HomeMy WebLinkAbout24268 RESOLUTION NO. 24268
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING VESTING
TENTATIVE TRACT MAP 36969 FOR THE SUBDIVISION
OF 14.83 GROSS ACRES INTO 80 RESIDENTIAL LOTS,
PRIVATE STREETS, AND COMMON SPACE ON THE
PARCEL LOCATED AT THE SOUTHWEST CORNER OF
EAST PALM CANYON DRIVE AND MATTHEW DRIVE
(CASE VTTM 36969).
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. Summit Land Partners, LLC, on behalf of EHOF Canyon View, LLC ("Applicant")
filed an application pursuant to Palm Springs Municipal Code (PSMC) Title 9 for a
Vesting Tentative Tract Map (VTTM 36969) to allow the creation of an 80-lot residential
subdivision, with provisions for private streets and common open space (APN #681-
170-038 and #681-170-039) ("Project").
B. The Applicant submitted related Project applications, including a General Plan
Amendment (Case 5.1384 GPA) to change the land use designation from MU (Mixed-
Use/Multi-Use) to MDR (Medium Density Residential); a Planned Development District
in lieu of a Change of Zone (Case 5.1384 PD-381) to establish development standards
for the Project Site; and a Major Architectural application (Case 3.3902) to review the
proposed site plan and project architecture pursuant to Palm Springs Zoning Code
(PSZC) Section 94.04.00.
C. A notice of a public hearing of the Planning Commission of the City of Palm
Springs, California to consider the above-mentioned applications was given in
accordance with applicable law, and on May 24, 2017, the Planning Commission
carefully reviewed and considered all of the evidence presented in connection with the
hearing on the Project, including but not limited to the staff report, and all written and
oral testimony presented, and voted 3 to 2 to deny the Project.
D. On June 5, 2017, the Applicant filed an appeal of the Planning Commission
decision to deny the Project, in accordance with the procedures in Chapter 2.05 of the
Palm Springs Municipal Code (PSMC).
E. A notice of a public hearing of the City Council of the City of Palm Springs,
California, to consider an appeal of the Project including Case Nos. 5.1384 PD-
381/GPA, 3.3902 MAJ, and VTTM 36969, was given in accordance with applicable law
for the regular meeting of July 5, 2017.
F. On July 5, 2017, a public hearing of the City Council of the City of Palm Springs,
California, was held in accordance with applicable law.
G. At the meeting of July 5, 2017, the City Council carefully reviewed and
Resolution No. 24268
Page 2
considered all of the evidence presented in connection with the hearing on the Project,
including but not limited to the Initial Study and MND, the staff reports on all aspects of
the proposed Project, and all written and oral testimony presented, and voted to
approve the appeal.
H. The City Council makes the following specific findings relative to the Vesting
Tentative Tract Map application regarding the criteria listed in PSMC Title 9 and Section
66474 of the Subdivision Map Act:
1. The proposed Tentative Tract Map or Tentative Parcel Map is consistent
with all applicable general and specific plans.
The proposed General Plan designation for the site is MDR (Medium Density
Residential), which allows both single- and multifamily residential uses.
Residential development is permitted at a range of 6.1 to 15 dwelling units per
acre; the proposed development has a density of 6.1 units per acre, which is
consistent with the density permitted for the site. The internal private streets are
proposed to be 32 feet in width, which exceeds the minimum 28-foot width
specified in the Circulation Element of the General Plan. Based on the density
and configuration of the subdivision design, the proposed map is consistent with
the General Plan.
2. The design and improvements of the proposed Tentative Tract Map or
Tentative Parcel Map is consistent with the zone in which the property is located.
The proposed development application has been submitted as a Planned
Development in lieu of a change of zone, and seeks to establish a specific
development plan for the 13.25 acre site. The subdivision map will create 80
residential lots, ranging between 4,003 square feet and 6,755 square feet in size.
All lots will be served by private driveways and private streets, and adequate
access will be provided to adjacent public streets. The design of the subdivision
is generally consistent with zoning standards for single-family development.
3. The site is physically suited for this type of development.
The project site is suitable for the development of single-family homes. The
proposed lot sizes are smaller than standard single-family zoning districts, but
still allow for adequate private outdoor space, building separation, placement of
mechanical equipment, and vehicular parking/circulation. While there are
drainage issues associated with the site, the design allows for flood control
channels on all three sides while still providing adequate open space and
landscape buffers. The site is directly adjacent to three public streets, and
primary access to the development will be from Matthew Drive. Based on these
factors, the site is physically suited for the proposed development.
4. The site is physically suited for the proposed density of development.
Resolution No. 24268
Page 3
At 13.25 acres and with an overall density of 6.1 dwelling units per acre, the
density is consistent with the General Plan designation and is a physically suited
for the proposed development.
