HomeMy WebLinkAbout21523 - RESOLUTIONS - 3/1/2006 RESOLUTION NO. 21523
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA, APPROVING
CASE NUMBER 5.1046, PLANNED DEVELOPMENT
DISTRICT 232, TENTATIVE TRACT MAP 33341, AND
ARCHITECTURAL DESIGN, FOR 156-AT-TAHQUITZ,
A RESIDENTIAL CONDOMINIUM DEVELOPMENT
WITH 156 RESIDENTIAL UNITS AND COMMON
AREAS, ON A 24-ACRE PARCEL LOCATED ON THE
SOUTH SIDE OF TAHQUITZ CANYON WAY, EAST OF
FARRELL DRIVE AND NORTH OF BARISTO ROAD,
SECTION 13, T4S, RSE, SBBM.
WHEREAS, Aqua Palm Springs, LLC (the "Applicant') has filed an application with the City
pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, for the establishment
and development of Planned Development District 232; and
WHEREAS, Aqua Palm Springs, LLC (the "Applicant') has filed an application with the City
pursuant to Section 9.62.010 of the Palm Springs Municipal Code, for Tentative Tract Map
33341; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Case Number 5.1046, consisting of Planned Development District 232,
Tentative Tract Map 33341, and project architectural approval was given in accordance
w4h applicable law; and
WHEREAS, on January 25, 2006, a public hearing on the application for project 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 an Environmental Assessment has
been prepared for this project and has been distributed for public review and comment in
accordance with CEQA; and
WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning
Commission has considered the effect of the proposed project on the housing needs of the
region, and has balanced these needs against the public service needs of residents and
available fiscal and environmental resources; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the meeting on the project, including but not limited
to the staff report, and all written and oral testimony presented, and has recommended that
the City Council adopt the Mitigated Negative Declaration, and approve Case Number
5.1046 consisting of Planned Development District 232, Tentative Tract Map 33341, and
project architectural design; and
Resolution No. 21523
Page 2
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
consider Case Number 5.1046, consisting of Planned Development District 232, Tentative
Tract Map 33341, and project architectural approval was given in accordance with
applicable law; and
WHEREAS, on March 1, 2006, a public hearing on the application for project was held by
the City Council in accordance with applicable law; and
WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has
considered the effect of the proposed project on the housing needs of the region, and has
balanced these needs against the public service needs of residents and available fiscal
and environmental resources; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the meeting on the project, including but not limited to the
staff report, and all written and oral testimony presented.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS
FOLLOWS:
Section 1: A Mitigated Negative Declaration (MND) has been completed in compliance
with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The City
Council finds that with the incorporation of proposed mitigation measures, potentially '
significant environmental impacts resulting from this project will be reduced to a level of
insignificance. The City Council has independently reviewed and considered the
information contained in the MND prior to its review of this Project and the MND reflects
the City Councils independent judgment and analysis.
Section 2: Pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, the City
Council makes the following findings:
a. The proposed planned development is consistent and in conformity with the general
plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of the Palm Springs
Zoning Code.
The proposed planned development is consistent with the goals and objectives of
the M-15 Medium-Density Residential, General Plan designation which governs the
subject property. General Plan Objective 3.6b is to provide for the development of
between twelve and fifteen dwelling units per acre for the M-15 designation. The
overall density of the proposed development is approximately 6.5 dwelling units per
acre. Per Objective 3.6b, appropriate residential development includes a residential
development ranging from single-family homes to garden apartments and multiple-
family structures. General Plan Policies 3.6.1.a-d further sets forth design
standards of providing at least one covered parking space per unit, of designing
common space that is usable by residents, and of providing entry identities for units. ,
The proposed project consists of condominium units that are consistent with these
policies because there is at least one covered parking spaces per unit, because
individual units have private yards, because units have individualized entries within
Resolution No. 21523
Page 3
clustered motor courts, and because the units have articulated exterior elevations
with numerous corners and no long wall expanses.
b. The subject property is suitable for the uses permitted in the proposed planned
development district, in terms of access, size of parcel, relationship to similar or
related uses, and other relevant considerations.
The project site is suitable for the development of condominium homes. It is
relatively flat and can accommodate building pads, internal streets, and drainage.
Access is proposed onto two streets, Louella Road off Tahquitz Canyon Way, and
Baristo Road.
C. The proposed establishment of the planned development district is necessary and
proper, and is not likely to be detrimental to adjacent property or residents.
The proposed establishment of the proposed planned development district is
necessary to provide an updated design concept. The original design does not
provide sufficient flexibility to provide a unique housing product such as is proposed.
It is proper to allow this flexibility since the proposed district is not detrimental to
adjacent properties. The proposed district will not be detrimental to adjacent
properties or residents because streets are internal to the project, with intersection
improvements to nearby streets, and because it continues a residential pattern of
development in an area adjacent to other residential uses.
Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the City Council
makes the following findings:
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The proposed planned development is consistent with the goals and objectives of
the M-15 Medium-Density Residential, General Plan designation which governs the
subject property. General Plan Objective 3.6b is to provide for the development of
between twelve and fifteen dwelling units per acre for the M-15 designation. The
overall density of the proposed development is approximately 6.5 dwelling units per
acre. Per Objective 3.6b, appropriate residential development includes a residential
development ranging from single-family homes to garden apartments and multiple-
family structures. General Plan Policies 3.6.1.a-d further sets forth design
standards of providing at least one covered parking space per unit, of designing
common space that is usable by residents, and of providing entry identities for units.
b. The design and improvements of the proposed Tentative Tract Map are consistent
with the zone in which the property is located.
The proposed project design and improvements are consistent with the underlying
PD-71A zone in which the property is located. Development standards proposed as
part of the planned development district provide flexibility in design details related to
on-site parking, building arrangement, and building height. Although different than
Resolution No. 21523
Page 4
the layout design of the original PD-71A, it is consistent in that both designs rely on
clusters of housing units in a self-contained community. '
C. The site is physically suited for this type of development.
The project site is flat, and is located in an area with all urban services and utilities,
including streets.
d. The site is physically suited for the proposed density of development.
The proposed 24-acre development area of project site can accommodate 156
condominium units without significant grading, the site abuts improved public streets
with existing utilities, and the site is in an area allowing access to major thoroughfares.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The Initial Study prepared for the project determined that with implementation of
proposed mitigation measures, any environmental impacts regarding project
construction effects on air quality, and noise will be reduced to a level that is less than
significant.
f. The design of the subdivision or type of improvements is not likely to cause serious ,
public health problems.
The design of the proposed subdivision includes the provision of public water and
sewer systems, and an access system that provides an orderly system of internal
driveways and motor courts.
g. The design of the subdivision or type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of the property within the
proposed subdivision.
The design of the subdivision will not conflict with easements for access through or
use of the property. Any utility easements can be accommodated within the project
design.
Section 4: The City Council adopts the Mitigated Negative Declaration for Case Number
5.1046 — PD-232, Tentative Tract Map 33341, and project architectural approval, and directs
staff to file the associated Notice of Determination.
Section 5: The City Council approves Case Number 5.1046, Tentative Tract Map 33341
and project architectural approval.
ADOPTED this 1st day of March, 2006. '
Resolution No. 21523
Page 5
David H. Ready, C ttg�w-nager
ATTEST:
�,,fines Thompson, City Clerk
(:` CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 21523 is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on March 1, 2006, by the following
1 vote:
AYES: Councilmember McCulloch, Councilmember Mills and Mayor Oden
NOES: Mayor Pro Tern Foat
ABSENT: Councilmember Pougnet
ABSTAIN: None
dames Thompson, City Clerk
�diity of Palm Springs, California
Resolution No. 21523
Page 6
EXHIBIT A
Case No. 5.1046 — PD-232, TTM 33341 ,
Aqua Palm Springs, LLC
South Side Tahquitz Canyon Way at Louella Road
CONDITIONS OF APPROVAL
March 1, 2006
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 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.
PROJECT SPECIFIC CONDITIONS
Planning Department:
1. The proposed development of the premises shall conform to all applicable regulations '
of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes,
ordinances and resolutions which supplement the zoning district regulations.
2. 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 5,1046 Tentative Tract Map 33341. 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.
3. That the property owner(s) and successors and assignees in interest shall maintain ,
and repair the improvements including and without limitation sidewalks, bikeways,
parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences
between the curb and property line, including sidewalk or bikeway easement areas
Resolution No. 21523
Page 7
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.
4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required.
This project has a de minimus impact on fish and wildlife, and a Certificate of Fee
Exemption shall be completed by the City and two copies filed with the County Clerk.
This application shall not be final until such fee is paid and the Certificate of Fee
Exemption is filed. Fee shall in the form of a money order or cashier's check payable
to Riverside County.
5. 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 1/2% for commercial or industrial projects, 1/4% for new
residential subdivisions, or 1/4% for new individual single-family residential units
constructed on a lot located in an existing subdivision 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 Services 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.
6. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code
Section 66477 (Quimby Act), all residential development shall be required to
contribute to mitigate park and recreation impacts such that, prior to issuance of
residential building permits, a parkland fee or dedication shall be made. Accordingly,
all residential development shall be subject to parkland dedication requirements
and/or park improvement fees. The parkland mitigation amount shall be based upon
the cost to acquire and fully improve parkland. The applicant shall submit a property
appraisal to the Planning Services Department for the purposes of calculating the
Park Fee. The Park Fee payment and/or parkland dedication shall be completed
prior to the issuance of building permits.
Environmental Assessment
7. The mitigation measures of the environmental assessment shall apply. The
applicant shall submit a signed agreement that the mitigation measures outlined as
part of the mitigated negative declaration will be included in the Planning
Commission consideration of the environmental assessment. Mitigation measures
are as follows:
III-1 Earth-moving activities shall be suspended during first and second stage
ozone episodes or when winds exceed 25 MPH, per the Coachella Valley PM10
State Implementation Plan and SCAQMD Rule 403.1.
