HomeMy WebLinkAbout21864 - RESOLUTIONS - 4/18/2007 RESOLUTION NO. 21864
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED
NEGATIVE DECLARATION THEREBY APPROVING CASE
NO. 5.1108, TENTATIVE TRACT MAP 34580 AND
PLANNED DEVELOPMENT DISTRICT 326, FOR THE
DEVELOPMENT OF 66 TOWN HOME UNITS AND
COMMON AREAS, ON AN APPROXIMATE 6.9-ACRE
PARCEL, LOCATED ALONG THE WEST SIDE OF
BELARDO ROAD SOUTH, ZONE R-3, SECTION 22.
WHEREAS, Wessman Holdings, 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 326; and
WHEREAS, Wessman Holdings, 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 34580; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Case Number 5.1108, consisting of Planned Development District
326, Tentative Tract Map 34580, and project architectural approval was given in
accordance with applicable law; and
WHEREAS, on February 14, 2007, a public hearing on the application for Case Number
5.1108 consisting of Planned Development District 326 and Tentative Tract Map 34580
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
' WHEREAS, the Planning Commission has previously approved the architectural design
and conditional use permit for the project and recommended approval of the Tentative
Tract Map 34580 along with the environmental assessment to the City Council; and
Resolution No. 21864
Page 2
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
consider Planned Development District 326 and Tentative Tract Map 34580 was given
in accordance with applicable law; and
WHEREAS, on April 18, 2007, a public hearing on the application for the Planned
Development District and Tentative Tract Map 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 found that with the incorporation of proposed
mitigation measures, potentially significant environmental impacts
resulting from this project will be reduced to a level of insignificance, and
therefore the City Council adopted a Mitigated Negative Declaration for
the project. The City Council independently reviewed and considered the
information contained in the MND prior to its review of this Project and the
MND reflects the City Council's 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 94.02.00 (A)(4) of the Palm Springs
Zoning Code.
The proposed planned development is consistent with the goals and
objectives of the General Plan. The project will bring revitalization to an
area that has been blight for decades. Additionally, the site is surrounded
by existing developments to the north, east and south. With the addition of
new residential use to this location, the shopping center located east of
the site will stand to benefit from the new population to the City.
Resolution No. 21864
Page 3
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 relatively rugged and can accommodate building pads,
internal streets, and drainage. Adequate access is proposed onto main
streets, Belardo Road South, and South Palm Canyon Drive. The size of
the parcel is 6.9 acres; relative to similar developments within the City, the
location will accommodate the proposed planned residential development.
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 planned development district is
necessary to provide an updated design concept compared to the existing
development within the surrounding. The proposed district will not be
detrimental to adjacent properties or residents because streets are internal
to the project, with street improvements to Belardo Road, and because it
continues a residential pattern of development in an area adjacent to
existing residential uses to the north. Furthermore, the planned
development district will modify height and setback requirements in a
' manner that will not be detrimental to the existing land uses in the
immediate vicinity and the vista of the San Jacinto Mountains.
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 Tentative Tract Map will facilitate the sale of individual
homes within the project. The residential project is consistent with the
General Plan designations of H43/21 (High-Density Residential) insofar as
it introduces permanent residents into the area which could help to
enhance activities in the immediate vicinity. The overall density of the new
subdivision is approximately 10.1 units per acre, this is well within the
threshold of 15 units per acre allowed in the district.
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 R-
' 3 zone in which the property is located. Furthermore, the design of the
Map is consistent with the allowable uses under the Planned Development
District for this property. The proposed residential use and street
Resolution No. 21864
Page 4
improvements are in conformity with the City's standards, the proposed
street widths will range from 24 to 38 feet.
C. The site is physically suited for this type of development.
Majority of the site area is rugged terrain but is gently sloping to the east
surrounded by existing development and City streets. The construction of
residential buildings on the site is appropriate at this location. Also, there
are existing urban services and utilities in the immediate surroundings of
the location.
e. The design of the subdivision is not likely to cause environmental damage
or substantially and avoidably injure fish, wildlife, or their habitats.