5. The design of the subdivision is not likely to cause environmental damage
or substantially and avoidably injure fish, wildlife, or their habitats.
The proposed map and associated Planned Development District application
have been reviewed under the California Environmental Quality Act, and
Mitigated Negative Declaration is proposed. The site was surveyed for Casey's
June Beetle, using USFWS protocols. The species was identified on the site at
the time of the surveys and 2014 and 2015. The surveys determined that 1.8
acres of occupied habitat occurs on site. The Casey's June Beetle is a federally-
protected species, and impacts to the species are considered significant. The
biological report provides mitigation measures, consistent with the requirements
of USFWS for the protection of of-site habitat to offset the potential loss of the
species on the property. Additional Mitigation Measures have been included
which will reduce potential impacts to less than significant levels. The project will
therefore not damage or injure fish, wildlife or their habitats.
6. 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 connections to all public utilities
including water and sanitary sewer systems. The layout of internal private
streets provides access to each lot; sidewalks will be provided at the interior of
the development and around the perimeter of the site. No serious public health
problems are anticipated.
7. 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 proposed map notes three recorded easements on the
property, but the proposed improvements will not conflict with the
easements.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PALM SPRINGS
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. That the findings and determinations reflected above are true and
correct, and are incorporated by this reference herein as the cause and foundation for
the action taken by and through this Resolution.
SECTION 2. The Project is considered a "project" pursuant to the California
Environmental Quality Act (CEQA). An Initial Study was prepared for the Project, which
considered all required CEQA issues; potential significant impacts were identified, along
Resolution No. 24268
Page 4
with Mitigation Measures that would reduce the potential adverse impacts to less than
significant levels. A Notice of Intent (NOI) to adopt a Mitigated Negative Declaration
(MND) was circulated for public comment and review between April 14, 2017, and
May 13, 2017. The City Council has reviewed and considered the information in the
MND and has, by separate resolution, adopted the MND in accordance with CEQA.
SECTION 3. The City Council hereby approves a Vesting Tentative Tract Map
(VTTM 36969) to subdivide 14.83 gross acres into 80 residential lots, private streets,
and common open space.
SECTION 4. This approval is subject to the conditions of approval outlined in
the attached Exhibit "A."
ADOPTED THIS 5T" DAY OF JULY, 2017.
David H. Ready, Esq.,
City Manager
ATTEST:
Kathleen D. Hart, MMC
Interim City Clerk
Resolution No. 24268
Page 5
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, KATHLEEN D. HART, Interim City Clerk of the City of Palm Springs, hereby
certify that Resolution No. 24268 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 July 5, 2017, by
the following vote:
AYES: Councilmembers Kors, Mills, Roberts, Mayor Pro Tern Foat, and
Mayor Moon
NOES: None
ABSENT: None
ABSTAIN: None
RECUSED: None
1
L"d��D7
Kathleen D. Hart, MMC
Interim City Clerk
RESOLUTION NO. 24265, 24266, 24267 and 24268
EXHIBIT A
CONDITIONS OF APPROVAL
Case 5.1384 PD-381 GPA/3.3902 MAJ/VTTM 36969
SUMMIT LAND PARTNERS ON BEHALF OF EHOF CANYON VIEW, LLC
SOUTHWEST CORNER OF EAST PALM CANYON DRIVE & MATTHEW DRIVE
July 5, 2017
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Proiect Description. This approval is for the project described per Case
(5.1384 PD-381/3.3902 MAJ/VTTM 36969), except as modified with the
approved Mitigation Monitoring Program and the conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, including site plans, tentative tract
maps, architectural elevations, exterior materials and colors, landscaping, and
grading on file in the Planning Division except as modified by the approved
Mitigation Measures and conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Tentative Map. This approval is for Vesting Tentative Tract Map 36969, date
stamped April 10, 2017. This approval is subject to all applicable regulations
of the Subdivision Map Act, the Palm Springs Municipal Code, and any other
applicable City Codes, ordinances and resolutions.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 2
ADM 6. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 5.1384 PD 381 ZC / 3.3902 MAJ / VTTM 36969.
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 or pay the City's associated legal costs
or will advance funds to pay for defense of the matter by the City Attorney. If
the City of Palm Springs fails to promptly notify the applicant of any such
claim, action or proceeding or fails to cooperate fully in the defense, the
applicant shall not, thereafter, be responsible to defend, indemnify, or hold
harmless the City of Palm Springs. Notwithstanding the foregoing, the City
retains the right to settle or abandon the matter without the applicant's
consent but should it do so, the City shall waive the indemnification herein,
except, the City's decision to settle or abandon a matter following an adverse
judgment or failure to appeal, shall not cause a waiver of the indemnification
rights herein.