Resolution No. 21523
Page 8
III-2 Adequate watering techniques shall be employed to partially mitigate the '
impact of construction-generated dust particulates. Portions of the project site that
are undergoing earth moving operations shall be watered such that a crust will be
formed on the ground surface and then watered again at the end of the day, as part
of the construction specifications.
III-3 Any construction access roads should be paved as soon as possible and
cleaned after each work day. The maximum vehicle speed limit on unpaved road
surfaces shall be 15 MPH.
III-4 All trucks should maintain at least two feet of freeboard.
III-5 Trucks hauling dirt, sand, soil or other loose dirt material off-site, should be
covered and washed off before leaving the site.
III-6 Adjacent streets should be swept if silt is carried over to adjacent public
thoroughfares.
III-7 As part of the construction specifications, any vegetative ground cover to be
utilized on-site shall be planted as soon as possible to reduce the disturbed area
subject to wind erosion. Irrigation systems needed to water these plants shall be
installed as soon as possible to maintain the ground cover and minimize wind '
erosion of the soil.
III-8 Construction operations affecting off-site roadways shall be scheduled for off-
peak traffic hours and shall minimize obstruction of through-traffic lanes.
V-1 If buried cultural materials are discovered during any earth-moving
operations associated with the project, all work in that area should be halted or
diverted until a qualified archaeologist can evaluate the nature and significance of
the finds.
X-1 Noise mitigation barriers shall be constructed for units facing either Tahquitz
Canyon Way or Farrell Drive as described in Section 5.2 of the Acoustical Analysis
prepared by Gordon Bricken and Associates, dated December 16, 2004. Per the
Analysis, these barriers may consist of either perimeter sound walls or sound
abatement construction methods and mechanical ventilation. This will be
accomplished at the time of building plan check.
X-2 Prior to certificate of occupancy for units adjacent to either Tahquitz Canyon
Way or Farrell Drive, provide documentation that units meet minimum indoor noise
limits of 45 dBA CNEL.
X-3 Provide disclosure to prospective future owners of units that the project '
meets the minimum code standards, but that noise is likely to be audible.
' Resolution No. 21523
Page 9
X-4 All construction equipment, fixed or mobile, shall be equipped with properly
operating and maintained mufflers, and the engines shall be equipped with shrouds.
X-5 All construction equipment shall be in proper working order and maintained in
a proper state of tune to reduce backfires.
X-6 Stockpiling and vehicle staging areas shall be located in the western portion
of the property, as far away from existing residential units as possible.
X-7 Parking, refueling, and servicing operations for all heavy equipment and on-
site construction vehicles shall be located in the northeastern portion of the
property, as far away from existing residential units as possible.
X-8 Stationary equipment shall be placed such that emitted noise is directed
away from noise sensitive receptors.
8. The developer shall reimburse the City for the City's costs incurred in monitoring the
developer's compliance with the conditions of approval and mitigation monitoring
program, including, but not limited to inspections and review of developers
operations and activities for compliance with all applicable dust and noise
operations, and cultural resource mitigation. This condition of approval is
supplemental and in addition to normal building permit and public improvement
permits that may be required pursuant to the Palm Springs Municipal Code.
CC&R's
Q. The applicant prior to issuance of building permits shall submit three (3) sets of a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director
of Planning Services for approval in a form to be approved by the City Attorney, to
be recorded prior to certificate of occupancy. The CC&Rs shall be submitted with a
list of the adopted conditions of approval and an indication of where applicable
conditions are addressed in the CC&Rs. The CC&R's shall be enforceable by the
City, shall not be amended without City approval, and shall require maintenance of
all property in a good condition and in accordance with all ordinances.
10. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$2000, for the review of the CC&R's by the City Attorney. A filing fee, in accordance
with the fee schedule adopted by the City Council, shall also be paid to the City
Planning Services Department for administrative review purposes.
Final Design
11. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted
for approval by the Department of Planning Services, prior to issuance of a building
' permit. Landscape plans shall be approved by the Riverside County Agricultural
Commissioner's Office prior to submittal. All landscaping located within the public
right of way or within community facilities districts must be approved by the Public
Works Director and the Director of Parks and Recreation.
Resolution No. 21523
Page 10
12. The final development plans shall be submitted in accordance with Section 94.03.00
of the Zoning Ordinance. Final development plans shall include site plans, building
elevations, floor plans, roof plans, grading plans, landscape plans, irrigation plans,
exterior lighting plans, sign program, mitigation monitoring program, site cross
sections, property development standards and other such documents as required
by the Planning Commission. Final development plans shall be submitted within
two (2) years of the approval of the tentative tract map.
13. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00,
Outdoor Lighting Standards, shall be submitted for review and approval by the
Director of Planning Services prior to the issuance of building permits.
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be submitted for approval prior to issuance of a building permit. If
lights are proposed to be mounted on buildings, down-lights shall be utilized. No
lighting of the hillside is permitted.