The Tentative Tract Map and associated Planned Development District
have been reviewed under the California Environmental Quality Act, and a
Mitigated Negative Declaration is proposed. Mitigation measures have
been included which will reduce potential impacts to less than significant
levels. The site was partially developed for many years, and does not
include any natural habitat. The project will therefore not damage or injure
fish, wildlife or their habitats.
f_ The design of the subdivision or type of improvements is not likely to '
cause serious public health problems.
The proposed subdivision is designed to meet or exceed City standards.
The proposed homes and streets will be required to meet or exceed City
development codes. The circulation system within the subdivision provides
for an orderly system of internal driveways and motor courts; therefore,
the project will not cause public health problems.
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.
There are no known public easements or access across the subject
property, therefore 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 hereby adopts the Mitigated Negative Declaration; thereby
approving Tentative Tract Map 34580 and Planned Development District
326 for the development of a proposed 66-unit clustered town home
project, and directs staff to file the associated Notice of Determination.
Resolution No. 21864
Page 5
ADOPTED, this 18t" day of April 2007.
David H. Ready, City an
ATTEST:
es 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. 21864 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 the 18th day of April, 2007, by
the following vote:
AYES: Councilmember Foat, Councilmember McCulloch, Councilmember Mills,
' Mayor Pro Tem Pougnet, and Mayor Oden.
NOES: None.
ABSENT: None.
ABSTAIN: None.
es Thompson, City Clerk
ity of Palm Springs, California
Resolution No. 21864
Page 6
Exhibit A
Case No. 5.1108 — PD-3261 TTM 34580 ,
The Edge at Belardo
Belardo Road South
CONDITIONS OF APPROVAL
April 18, 2007
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
1. Prior to the submittal of Final Development plans, the applicant shall be
required to adjust Lot E and Lot 66 northerly of the site to avoid
encroachment into the 0-20 zone area. ,
2. Prior to City Council approval, the applicant shall be required to include a
public trail along the westerly boundary of the site on the Final
Development Plans and the Final Map.
3. The maximum building height within this development shall be limited to 30
feet as permitted within the R-3 designations.
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 No. 5.1108 /
Tentative Tract Map 34580_ 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
Resolution No. 21864
Page 7
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 Conditions of Approval 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 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. Prior to issuance of a building permit, Fringe Toed Lizard Mitigation fees shall be
submitted.
6. 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.
Resolution No. 21864
Page 8
7. 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 inquire 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
8. 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:
MM 111-1 Earth-moving activities on the project site shall be suspended during first
and second stage ozone episodes or when winds exceed 25 MPH,
pursuant to the Coachella Valley PMlo State Implementation Plan and
SCAQMD Rule 403.1_
MM 111-2 Adequate watering techniques shall be employed on the project site to
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.
MM 111-3 Any construction access roads to the project site shall 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.
MM 111-4 All trucks shall maintain at least two feet of freeboard_
MM 111-5 Trucks hauling dirt, sand, soil or other loose dirt material off-site, shall be
covered and washed off before leaving the site.
MM 111-6 Adjacent streets shall be swept if silt is carried over to adjacent public
thoroughfares.
MM 111-7 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
Resolution No. 21864
Page 9
these plants shall be installed as soon as possible to maintain the ground
cover and minimize wind erosion of the soil.
MM 111-8 Construction operations affecting off-site roadways shall be scheduled for
off-peak traffic hours and shall minimize obstruction of through traffic
lanes.
MM V-1 As there is always a possibility of buried cultural and paleontological
resources in a project area, should buried cultural deposits be
encountered, the developer shall contact the Director of Planning
Services. Following consultation, the Director shall have the authority to
halt destructive construction and shall notify a Qualified Archaeologist to
investigate the find. If necessary, the qualified archaeologist shall prepare
a treatment plan for submission to the State Historic Preservation Officer
and Agua Caliente Cultural Resource Coordinator for approval. Human
remains discovered shall be handled consistent with state law provisions.
