner Weremiuk and Vice -Chair Hudson
NOES: None
ABSENT: 2, Commissioner Roberts and Chair Donenfeld
ABSTAIN: None
CITY OF PALM SPRINGS, CALIFORNIA
Director of Planning Services
RESOLUTION NO. 6390
EXHIBIT A
Case 3.3711 MAJ
Schechtman Construction, Inc.
Desert Rocks Indoor Climbing Gymnasium
19160 McLane Street
April 9, 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 0
ADM 1. Project Description. This approval is for the project described per Case
3.3711 MAJ, except as modified with the approved conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped March 20, 2014, including
site plans, architectural elevations, exterior materials and colors, landscaping,
and grading on file in the Planning Division except as modified by the
approved 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
Resolution No. 6390
Conditions of Approval
Case 3.3711 MAJ _ Schechtman Construction Inc.
Desert Rocks Indoor Climbing Gym at 19160 McLane Street
Page 2 of 15
April 9, 2014
officers concerning Case 3.3711 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
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, 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 for Development. The time limit for commencement of
construction under an architectural approval shall be two years from the
effective date of approval. Extensions of time may be granted by the
Planning Commission upon demonstration of good cause.
ADM 8. Eight 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. 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.
Resolution No. 6390
Conditions of Approval Page 3 of 15
Case 3.3711 MAJ — Schechtman Construction Inc. April 9, 2014
Desert Rocks Indoor Climbing Gym at 19160 McLane Street o
ADM 10. Comr)ly with City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
Violations may result in revocation of this Conditional Use Permit.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple -Species Habitat Conservation Plan CVMSHCP
Local Development Mitigation Fee LDMF re uired. All projects within the
City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians
reservation, are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
ENV 2. Notice of Exemption. The project is exempt from the California Environmental
Quality Act (CEQA); therefore, an administrative fee of $64 shall be submitted
by the applicant in the form of a money order or a cashier's check payable to
the Riverside County Clerk within two business days of the Commission's
final action on the project. This fee shall be submitted by the City to the
County Clerk with the Notice of Exemption. Action on this application shall
not be considered final until such fee is paid (projects that are Categorically
Exempt from CEQA).
X
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.
0
Resolution No. 6390
Conditions of Approval
Case 3.3711 MAJ — Schechtman Construction Inc.
Desert Rocks Indoor Climbing Gym at 19160 McLane Street
Page 4 of 15
April 9, 2014
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. The trees planted shall be multi -trunk !ow branching Palo Verde.
PLN 4. Sign Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00.
PLN 5. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for "Cool Roofs". Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of
64 and a three-year aged solar reflectance of 0.55 or greater. Only matte
(non-specular) roofing is allowed in colors such as beige or tan.
PLN 6. Maintenance of Awnings & Proiections. All awnings shall be maintained and
periodically cleaned.
PLN 7. Screen Roof -mounted Equipment. No mechanical equipment or duct work
shall be allowed on the roof unless it is located in an orderly fashion to blend
in with its surroundings and is concealed by roof structure, or other approved
screening, which is no less than six (6) inches greater in height than the
equipment being screened. Required screening shall be an integral part of the
architecture.
PLN 8. Surface Mounted Downs outs 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 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. Bicycle Parking. The project shall be required to provide secure bicycle
parking facilities on site for use by residents and commercial/retail patrons
and owners. Location and design shall be approved by the Director of
Planning.
Resolution No. 6390
Conditions of Approval
Case 3.3711 MAJ — Schechtman Construction Inc.
Desert Rocks Indoor Climbing Gym at 19160 McLane Street
Page 5 of 15
April 9, 2014
PLN 13. Front Parking Screen. A decorative solid masonry wall and/or landscaped
berm four (4) feet in height plus adequate landscaping shall be erected
between the property line and the paved parking area.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section 11 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. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
McLANE STREET
ENG 2. Construct a 26 feet wide driveway approach in accordance with City of Palm
Springs Standard Drawing No. 201.
ENG 3. Construct sidewalk to match the existing sidewalk width behind the curb along
the entire frontage in accordance with City of Palm Springs Standard Drawing
No. 210.
SANITARY SEWER
ENG 4. Construct private sanitary sewer system in accordance with City of Palm
Springs Ordinance No. 1084. The sewer connection fee shall be paid prior to
issuance of the current building permit (for future connection). The record
property owner shall enter into a covenant agreeing to extend the private
sewer lines the necessary distance to connect to the public sewer system
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Resolution No. 6390
Conditions of Approval
Case 3.3711 MAJ — Schechtman Construction Inc.