Public Safety CFD
14. The Project will bring a significant number of additional residents to the community.
The City's existing public safety and recreation services, including police protection,
criminal justice, fire protection and suppression, ambulance, paramedic, and other
safety services and recreation, library, cultural services are near capacity. '
Accordingly, the City may determine to form a Community Services District under the
authority of Government Code Section 53311 et seq., or other appropriate statutory
or municipal authority. Developer agrees to support the formation of such
assessment district and shall waive any right to protest, provided that the amount of
such assessment shall be established through appropriate study and shall not
exceed $500 annually with a consumer price index escalator. The district shall be
formed prior to sale of any lots or a covenant agreement shall be recorded against
each parcel, permitting incorporation of the parcel in the district.
General Conditions/Code Requirements
15, The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape Document
Package to the Director of Planning Services for review and approval prior to the
issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for
specific requirements.
16. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall
be submitted and approved by the Building Official. Refer to Chapter 8.50 of the
Municipal Code for specific requirements.
17. The grading plan shall show the disposition of all cut and fill materials. Limits of site '
disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
Resolution No. 21523
Page 11
18. Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the Planning
Commission prior to issuance of building permits.
19. All materials on the flat portions of the roof shall be earth tone in color.
21. All roof mounted mechanical equipment shall be screened from all possible vantage
points both existing and future per Section 93.03.00 of the Zoning Ordinance. The
screening shall be considered as an element of the overall design and must blend
with the architectural design of the building(s). The exterior elevations and roof
plans of the buildings shall indicate any fixtures or equipment to be located on the
roof of the building, the equipment heights, and type of screening. Parapets shall
be at least 6" above the equipment for the purpose of screening.
22. No exterior downspouts shall be permitted on any facade on the proposed
building(s) which are visible from adjacent streets or residential and commercial
areas.
23. Perimeter walls shall be designed, installed and maintained in compliance with the
corner cutback requirements as required in Section 93.02.00.D.
24. The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
25. The street address numbering/lettering shall not exceed eight inches in height.
26. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title 25 of
the California Administrative Code. Compliance shall be demonstrated to the
satisfaction of the Director of Building and Safety
27. Prior to the issuance of building permits, locations of all telephone and electrical
boxes must be indicated on the building plans and must be completely screened
and located in the interior of the building
**28. The applicant shall coordinate with staff to find a resolution regarding the potential
for installing traffic calming devices along Baristo Road, from Compadre Road to
Farrell Drive.
*"29. The applicant shall be required to modify the proposed landscaping treatment by
installing dense landscaping at the corner of Baristo Road and Farrell Drive.
*"30. The applicant shall be required to modify the proposed perimeter walls of the
project.
*"31. The proposed motor courts shall not be required to install curbs.
Resolution No. 21523
Page 12
Engineering Department:
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
2. Submit street improvement plans prepared by a registered California civil engineer
to the Engineering Division. The plans shall be approved by the City Engineer prior
to issuance of any building permits.
FARRELL DRIVE
3. Dedicate abutters rights of access to Farrell Drive along the entire frontage of the
project; vehicular access to Farrell Drive shall be prohibited.
4. Sunline Transit Agency is preparing a Comprehensive Operations Analysis (COA),
which may change bus routes. If, prior to approval of a grading plan, the COA has
been released for public review and it proposes deletion of the bus route serving the
existing bus stop at the northeast corner of Farrell Drive and Baristo Road, no
improvements shall be necessary to the existing bus stop, unless otherwise
specifically required by Sunline Transit Agency or the City Engineer.
5. Sunline Transit Agency is preparing a Comprehensive Operations Analysis (COA),
which may change bus routes. If, prior to approval of a grading plan, the COA has
not been released for public review; or if the COA has been released for public
review prior to approval of a grading plan, but does not propose deletion of the bus
route serving the existing bus stop at the northeast corner of Farrell Drive and
Baristo Road, the applicant shall be responsible for the following:
a. Dedicate additional right-of-way concentric with the back of sidewalk
adjacent to the bus turn-out.
b. Remove the existing curb, gutter, and sidewalk as necessary to construct a
170 feet long by 12 feet wide bus turn-out at the northeast corner of Farrell Drive
and Baristo Road, in the same location as the existing bus stop. The existing
bus stop shelter shall be relocated; or if required by the Director of Planning, the
existing bus stop shelter shall be removed, and construction of a new bus stop
shelter shall be required, with a design compatible to project architecture as
reviewed by Sunline Transit Agency and approved by the Director of Planning.
Bus stop furniture and other accessories, as reviewed by SunLine Transit
Agency and approved by the Director of Planning, shall be provided by the
applicant, as required.
C. Construct an 8 feet wide sidewalk behind the curb concentric with the bus
turn out in accordance with City of Palm Springs Standard Drawing No. 210.
Resolution No. 21523
Page 13
d. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed bus turn out to clean sawcut edge of pavement. 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.
6. All broken or off grade street improvements shall be repaired or replaced.
TAHQUITZ CANYON WAY
7. Dedicate abutters rights of access to Tahquitz Canyon Way along the entire
frontage of the project; vehicular access to Tahquitz Canyon Way shall be
prohibited.