MM XI-I The project applicant shall demonstrate that all on-site residential units
shall be designed to meet the City of Palm Springs noise standards (65
CNEL in outside activity areas and 45 CNEL in interior living areas). The
project applicant shall demonstrate compliance through the submittal of
building and site improvement plans that provide details regarding sound
barrier heights, additional insulation and building materials used to
maintain interior noise levels, building and window orientation, and other
measures to reduce noise exposure levels to City noise standards. A
qualified noise consultant shall be retained to ensure that project and
building designs will meet City noise exposure standards. Evidence of
compliance with this mitigation measure shall be provided to the City prior
to the issuance of any building permits.
MM XI-2 The developer shall provide a disclosure to prospective future owners of
condominiums that the project meets the minimum code standards, but
that noise is likely to be audible.
MM XI-3 All construction equipment, fixed or mobile, shall be equipped with
properly operating and maintained mufflers and the engines shall be
equipped with shrouds.
MM XI-4 All construction equipment shall be in proper working order and
maintained in a proper state of tune to reduce backfires.
MM XI-5 Stockpiling and vehicle staging areas shall be located in the southern
portion of the site.
Resolution No. 21864
Page 10
MM XI-6 Parking, refueling and servicing operations for all heavy equipment and
on-site construction vehicles shall be located in the southern portion of the
site.
MM XI-7 Stationary construction equipment shall be placed such that emitted noise
is directed away from noise-sensitive receptors.
MM XI-8 Construction activities on-site shall take place only during the hours
between 7:00 a-m_ and 8:00 p.m., as specified by the Palm Springs Noise
Ordinance (11.74.041), to reduce noise impacts during more sensitive
time periods. The Construction Site Regulations (Chapter 8.04.220) also
identify specific limits on hours of operation for construction equipment as
not between 5 p.m. and 8 a.m. if the noise produced is of such intensity or
quality that it disturbs the peace and quiet of any other person of normal
sensitivity.
MM XVI-1 Use of low water landscaping which would in include an irrigation system
designed to provide water separately for each plant group should be
encouraged. The application of irrigation technology such as tensiometers,
drip or micro spray system and quality time clocks is also highly
recommended. The California Health and Safety code requires that all
new buildings constructed in California use water closets and associated
flushometers which use no more then 1.0 gallons/flush.
9. 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
10. 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&R's shall be
submitted with a list of the adopted conditions of approval and an indication of
where applicable conditions are addressed in the CC&R's. 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.
11. The applicant shall submit to the City of Palm Springs, a deposit in the amount of ,
$3,500 for the review of the CC&R's by the City Attorney. A filing fee, in
Resolution No. 21864
Page 11
accordance with the fee schedule adopted by the City Council, shall also be
' paidto the City Planning Services Department for administrative review purposes.
Final Design
12. 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.
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 ConditionslCode 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.
Resolution No. 21864
Page 12
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.
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.
20. 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.
21. 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.
22 Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 93.02.00.D.
23. The design, height, texture and color of buildings, fences and walls shall be
submitted for review and approval prior to issuance of building permits.
24. The street address numbering/lettering shall not exceed eight inches in height.
25. 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.
26. 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.
Resolution No. 21864
Page 13
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 California Registered Civil
Engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits_
3. The applicant shall be required to construct asphalt concrete paving for streets in
two separate lifts. The final lift of asphalt concrete pavement shall be postponed
until such time that on-site construction activities are complete, as may be
determined by the City Engineer. Paving of streets in one lift prior to completion
of on-site construction will not be allowed, unless prior authorization has been
obtained from the City Engineer. Completion of asphalt concrete paving for
streets prior to completion of on-site construction activities, if authorized by the
City Engineer, will require additional paving requirements prior to acceptance of
the street improvements, including, but not limited to: removal and replacement
of damaged asphalt concrete pavement, overlay, slurry seal, or other repairs, as
required by the City Engineer.
BELARDO ROAD
4. Dedicate a half street right-of-way of 30 feet along the entire frontage, together
with property line - corner cut backs at either side of the four street intersections
in accordance with City of Palm Springs Standard Drawing No. 105.