ADM 7. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 8. Time Limit on Approval. Approval of the Planned Development District (PD),
Vesting Tentative Tract Map (VTTM) and Major Architectural Applications
(MAJ) shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time for the PDD and MAJ may be granted by the
Planning Commission upon demonstration of good cause.
Extensions of time for the VTTM may be approved pursuant to Code Section
9.63.110. Such extension shall be required in writing and received prior to the
expiration of the approval.
ADM 9. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
Resolution No.24265,24266, 24267,and 24268
Conditions of Approval
Page 3
ADM 10. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of
the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
to the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial projects or 1/4% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
ADM 11 . Park Development Fees. The developer shall dedicate land or pay a fee in
lieu of a dedication, at the option of the City. The in-lieu fee shall be computed
pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to
be dedicated by the fair market value of the land being developed plus the
cost to acquire and improve the property plus the fair share contribution, less
any credit given by the City, as may be reasonably determined by the City
based upon the formula contained in Ordinance No. 1632. In accordance
with the Ordinance, the following areas or features shall not be eligible for
private park credit: golf courses, yards, court areas, setbacks, development
edges, slopes in hillside areas (unless the area includes a public trail)
landscaped development entries, meandering streams, land held as open
space for wildlife habitat, flood retention facilities and circulation
improvements such as bicycle, hiking and equestrian trails (unless such
systems are directly linked to the City's community-wide system and shown
on the City's master plan).
ADM 12. CC&R's. Prior to recordation of a final Tentative Tract Map or issuance of
building permits, the applicant shall submit a draft declaration of covenants,
conditions and restrictions ("CC&R's") to the Director of Planning for approval
in a format to be approved by the City Attorney. The draft CC&R package
shall include:
a. The document to convey title
b. Deed restrictions, easements, of Covenant Conditions and Restrictions to
be recorded.
c. Provisions for joint access to the proposed parcels, and any open space
restrictions.
d. A provision, which provides that the CC&R's may not be terminated or
substantially amended without the consent of the City and the developer's
successor-in-interest.
Approved CC&R's are to be recorded following approval of the final map.
The CC&R's may be enforceable by the City, shall not be amended
Resolution No. 24265,24266,24267,and 24268
Condibons of Approval
Page 4
without City approval, and shall require maintenance of all property in a
good condition and in accordance with all ordinances,
ADM 13. CC&R's Deposits & Fees. The applicant shall submit to the City of Palm
Springs, a deposit in the amount of $3,640, for the review of the CC&R's by
the City Attorney. A $1,165 filing fee shall also be paid to the City Planning
Department for administrative review purposes.
ADM 14. Notice to Tenants. The applicant shall provide all tenants with a copy of the
Conditions of Approval for this project.
ADM 15. Community Facilities District (CFD). The project will bring additional residents,
visitors and activities to the community that will potentially impact the needs
for public safety services beyond the City's ability to provide such services;
and because such services, including police protection, criminal justice, fire
protection and suppression, ambulance, paramedic and other safety services,
and recreation, library, cultural services are near capacity, the City has
established a Community Facilities District to which this project shall be
annexed, subject to conditions of approval.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Multi-species Habitat Conservation Fees. The project is within the
boundaries of the both the Coachella Valley Multiple Species Habitat
Conservation Plan (CVMSHCP) and the Tribal Habitat Conservation Plan
(THCP). The applicant shall pay applicable development mitigation fees, prior
to the issuance of grading permit for THCP and prior to certificate of
occupancy for CVMSHCP.
ENV 2. The applicant shall be required to prepare a cultural resources inventory of
the project area by a qualified archaeologist prior to any development
activities on the site. Copies of any cultural resource documentation (report
and site records) generated in connection with this project shall be provided
to the Agua Caliente Tribal Historic Preservation Office.
ENV 3. Prior to issuance of grading permits, the applicant/developer shall be required
to enter into a contract and retain an approved Agua Caliente Native
American Cultural Resources Monitor(s) for any ground disturbing activities
(including archaeological testing). The Monitor shall be on-site during all
initial ground disturbing activities and excavation of each portion of the project
site, including clearing, grubbing, tree removals, grading, trenching,
stockpiling of materials, rock crushing, structure demolition, etc. Should
buried cultural deposits be encountered, the Monitor may divert, redirect, or
halt destructive construction activities to allow for the identification, evaluation
and potential recovery of cultural resources in coordination with the Agua
Caliente Tribal Historic Preservation Office and an appropriate cultural
resources professional. A mitigation plan may be required for treatment of
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 5
encountered resources for submission to the State Historic Preservation
Officer and the Agua Caliente Tribal Historic Preservation Office.