8. Remove the existing curb ramp at the southwest corner of Tahquitz Canyon Way
and Louella Road, and construct a Type A curb ramp in accordance with City of
Palm Springs Standard Drawing No. 2.12.
9, The developer shall remove portions of the existing sidewalk as necessary to plant
new Washingtonia robusta palm trees with tree wells along the Tahquitz Canyon
Way frontage, at 60 feet spacing. New palm trees shall have a height consistent
with other palm trees along Tahquitz Canyon Way in the vicinity, unless otherwise
required by the Director of Planning. The applicant shall be responsible for
installation of an irrigation system and for the perpetual maintenance of the new
palm trees and other parkway landscaping along the Tahquitz Canyon Way
frontage to the satisfaction of the City Engineer. (The applicant shall coordinate with
staff in order to achieve the original intent of Tahquitz Canyon Way — Added by CC
ON 3/1/06)
10. All broken or off-grade street improvements shall be repaired or replaced.
BARISTO ROAD
11. Dedicate abutters rights of access to Baristo Road along the entire frontage of the
project, excluding the 100 feet wide access point for the Main Entry; vehicular
access to Baristo Road shall be prohibited.
12. Remove the existing 6 inch curb, gutter, sidewalk, and curb ramp as necessary to
construct a 50 feet wide new street intersection for the Main Entry with the
centerline of the Main Entry aligned with the centerline of Compadre Road. The
Main Entry shall be constructed with 25 feet radius curb returns and spandrels, and
a 6 feet wide cross-gutter, in accordance with City of Palm Springs Standard
Drawing No. 200 and 206. The Main Entry shall be constructed with a 20 feet wide
ingress and egress lane separated by a raised 10 feet wide median. The median
shall be located outside of public right-of-way.
Resolution No. 21523
Page 14
13. The gated entry design of the Main Entry, including widths of ingress and egress
lanes, shall be subject to the review and approval by the City Engineer and Fire '
Marshall. Emergency access shall be provided to the Fire Department to the
satisfaction of the Fire Marshall.
14. Construct a Type A curb ramp meeting current California State Accessibility
standards on each side of the secondary access in accordance with City of Palm
Springs Standard Drawing No. 212.
15. All broken or off grade street improvements shall be repaired or replaced.
LOUELLA ROAD (PRIVATE)
16. The applicant shall provide proof of access rights to Louella Road; documentation
shall be provided to the City Engineer prior to approval of a final map. Absent
documentation showing proof of access rights to Louella Road, as determined by
the City Engineer, the applicant shall obtain an access easement over Louella Road
as necessary to provide legal access to the project.
17. Remove the two existing driveway entrances (and curb returns) on the west side of
Louella Road into the property and replace with 6 inch curb and gutter to match
existing curb and gutter on each side of the two driveway entrances.
18. Remove the existing 6 inch curb and gutter as necessary to construct a 50 feet wide
new street intersection for the Main Entry with the centerline of the Main Entry
located approximately 125 feet south of the north property line aligned with the
existing median opening in Louella Road. The street intersection shall be
constructed with 25 feet radius curb returns and spandrels, and a 6 feet wide cross-
gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206.
The Main Entry shall be constructed with a 20 feet wide ingress and egress lane
separated by a raised 10 feet wide median.
19. The pMeGt shall net have gates that limit publiG aGGeSS te the internal pFivate
streets. (Per P!aRR'Rg GeMMiSSIGIR'S renn...Friend-fie- at,i,. ,--,.G hearing OR Jan.
25,2006)-(Deleted per City Council directions - 3/1/06)
20. Construct a Type A curb ramp meeting current California State Accessibility
standards on each side of the Main Entry in accordance with City of Palm Springs
Standard Drawing No. 212.
21. All broken or off grade street improvements shall be repaired or replaced.
ON-SITE PRIVATE STREETS
22. The on-site layout of streets and parking spaces is subject to further review and '
approval by the City Engineer. Adjustment of proposed street alignments, and
deletion or relocation of proposed parking spaces may be required during review
Resolution No. 21523
Page 15
and approval of construction plans for on-site improvements, as required by the City
Engineer. Approval of the preliminary site plan does not constitute approval of the
on-site layout of streets and parking spaces as proposed.
23. The applicant shall demonstrate that the layout of typical "motor courts" with units
arranged in a pin-wheel configuration provide sufficient maneuvering area for
vehicles leaving and entering the garage units, to the satisfaction of the City
Engineer. Units shall be relocated and motor courts shall be enlarged, as necessary
to provide additional maneuvering area, as required by the City Engineer.
24. Dedicate easements for public utility purposes, with the right of ingress and egress
for service and emergency vehicles and personnel over the proposed private
streets.
25. All on-site private streets shall be two-way with a minimum 24 feet wide travelway
(as measured from face of curb) where no on-street parking is proposed.
26. All on-site private streets shall be two-way with a minimum 32 feet wide travelway
(as measured from face of curb) where on-street parking is proposed on one-side of
the street.
27. All on-site private streets shall be two-way with a minimum 36 feet wide travelway
(as measured from face of curb) where on-street parking is proposed on both sides
of the street.