5. Dedicate abutters rights of access to Belardo Road along the entire frontage of
the project, excluding approved access points.
6. Construct a 6 inch curb and gutter, 20 feet west of centerline along the entire
frontage, with 25 feet radius curb returns and spandrels at the northwest and
southwest corners of the intersection of Belardo Road and "A" Street, "H" Street,
"I" Street, and "J" Street, in accordance with City of Palm Springs Standard
Drawing No. 200 and 206.
7. Construct a 6 feet wide cross gutter with a flow line parallel with and 20 feet west
of the centerline of Belardo Road, at the intersection of Belardo Road and "A"
Street, "H" Street, "I" Street, and "J" Street, in accordance with City of Palm
Springs Standard Drawing No. 200 and 206.
Resolution No. 21864
Page 14
8. Construct two driveway approaches, one shown as "K" Street for the benefit of
access to Lot 65 and the centerline of the second driveway (for the benefit of ,
access to Lot 66) located approximately 95 feet southerly of the centerline of "K"
Street, in accordance with City of Palm Springs Standard Drawing No. 201.
9. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
10. Construct Type A curb ramps meeting current California State Accessibility
standards either side of the four street intersections, in accordance with City of
Palm Springs Standard Drawing No. 212.
11. Construct 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 gutter to
centerline of pavement along the entire frontage in accordance with City of Palm
Springs Standard Drawing No. 110 and 315. 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.
12. Construct off-site street improvements consisting of curb and gutter, and asphalt
concrete pavement, to match the southerly end of proposed improvements ,
associated with Tentative Tract Map 34580 and the westerly end of existing
improvements located adjacent to the parcel identified by APN 513-300-014.
13. All broken or off grade street improvements shall be repaired or replaced.
ON-SITE PRIVATE STREETS
14. Dedicate an easement for public utility purposes, including sewers, with the right
of ingress and egress for service and emergency vehicles and personnel over
the proposed private streets.
15. Street "K" is not approved. A private driveway shall be constructed for benefit of
access to Lot 65.
16. Street "A" shall have a minimum travel way width of 32 feet, and shall be
constructed with standard 6 inch curb and gutter, a wedge curb, or other
approved curbs along both sides of the street, as necessary to accept and
convey on-site stormwater runoff to the drainage system, in accordance with
applicable City standards.
17. Streets "B" through "J" shall have a minimum travel way width of 24 feet, and
shall be constructed with standard 6 inch curb and gutter, a wedge curb, or other
approved curbs along both sides of the streets, as necessary to accept and
Resolution No. 21864
Page 15
convey on-site stormwater runoff to the drainage system, in accordance with
' applicable City standards.
18. Construct a modified knuckle at the intersection of "F" Street and "H" Street to
provide more maneuvering area and sight distance for vehicles at this
intersection, as approved by the City Engineer. Install traffic calming
improvements, such as speed humps or decorative pavers. Final engineering
and other details associated with traffic calming improvements shall be subject to
the review and approval by the City Engineer.
19. The minimum pavement section for all on-site pavement shall be 2Y2 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.
20. Parking shall be restricted along both sides of the 24 feet wide private streets
and along one side of the 32 feet wide private street, as necessary to maintain a
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. A Home Owners Association shall be responsible for
' regulating and maintaining required no parking restrictions, which shall be
included in Covenants, Conditions, and Restrictions required for the
development.
SANITARY SEWER
21. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
22. Submit sewer improvement plans prepared by a California registered civil
engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
23. Construct an 8 inch V.C.P. sewer main across the entire on-site private street
frontages located 5 feet from centerline or as required by the City Engineer and
connect to the extended public sewer system in Belardo Road. All sewer mains
constructed by the applicant and to become part of the public sewer system shall
be digitally video recorded prior to acceptance of the sewer system for
maintenance by the City. A computer disc of the video recording shall be
provided to the City Engineer for review. Any defects of the sewer main shall be
removed, replaced, or repaired to the satisfaction of the City Engineer prior to
acceptance.