Desert Rocks Indoor Climbing Gym at 19160 McLane Street
Page 6 of 15
April 9, 2014
within one year of official notice that an operating public sewer has been
completed within 500 feet of the lot. 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 shall be paid by the applicant
prior to issuance of any grading or building permits.
GRADING
ENG 5. Submit a Precise Grading and Paving Plan prepared by a California
registered civil engineer to the Engineering Division for review and approval.
The Precise Grading Plan shall be approved by the City Engineer prior to
issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review
and approval. The applicant and/or its grading contractor shall be
required to comply with Chapter 8.50 of the City of Palm Springs Municipal
Code, and 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 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 Precise Grading and Paving plan.
b. The first submittal of the Precise Grading and Paving 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.
c. 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
Resolution No. 639s:1
Conditions of Approval Page 7 of 15
Case 3.3711 MAJ — Schechtman Construction Inc. April 9, 2014
Desert Rocks Indoor Climbing Gym at 19160 McLane Street ID
perimeter fencing shall be installed after issuance of Grading Permit, and
immediately prior to commencement of grading operations.
d. 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.
e. 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 6. 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 ($2,000.00)
per acre disturbed at the time of issuance of grading permit for mitigation
measures for erosionlblowsand relating to this property and development.
ENG 7. A 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 soils report shall be submitted to the
Building Department and to the Engineering Division prior to approval of the
Grading Plan.
ENG 8. The applicant shall provide all necessary geotechnicallsoils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the approved
grading plan shall be certified by a California registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
GeotechnicallSoils Report prepared for the project. No certificate of
occupancy will be issued until the required certification is provided to the City
Engineer.
ENG 9. 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 10. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
ENG 11. 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 v
Resolution No. 6300
Conditions of Approval
Case 3.3711 MAJ — 5chechtman Construction Inc.
Desert Rocks Indoor Climbing Gym at 19160 McLane Street
Page 8 of 15
April 9, 2014
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 (if required). The California Department of Food
and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert
(Phone: 760-776-8208 ).
ENG 12. 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 13. This project shall be required to install measures in accordance with
applicable National Pollution Discharge Elimination System (NPDES) Best
Management Practices (BMP's) included as part of the NPDES Permit issued
for the Whitewater River Region from the Colorado River Basin Regional
Water Quality Control Board (RWQCB). The applicant is advised that
installation of BMP's, including mechanical or other means for pre -treating
contaminated stormwater and non-stormwater runoff, shall be required by
regulations imposed by the RWQCB. It shall be the applicant's responsibility
to design and install appropriate BMP's, in accordance with the NPDES
Permit, that effectively intercept and pre -treat contaminated stormwater and
non-stormwater runoff from the project site, prior to release to the City's
municipal separate storm sewer system ("MS4"), to the satisfaction of the City
Engineer and the RWQCB. Such measures shall be designed and installed
on -site; and provisions for perpetual maintenance of the measures shall be
provided to the satisfaction of the City Engineer.
ENG 14. The grades within the 55-feet wide drainageways designed as part of McLane
Street must be maintained near the existing elevations in accordance with the
Parcel Map No. 20820 Environmental Constraint Sheet.
ENG 15. Provisions for the interception of nuisance water from entering adjacent public
streets from the project site shall be provided through the use of a minor
storm drain system that collects and conveys nuisance water to landscape or
parkway areas.
Only in a stormwater runoff condition, may runoff pass directly to the streets
through parkway or under sidewalk drains.
Resolution No. 6390
Conditions of Approval Page 9 of 15
Case 3.3711 MAJ — Schechtman Construction Inc, April 9, 2014
Desert Rocks Indoor Climbing Gym at 19160 McLane Street 0
ON -SITE
ENG 16. The minimum pavement section for all on -site pavement shall be 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. 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.
WATER QUALITY MANAGEMENT PLAN
ENG 17. This project shall be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP's) included as part of the NPDES Permit issued for the
Whitewater River Region from the Colorado River Basin Regional Water Quality
Control Board (RWQCB). The applicant is advised that installation of BMP's,
including mechanical or other means for pre -treating contaminated stormwater
and non-stormwater runoff, shall be required by regulations imposed by the
RWQCB. It shall be the applicant's responsibility to design and install
appropriate BMP's, in accordance with the NPDES Permit, that effectively
intercept and pre -treat contaminated stormwater and non-stormwater runoff from
the project site, prior to release to the City's municipal separate storm sewer
system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. Such
measures shall be designed and installed on -site; and provisions for perpetual
maintenance of the measures shall be provided to the satisfaction of the City
Engineer, including provisions in Covenants, Conditions, and Restrictions
(CC&R's) required for the development (if any).