28. All on-site streets shall be constructed with curb and gutters to accept and convey
on-site stormwater runoff, in accordance with applicable City Standards.
29. All on-site streets shall be constructed with a minimum pavement section of 2'/z
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.
30. Parking shall be restricted along both sides of the 24 feet wide on-site private
streets; and parking shall be restricted along one side of the 32 feet wide on-site
private streets, as necessary to maintain a minimum 24 feet wide clear two-way
travel way. Regulatory Type R26 "No Parking" signs or red curb shall be installed
along the private streets as necessary to enforce parking restrictions. The Home
Owners Association (HOA) shall be responsible for regulating and maintaining
required no parking restrictions, which shall be included in Covenants, Conditions,
and Restrictions (CC&R's) required for the development.
' SANITARY SEWER
31. Any existing on-site sewer improvements shall be removed as required by the City
Engineer.
Resolution No. 21523
Page 16
32. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
33. Construct an on-site private sewer system to collect sewage from the development
and connect to the existing public sewer system. Sewer plans shall be submitted to
the Engineering Division for review and approval. Private on-site sewer mains shall
conform to City sewer design standards, including construction of 8 inch V.C.P.
sewer main and standard sewer manholes. A profile view of the on-site private
sewer mains is not necessary if sufficient invert information is provided in the plan
view, including elevations with conflicting utility lines. Plans for sewers other than
the private on-site sewer mains, i.e. building sewers and laterals from the buildings
to the on-site private sewer mains, are subject to separate review and approval by
the Building Division.
34. The on-site private sewer system shall not connect to an existing sewer manhole
within Baristo Road. The on-site sewer system shall connect to the sewer main with
a standard sewer lateral connection in accordance with City of Palm Springs
Standard Drawing No. 405.
35. All on-site sewer systems shall be privately maintained by a Home Owners
Association (HOA). Provisions for maintenance of the on-site sewer system
acceptable to the City Engineer shall be included in the Covenants, Conditions and
Restrictions (CC&R's) required for this project.
GRADING
36. 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
and Paving 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 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 www.AQMD.gov. A
Resolution No. 21523
Page 17
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
j following information: a copy of final approved conformed copy of Conditions
of Approval; a copy of a final approved conformed copy of the Tentative Tract
Map; a copy of current Title Report; a copy of Soils Report; and a copy of the
associated Hydrology Study/Report.
37. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
38. A National Pollutant Discharge Elimination System (NPDES) stormwater permit,
issued from the California Regional Water Quality Control Board (Phone No. 760-
346-7491) is required for the proposed development. A copy of the executed permit
shall be provided to the City Engineer prior to issuance of a grading permit.
39. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the
applicant shall post with the City a cash bond of two thousand dollars ($2,000.00)
per disturbed acre for mitigation measures for erosion/blowsand relating to this
property and development.
40. 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. Stockpiled fill existing on the site shall be addressed in the
report. 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.
41. 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 (if
required). The California Department of Food and Agriculture office is located at 73-
710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE
42. This project may 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 stormwater runoff, may be required by regulations
Resolution No. 21523
Page 18
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 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. If required, 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).
43. The applicant is advised that the City of Palm Springs is scheduled to begin
preparation of construction plans for Storm Drain Lateral 20C, extending in El Cielo
Road from Ramon Road to Baristo Road, as shown on the Master Drainage Plan
for the Palm Springs Area, administered by the Riverside County Flood Control &
Water Conservation District (RCFC). The applicant shall be responsible for the
design and construction of Storm Drain Lateral 20CA, extending in Baristo Road,
from El Cielo Road to Compadre Road, as necessary to accept stormwater runoff
from the project site. Prior to approval of a final map, as determined by the City
Engineer based upon the City's progress with its preparation of construction plans
for Storm Drain Lateral 20C, the applicant shall be required to satisfy one of the
following:
a. If preliminary plans have been prepared by the City for Storm Drain Lateral
20C from which the applicant may prepare its own plans for Storm Drain
Lateral 20CA, the applicant shall be responsible for submitting storm drain
improvement plans prepared by a California registered civil engineer to
RCFC for review and approval. Prior to commencement with preparation of
Storm Drain Lateral 20CA plans, the applicant shall obtain written approval
from the City Engineer. The storm drain plans shall be approved by RCFC
prior to approval of a final map; and construction of Storm Drain Lateral
20CA shall be completed prior to issuance of a certificate of occupancy.
b. If preliminary plans have not been prepared by the City for Storm Drain
Lateral 20C from which the applicant may prepare its own plans for Storm
Drain Lateral 20CA, as determined by the City Engineer, the applicant shall
deposit necessary funds with the City, as required by the City Engineer, for
design of Storm Drain Lateral 20CA as part of the City-wide storm drain
project. Design funds shall be deposited with the City prior to approval of a
final map. The applicant shall deposit additional funds as necessary to
construct Storm Drain Lateral 20CA by the City prior to issuance of a
certificate of occupancy. The applicant shall be responsible for depositing
sufficient funds with the City to cover all costs associated with the design and
construction of Storm Drain Lateral 20CA, upon thirty (30) days written notice
from the City Engineer.