Resolution No. 21864
Page 16
24. The proposed connection of the sewer system to the existing private sewer
manhole in Belardo Road, and the existing private sewer system across the '
Plaza Del Sol Shopping Center is not approved. The existing on-site private
sewer system in the Plaza Del Sol Shopping Center is not an approved public
sewer system. As necessary to provide public sewer service to Tentative Tract
Map 34580, the applicant shall extend an 8 inch V.C.P. sewer main in Morongo
Road from the existing terminal sewer manhole located approximately 100 feet
east of South Palm Canyon Drive extending westerly to Belardo Road; and in
Belardo Road from Morongo Road extending southerly across the entire Belardo
Road frontage of the property. An alternative sewer alignment, within public
rights-of-way, may be approved by the City Engineer. The existing on site
private sewer system servicing the Plaza Del Sal Apartments, located on the
property identified by APN 513-300-045, shall be connected to the extended
public sewer system within Belardo Road. The terminal manhole and 8 inch
V.C.P. private sewer main extending to Belardo Road from the Plaza Del Sol
Shopping Center shall be removed to a point within the Plaza Del Sol Shopping
Center, as required by the City Engineer.
25. Dedicate a 15 feet wide sewer easement across Lot 37. The required sewer
easement shall be located entirely within Lot 37, and over the extended sewer
main within "G" Street to Belardo Road. The common lot line between Lots 37
and 44 shall be adjusted to accommodate the required sewer easement.
26. The easement across Lot 37 shall be kept clear and free of any and all
obstructions to allow for the continued operation and maintenance of the public
sewer main within the easement. Construction of permanent structures,
swimming pools and equipment, or other improvements determined to be an
obstruction of the public sewer easement shall not be allowed. Planting of large
trees or other planting material with invasive or deep root structures shall be
restricted. Access to the public sewer easement from Belardo Road and "G"
Street shall be maintained, including, if necessary, 15 feet wide gates with lock
and access provided to the City of Palm Springs.
27. Provisions for maintenance of the public sewer easement, acceptable to the City
Engineer, shall be included in the Codes, Covenants, and Restrictions (CC&R's)
required for this development. Notice shall be clearly included in the CC&R's
defining the restrictions of development within the easement across Lot 37. The
CC&R's shall advise the property owners of the City's right to enter the site, clear
and remove any and all improvements and/or obstructions within the easement,
and give the City the right to charge all costs incurred in enforcing this provision
to the owners of Lot 37. The CC&R's shall also advise the property owners of
the fact that the City is not required to replace in like kind, any landscaping or
other improvements within the public sewer easement in the event repair or
replacement of the existing sewer main is required, and that the City shall be
limited to leaving the property in a rough graded condition following any such
repair or replacement,
Resolution No. 21864
Page 17
GRADING
r28. Single family residential Lot 66 shall be relocated out of Lot E and adjacent open
space. Grading for Lot 66 into the adjacent hillside and open space lot shall be
eliminated_ A grading plan submitted to the City Engineer for review and approval
shall incorporate this restriction.
29. 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 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
Tentative Tract Map; a copy of current Title Report; a copy of Soils Report;
and a copy of the associated Hydrology Study/Report.
30. In accordance with the Geologic Evaluation for Rock Fall Hazard Report
prepared by Earth Systems, dated June 9, 2006, the following mitigation
measures shall be required:
a. The proposed retaining wall along the toe of slope of the mountains shall
be utilized as a debris wall. The wall shall have a minimum of 2 feet of
freeboard with a v-channel constructed on the slope-facing side to
Resolution No, 21864
Page 18
manage stormwater runoff. The v-channel shall require routine
maintenance to clean accumulated debris that may roll or wash down the
slope and collect behind the wall. Provisions for maintenance of the v-
channel shall be included in the Codes, Covenants, and Restrictions
(CC&R's) required for this development.
b. Structure setbacks from the toe of slope shall be a minimum of 10 feet
from the toe of slope.
31. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
32. 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.
33. 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.