ENG 18. A Final Project -Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading
or building permit. The WQMP shall address the implementation of
operational Best Management Practices (BMP's) necessary to accommodate
nuisance water and storm water runoff from the site. Direct release of
nuisance water to the adjacent property (or public streets) is prohibited.
Construction of operational BMP's shall be incorporated into the Precise
Grading and Paving Plan.
ENG 19. Prior to issuance of certificate of occupancy or final City approvals (OR of
"final" approval by City), the applicant shall:
a. Demonstrate that all structural BMPs have been constructed and installed
in conformance with approved plans and specifications;
b. Demonstrate that applicant is prepared to implement all non-structural
BMPs included in the approved Final Project -Specific Water Quality
Resolution No. 6390
Conditions of Approval
Case 3.3711 MAJ — Schechtman Construction Inc.
Desert Rocks Indoor Climbing Gym at 19160 McLane Street
Page 10 of 15
Apri) q, 2014
Management Plan (WQMP), conditions of approval, or grading/building
permit conditions; and
c. Demonstrate that an adequate number of copies of the approved Final
Project -Specific WQMP are available for the future owners (where
applicable).
GENERAL_
ENG 20. 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 21. All proposed utility lines shall be installed underground.
ENG 22. All existing utilities shall be shown on the grading plans required for the
project. The existing and proposed service laterals shall be shown from the
main line to the property line.
ENG 23. Upon approval of any improvement plan (if required) by the City Engineer, the
improvement plan shall be provided to the City in digital format, consisting of
a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing
exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of
the type and format of the digital data to be submitted to the City may be
authorized, upon prior approval by the City Engineer.
ENG 24. The original grading plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as -
built" information and returned to the Engineering Division prior to issuance of
a final certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior
to construction.
Resolution No. 6390
Conditions of Approval
Case 3.3711 MAJ — Schechtman Construction Inc.
Desert Rocks Indoor Climbing Gym at 19160 McLane Street
Page 11 of 15
April 9, 2014
ENG 25. 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 26. 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 per City of Palm Springs Standard Drawing No. 904.
TRAFFIC
ENG 27. A minimum of 48 inches of clearance shall be provided on public sidewalks
for handicap accessibility. 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 McLane Street frontages of
the subject property.
ENG 28. 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 29. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
GENERAL CONDITIONS
These Fire Department conditions may not provide all requirements. Detailed plans
shall be required for review.
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the site plan dated
January 27, 2014. Additional requirements may be required at that time
based on revisions to site plans.
FID 2 Fire Department Conditions are based on the 2013 California Fire Code.
Three complete sets of plans for private fire service mains, fire alarm, or
Resolution No. 6390
Conditions of Approval
Case 3.3711 MAJ — Schechtman Construction Inc.
Desert Rocks Indoor Climbing Gym at 19160 McLane Street
Page U of 15
April 9, 2014
fire sprinkler systems must be submitted at time of the building plan
submittal.
FID 3 PLANS AND 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 three (3)
sets of drawings for review. Upon approval, the Fire Prevention Bureau
will retain one set.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM — 6:00 PM, Monday — Thursday
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.
FID 4 Access During Construction (CFC 503): Access for firefighting
equipment shall be provided to the immediate job site at the start of
construction and maintained until all construction is complete. Fire
apparatus access roads shall have an unobstructed width of not less than
20 feet and an unobstructed vertical clearance of not less than 13'6". Fire
Department access roads shall have an all-weather driving surface and
support a minimum weight of 73,000 lbs.
Resolution No. 6390
Conditions of Approval
Case 3.3711 MAJ — Schechtman Construction Inc.
Desert Rocks Indoor Climbing Gym at 19160 McLane Street
Page 13 of 16
April 9, 2014
FID 5 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 6 NFPA 13 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 13, current 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 7 Key Box Required to be Installed (CFC 506.1): Where access to or
within a structure or an area is restricted because of secured openings or
where immediate access is necessary for life-saving or fire -fighting
purposes, the fire code official is authorized to require a key box to be
installed in an approved location. The key box shall be flush mount type
and shall contain keys to gain necessary access as required by the fire
code official.