44. The project is subject to flood control and drainage implementation fees. The '
acreage drainage fee at the present time is $9,212.00 per acre per Resolution No.
15189. Based on the 24.00 acre size of the project site as shown on the Tentative
Tract Map, the project is responsible for payment of $221,088 in drainage
Resolution No. 21523
Page 19
implementation fees. In either case of the design and construction of Storm Drain
Lateral 20CA, by the applicant or by the City as identified in the previous condition,
the applicant shall be eligible for credit up to the maximum drainage implementation
fee of $221,088 otherwise due. Costs associated with the design and construction
of Storm Drain Lateral 20CA in excess of the maximum drainage implementation
fee of $221,088 otherwise due are the responsibility of the applicant, and are not
reimburseable by the City.
GENERAL
45. 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.
46. All proposed utility lines shall be installed underground.
47. All existing utilities shall be shown on the improvement plans required for the
project. The existing and proposed service laterals shall be shown from the main
line to the property line.
48. Upon approval of any improvement plan by the City Engineer, the improvement plan
shall be provided to the City in digital format, consisting of a DWG (AutoCAD
drawing file) and DXF (AutoCAD ASCII drawing exchange file). Variation of the type
and format of the digital data to be submitted to the City may be authorized, upon
• prior approval of the City Engineer.
49. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as-built"
information and returned to the Engineering Division prior to issuance of a certificate
of occupancy. Any modifications or changes to approved improvement plans shall
be submitted to the City Engineer for approval prior to construction.
50. 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.
Resolution No. 21523
Page 20
51. 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.
MAP
52. A Final Map shall be prepared by a California registered Land Surveyor or qualified
Civil Engineer and submitted to the Engineering Division for review and approval. A
Title Report prepared for subdivision guarantee for the subject property, the
traverse closures for the existing parcel and all lots created therefrom, and copies of
record documents shall be submitted with the Final Map to the Engineering Division
as part of the review of the Map. The Final Map shall be approved by the City
Council prior to issuance of building permits.
53. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted
to the City Engineer for review and approval for any restrictions related to the
Engineering Division's recommendations. The CC&R's shall be provided with the
first submittal of the final map, and shall be approved by the City Engineer prior to
approval of the Final Map.
54. Upon approval of a final map, the final map shall be provided to the City in G.I.S.
digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the
Riverside County Transportation and Land Management Agency." G.I.S. digital '
information shall consist of the following data: California Coordinate System, CCS83
Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-
way, and centerlines shown as continuous lines; full map annotation consistent with
annotation shown on the map; map number; and map file name. G.I.S. data format
shall be provided on a CDROM/DVD containing the following: ArcGIS
Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG
(AutoCAD drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII
drawing exchange file). Variations of the type and format of G.I.S. digital data to be
submitted to the City may be authorized, upon prior approval of the City Engineer.
55. Relocation or abandonment of record easements across the property shall be
performed in conjunction with or prior to approval of a final map. The easements,
identified as an easement to Water Company recorded as Instrument on March 5,
1987 in Map Book 68, Page 471; easements to be abandoned for sewer, water, and
public utilities over certain lettered lots as shown and dedicated on Tract Map
10346; an easement to be abandoned for pipe lines and incidental purposes, in
favor of Southern California Gas Company recorded as Instrument No. 216081 on
October 11, 1979; easements for walls, encroachments, utilities, ingress and egress
and incidental purposes recorded as Instrument No. 233274 on November 1, 1979;
and an easement for pole lines, conduits and incidental purposes, in favor of
General Telephone Company of California recorded as Instrument No. 212740 on
November 13, 1980, shall be extinguished, quit-claimed, relocated or abandoned to
facilitate development of the subject property. All record easements shall be
extinguished, quit-claimed, relocated or abandoned to facilitate development of the
subject property. Without evidence of such, proposed individual lots encumbered by
Resolution No. 21523
Page 21
existing record easements are rendered unbuildable until such time as these
easements are removed of record and are not an encumbrance to the affected lots.
TRAFFIC
56. Based on the traffic study submitted by Endo Engineering on November 22, 2005,
the following mitigation measure will be required:
A. Install a traffic signal at the intersection of Civic Drive and Tahquitz Canyon
Way. The applicant shall submit traffic signal installation plans prepared by a
California registered Civil Engineer or Traffic Engineer for review and
approval by the City Engineer. The traffic signal shall be installed and
operational prior to issuance of the 150th Certificate of Occupancy, unless
otherwise allowed by the City Engineer. The applicant shall be responsible
for 100% of the cost to design and install the traffic signal.
B. Install traffic striping and signage improvements at the intersection of Baristo
Road and Compadre Road to provide striping for two eastbound through
lanes of uniform width that extend a minimum of 150 feet west and 200 feet
east of Compadre Road, or as required by the City Engineer. Submit traffic
striping plans prepared by a California registered civil engineer, for review
and approval by the City Engineer. All required traffic striping and signage
improvements shall be completed in conjunction with required street
improvements, to the satisfaction of the City Engineer, and prior to issuance
of a certificate of occupancy.