34. 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
Engineering Division with the first submittal of a grading plan.
35. 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 Precise Grading
Plan. The California Department of Food and Agriculture office is located at 73-
710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE
36. 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. The applicant shall obtain approval from Riverside County Flood Control
& Water Conservation District (RCFC) for connection of proposed storm drain
improvements to the existing regional flood control system identified as Palm
Springs Line 28-B. Verification of the capacity of Palm Springs Line 28-B for the
Resolution No. 21864
Page 19
additional stormwater runoff accepted and conveyed by Tentative Tract Map
' 34580 shall be determined, subject to review and approval by RCFC and the City
Engineer. RCFC approval shall be required for any connection of proposed
storm drain facilities to the existing RCFC facility. The applicant shall be required
to obtain an Encroachment Permit from RCFC for connection of proposed storm
drain improvements to Palm Springs Line 28-B. A copy of the Encroachment
Permit shall be provided to the City Engineer, prior to approval of on-site storm
drain improvement plans.
37. The Preliminary Hydrology Report for Tentative Tract No. 34580, prepared by
Hunsaker & Associates, Inc., dated July 26, 2006, shall be finalized to determine
the volume of increased stormwater runoff due to development of the site, and to
determine required stormwater runoff mitigation measures for the proposed
development. Final storm drain system sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the final
hydrology report by the City Engineer and may require redesign or changes to
site configuration or layout consistent with the findings of the final hydrology
report. In the event additional capacity is unavailable within Palm Springs Line
28-B, the applicant shall be required to revise the Hydrology Report to identify
additional stormwater runoff mitigation measures necessary to contain the
increased stormwater runoff generated from Tentative Tract Map 34580.
' 38. 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 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.
39. Submit storm drain improvement plans for all on-site storm drainage system
facilities for review and approval by the City Engineer.
40. Construct drainage improvements, including but not limited to catch basins, and
storm drain lines, for drainage of on-site streets, as described in the Preliminary
Hydrology Report for Tentative Tract No. 34580, prepared by Hunsaker &
Associates, Inc., dated July 26, 2006 (as amended). The hydrology report for
Tentative Tract Map 34580 shall be amended to include catch basin sizing and
Resolution No. 21864
Page 20
storm drain pipe sizing, and other specifications for construction of required on-
site storm drainage improvements.
41. All on-site storm drain systems shall be privately maintained by a Homeowners
Association (HQA). Provisions for maintenance of the on-site storm drain
systems acceptable to the City Engineer shall be included in Covenants,
Conditions and Restrictions (CC&R's) required for this project.
42. Reserve easements for storm drainage purposes over Lots 32, 36, 49, 57, and
61 (or others, as may be required) for those portions of the on-site private storm
drain system that cross individual lots.
43. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $7,271.00 per acre per Resolution
No. 15189. Fees shall be paid prior to issuance of a building permit. Drainage
fees may be waived upon verification of prior costs paid related to the
construction of the Palm Springs Storm Drain Line, Lateral 28B.
GENERAL
44. 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 applicant 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.
45. All proposed utility lines shall be installed underground.
46. 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.
47. 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 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
Resolution No. 21864
Page 21
the digital data to be submitted to the City may be authorized, upon prior
approval of the City Engineer.
48. 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
final certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior to
construction.
49. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or 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.
50. 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
51, The recreation area (Lot 66) shall be identified as a non-numbered "lettered" lot
' on the final map, and shall be reserved for common space, recreation or other
purposes.
52. Lot E shall be dedicated to the City, including all rights, title and interest, for
conservation of the hillside for open space purposes.
53. 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.
54. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be
submitted to the City Attorney for review and approval for any restrictions related
to the Engineering Division's recommendations. The CC&R's shall be approved
by the City Attorney prior to approval of a Final Map.
55. 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);
Resolution No. 21864
Page 22
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
1 Exchange file (e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation
drawing file), DXF (AutoCAD ASCII drawing exchange file) ), and PDF (Adobe
Acrobat 6.0 or greater) formats_ 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.