Key Box Contents (CFC 506.1): The Knox key box shall contain keys to
all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment
rooms, mechanical rooms, elevator rooms, elevator controls, plus a card
containing the emergency contact people and phone numbers for the
building/complex.
FID 8 Aerial Fire Access Roads (CFC Appendix D105.1): Buildings or
portions of buildings or facilities exceeding 30 feet in height above the
lowest level of fire department vehicle access shall be provided with
approved fire apparatus access roads capable of accommodating fire
department aerial apparatus. Overhead utility and power lines shall not be
located within the aerial fire apparatus access roadway.
Aerial Fire Access Road Width (CFC Appendix D105.2): Fire apparatus
access roads shall have a minimum unobstructed width of 26 feet,
exclusive of shoulders, in the immediate vicinity of any building or portion
of building more than 30 feet in height. 0
Resolution No. 6390
Conditions of Approval
Case 3.3711 MAJ — Schechtman Construction Inc.
Desert Rocks Indoor Climbing Gym at 19160 McLane Street
Page 14 of 15
April 9, 2014
Aerial Access Proximity to Building (CFC Appendix 13105.3): At least
one of the required access routes for buildings or facility exceeding 30 feet
in height above the lowest level of fire department vehicle access shall be
located within a minimum of 15 feet and a maximum of 30 feet from the
building and shall be positioned parallel to one entire side of the building.
FID 9 Operational Fire Hydrant(s) (CFC 507.1, 507.5.1 & 1412.1):
Operational fire hydrant(s) shall be installed within 250 feet of all
combustible construction. They shall be installed and made serviceable
prior to and during construction. No landscape planting, walls, or fencing is
permitted within 3 feet of fire hydrants, except ground cover plantings.
FID 10 Water Plan (CFC 501.3 & 901.2): A water plan for on -site and off -site is
required and shall include underground private fire main for fire sprinkler
riser(s), public fire hydrant(s), public water mains, Double Check Detector
Assembly, Fire Department Connection and associated valves.
FID 11 Identification (CFC 509.1): Fire protection equipment shall be identified
in an approved manner. Rooms containing controls for air-conditioning
systems, sprinkler risers and valves, or other fire detection, suppression or
control elements shall be identified for the use of the fire department.
Approved signs required to identify fire protection equipment and
equipment location, shall be constructed of durable materials, permanently
installed and readily visible.
FID 12 Fire Sprinkler Supervision and Alarms System (CFC 903.414.1): All
valves controlling the water supply for automatic sprinkler systems,
pumps, tanks, water levels and temperatures, critical air pressures and
water -flow switches on all fire sprinkler systems shall be electrically
supervised by a listed Fire Alarm Control Unit (FACU). The listed FACU
alarm, supervisory and trouble signals shall be distinctly different and shall
be monitored at a UL listed central station service. The fire sprinkler
supervision and alarms system shall comply with the requirements of
NFPA 72, 2010 Edition. All control valves shall be locked in the open
position.
FID 13 Audible Water Flow Alarms (CFC 903.4.2 & Appendix K: 4.3): An
approved audible sprinkler flow alarm (Wheelock horn/strobe 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. A second
horn/strobe shall be installed in the interior of the building in a normally
occupied location. In multiple suite buildings, additional interior
horn/strobes shall be installed in all suites with 50 or more occupant load.
Power shall be provided from a fire alarm control unit. Where a building
Resolution No. 6390
Conditions of Approval
Case 3.3711 MAJ — Schechtman Construction Inc.
Desert Rocks Indoor Climbing Gym at 19160 McLane Street
Page 15 of 15
April 9, 2014
fire alarm system is installed, actuation of the automatic sprinkler system
shall actuate the building fire alarm system.
FID 14 Fire Department Connections (CFC 912.2.1 & 912.3): Fire Department
connections shall be visible and accessible, have two 2.5 inch NST female
inlets, and have an approved check valve located as close to the FDC as
possible. All FDC's shall have KNOX locking protective caps. Contact the
fire prevention secretary at 760-323-8186 for a KNOX application form.
FID 15 Fire Extinguisher Requirements (CFC 906): Provide one 2A:10B:C
portable fire extinguisher for every 75 feet of floor or grade travel distance
for low hazard areas. Show proposed extinguisher locations on the plans.
Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet
above floor level. Preferred location is in the path of exit travel or near an
exit door.
END OF CONDITIONS
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