C. Install 30 inch stop signs, stop bars, and "STOP" legends as necessary to
create an "All-Way Stop Controlled" (AWSC) intersection, at the intersection
of Baristo Road and Compadre Road, and the Main Entry, in accordance
with City of Palm Springs Standard Drawing Nos. 620-625.
57. 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 Farrell Drive, Tahquitz Canyon Way, Baristo Road, and Civic Drive
frontages of the subject property.
58. All damaged, destroyed, or modified pavement legends, traffic control devices,
signing, and striping associated with the proposed development shall be replaced
as required by the City Engineer prior to issuance of a Certificate of Occupancy.
59. Install a street name sign and a 24 inch stop sign, stop bar, and "STOP" legend for
traffic exiting the development at the intersection of Louella Road and the Louella
Road access in accordance with City of Palm Springs Standard Drawing Nos. 620
through 625.
Resolution No. 21523
Page 22
60. Construction signing, lighting and barricading shall be provided for on all projects 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 State of
California, Department of Transportation, "Manual of Traffic Controls for
Construction and Maintenance Work Zones" dated 1996, or subsequent additions in
force at the time of construction.
61. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
Waste Disposal
1. Trash cans shall be screened from view and kept within fifty (50) feet of the street.
Police Department
1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal
Code.
Building Department
1. Prior to any construction on-site, all appropriate permits must be secured.
Fire Department: '
1. Road Design: Fire apparatus access roads shall be designed and constructed as all
weather capable and able to support a fire truck weighing 73,000 pounds GVW.
(902.2.2.2 CFC)
2. Building or Complex Gate Locking Devices: If locked gate(s) are included with this
project then they shall be equipped with a KNOX key switch device or Key box.
Contact the fire department at 323-8186 for a KNOX application form. (902.4 CFC)
3. Fire Department Access: Fire Department Access Roads shall be provided and
maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
Minimum Access Road Dimensions:
1. Private streets shall have a minimum width of at least 20 feet, pursuant to
California Fire Code 902.1 however, a greater width for private streets may be
required by the City engineer to address traffic engineering, parking, and other
issues. The Palm Springs Fire Department requirements for two-way private
streets, is a minimum width of 24 feet, unless otherwise allowed by the City
engineer. No parking shall be allowed in either side of the roadway.
Resolution No. 21523
F'age 23
2. Roads must be 32 feet wide when parking is not allowed on only one side of the
roadway.
3. Reduced Roadway Width: Areas with reduced roadway width (such as entry and
exit gates, entry and exit approach roads, traffic calming areas) that are under 36
feet wide require red painted curb to maintain minimum 20 foot clear width. Red
curb shall be stenciled "NO PARKING" and "FIRE LANE" with white paint. (901.4
CFC)
4. Access Gates if applicable: Fire/Police/Ambulance access gates shall be at least
14' in width when in the open position and equipped with a Knox (emergency
access) key switch. A Knox key operated switch shall be installed at every
automatic gate. Show location of switch on plan. Show requirement in plan
notes.
5. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of
150 feet in length shall be provided with approved provisions for the turning
around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two
approved turn around provisions. One is a cul-de-sac with an outside turning
radius of 45 feet from centerline. The other is a hammerhead turnaround
meeting the Palm Springs Public Works and Engineering Department standard
dated 9-4-02.
6. Water Systems and Hydrants: Underground water mains and fire hydrants shall
be installed, completed, tested and in service prior to the time when combustible
materials are delivered to the construction site. (903 CFC). Installation, testing,
and inspection will meet the requirements of NFPA 24 1995 edition. Prior to
final approval of the installation, contractor shall submit a completed Contractor's
Material and Test Certificate to the Fire Department. (9-2.1 NFPA 24 1995
edition)
7. Operational Fire Hydrants: Operational fire hydrant(s) shall be installed within
250' of all combustible construction. No landscape planting, walls, or fencing is
permitted within 3 feet of fire hydrants, except groundcover plantings. (1001.7.2
CFC)
8. Residential Smoke Detector Installation: Provide Residential Smoke Detectors.
Detectors shall receive their primary power from the building wiring, and shall be
equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors
shall be interconnected so that operation of any smoke detector causes the alarm
in all smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72) Provide a
note on the plans showing this requirement.
9. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan 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
Resolution No. 21523
Page 24
locations, sprinkler riser and fire alarm locations. Large projects may require more
than one page. '
10. Fencing Required: Construction site fencing with 20 foot wide access gates is
required for all combustible construction over 5,000 square feet. Fencing shall
remain intact until buildings are stuccoed or covered and secured with lockable
doors and windows. (8.04.260 PSMC)
11.Fire Flow: Fire flow for this project is estimated to be 1000 GPM.
12.Premises Identification: Approved numbers or addresses shall be provided for all
new and existing buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. (901.4.4 CFC) Show location of
address on plan elevation view. Show requirement and dimensions of numbers
in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to
the background.
END OF CONDITIONS
i