TRAFFIC
56. Install a 30 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at the intersection of "A" Street, "H" Street, "I" Street, and "J" Street
in accordance with City of Palm Springs Standard Drawing Nos. 620-625.
57. Install a street name sign at all street intersections in accordance with City of
Palm Springs Standard Drawing Nos. 620-625.
58. A minimum of 48 inches of clearance for handicap accessibility shall be provided
on public sidewalks. 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 Belardo Road frontage of the subject property.
59. 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.
60. 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.
Resolution No. 21864
Page 23
' BUILDING DEPARTMENT:
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE DEPARTMENT:
Plot Plan:
1. Prior to completion of the project, a 8.5"x1V plot plan and an electronic CAD
version shall be provided to the fire department. This shall clearly show all
access points, fire hydrants, knox box locations, fire department connections, unit
identifiers, main electrical panel locations, sprinkler riser and fire alarm locations.
Large projects may require more than one page.
Public safety cFD
2. 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 Cade 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.
Premises Identification:
3. 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)
Residential Smoke Detector Installation:
4. 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.
Resolution No. 21864
Page 24
Fire Sprinklers Required: '
5. An automatic fire sprinkler system is required by local ordinance. Only a C-16
licensed fire sprinkler contractor shall perform system design and installation.
System to be designed and installed in accordance with NFPA standard 13D,
1999 edition, as modified by local ordinance. The contractor should submit fire
sprinkler plans when the building plans are submitted. This allows concurrent
review of the fire sprinkler and building plans.
Fire Flow:
6. Fire flow will be 1000 gallons per minute with the installation of fire sprinklers.
Access.
7. Fire department access roads shall be provided so that no portion of the exterior
wall of the first floor of any building will be more than 150' from such roads. CFC
902.2.1
Fire Apparatus Grade requirements:
8. The gradient of fire apparatus access roads shall not exceed 12%. (902.2.2.6
CFC) '
Road Design:
9. 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) The minimum inside turning radius is 30 feet, with an outside
radius of 45 feet.
Fire Department Access:
10.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.
1
Resolution No. 21864
Page 25
' Vertical Fire Apparatus Clearances:
11. Palm Springs fire apparatus require an unobstructed vertical clearance of not
less than 13 feet 6 inches. (902.2.2.1 CFC)
Turn-Around Requirements:
12. 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.
(90222.4 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.
NOTE: On 5/16/2006 the hammerhead turnaround on "A" Street and "E" Street
have been revised and approved by the fire department to the following
dimensions:
• "A" Street will be a minimum of 24' wide.
• The hammerhead proceeding south on "E" Street will be 30' wide and 25' in
length from the centerline of"A" Street.
• The hammerhead proceeding north on "E" street will be 30' wide and 35' in
' length from the centerline of"A" Street.
• "E" Street proceeding north will be reduced at the end of the hammerhead from a
30' width to a 24'width.
Fire Hydrant Systems:
13. Following Fire Department selection of hydrant locations, plans and
specifications for fire hydrant systems shall be submitted to the fire department
for review and approval prior to construction. (901,2.2.2 CFC). All fire hydrants
shall be installed in accordance with DWA specifications and standards. No
landscape planting, walls, fences, signposts, or aboveground utility facilities are
permitted within 3 feet of fire hydrants, or in line with hose connections.
Water Systems and Hydrants:
14. 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)
Resolution No. 21864
Page 26
Fuel Modification: '
15. A landscaping plan showing a fuel modification zone is to be submitted to this
department for approval.
Eaves and Overhangs:
16. All roof eaves and porch overhangs are to be covered with noncombustible
building materials.
Construction site Security and Protection:
Fencing Required:
17. 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)
Fire Apparatus Access Gates:
18. Entrance gates shall have a clear width of at least 15 feet and be equipped with a
frangible chain and padlock. (8.04.260 PSMC)
Access Gate Obstructions:
19. Entrances to roads, trails or other access ways, which have been closed with
gates and barriers, shall be maintained clear at all times. (902.2.4.1 CFC).
END OF CONDITIONS