ENV 4. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711.4 of the California Fish and
Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to the final City action on the project (City
Council decision). This fee shall be submitted by the City to the County Clerk
with the Notice of Determination. Action on this application shall not be final
until such fee is paid. The project may be eligible for exemption or refund of
this fee by the California Department of Fish & Game. Applicants may apply
for a refund by the CFG at www.dfq.ca.gov for more information.
ENV 5. The applicant/developer shall be required to provide a cultural resources
inventory of the project area by a qualified archaeologist prior to any
development activities in the area.
ENV 6. Mitigation Monitoring. 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
MND will be included in the plans prior to City Council consideration
( ) p p y t of the
environmental assessment. Mitigation measures are defined in the CEQA
Evaluation and summarized here as follows:
AIR QUALITY.
Mitigation Measures III(b):
The following measures will further reduce emission of potentially harmful
pollutants and should be included in project grading and dust control plans, as
well as in construction and construction traffic staging:
Mitigation Measures
MM III-1. SCAQMD Rule 403 (403.1 specific to the Coachella Valley):A dust control
Plan shall be prepared and implemented during all construction activities,
include ground disturbance, grubbing, grading, and soil export. Said plan
shall include but not be limited to the following best management
practices:
• Chemically treat soil where activity will cease for at least four consecutive
days;
• All construction grading operations and earth moving operations shall cease
when winds exceed 25 miles per hour;
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 6
• Water site and equipment morning and evening and during all earth-moving
operations;
• Operate street-sweepers on paved roads adjacent to site;
• Establish and strictly enforce limits of grading for each phase of development;
and/or
• Stabilize and re-vegetate areas of temporary disturbance needed to
accomplish each phase of development.
• Wash off trucks as they leave the project site as necessary to control fugitive
dust emissions.
• Cover all transported loads of soils, wet materials prior to transport, provide
adequate freeboard (space from the top of the material to the top of the truck)
to reduce PM10 and deposition of particulate matter during transportation.
• Use track-out reduction measures such as gravel pads at project access
points to minimize dust and mud deposits on roads affected by construction
traffic.
Monitoring Ill (b):
A. Prior to the issuance of grading permits and authorization to proceed, the City
Engineer shall review and approve project staging and detailed dust
management plans. The dust control plan or equivalent documentation shall
also address issues of construction vehicle staging and maintenance.
implementation of these mitigation measures will ensure that impacts
associated with PM,o are mitigated to a less than significant level.
Responsible Parties: City Engineer, General Contractor
B. The City or its designee shall conduct daily inspections of the project and
intervene when contractor deviates from City-approved plans. Daily logs shall
be maintained on the activities and their conformance to the project's dust
control plan.
Responsible Parties: City Engineer staff or designee
BIOLOGICAL:
MM IV-1 Construction Monitoring
• A biologist will conduct a training session on sensitive resources within the
proposed project for all project personnel prior to initiation of each phase
of construction on the site.
• The limits of the project disturbance area will be clearly defined and
marked in the field. All project activities will be restricted to the established
boundary. Project activities will be conducted during daylight hours.
• All vehicles operated within all project areas will be inspected daily and
maintained, if necessary to avoid leaks of fuel, hydraulic fluids, oil, or
coolants.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 7
• Work areas will be kept clean and there will be careful control of waste
products at all work sites.
• A biologist will be on site during all site disturbing activities. The biologist
will have the authority to stop work and will immediately contact the
USFWS if unintended impacts to listed species occur.
MM IV-2 Water Quality
• Earth moving should occur in a manner that prevents debris and excess
materials that may interfere with drainage or impact water quality from
entering drainage ways outside of the proposed project.
• Re-contoured channel slopes shall be stabilized by compacting, seeding
or other suitable means prior to the rain season.
• Place all excess material in safe disposal sites and stabilize these sites to
prevent erosion. Avoid locations where erosion will carry material into
channels.
MMIV-3 Mitigation for Impacts to Sensitive Vegetation Communities
• Implementation of dust and erosion control measures to minimize indirect
temporary impacts to adjacent vegetation communities.
• Control of invasive and non-native plant species to reduce the potential for
these species to spread to adjacent vegetation communities.
MM IV-4 Casey's June beetle
• Impact to the Casey's June beetle will be mitigated through the acquisition
of off-site habitat within the limits of Casey's June beetle critical habitat or
as otherwise approved by USFWS. The location, size, and biological
resources of the mitigation site will be to the satisfaction of the USFWS.
The applicant shall provide the City with written approval by the USFWS
service, demonstrating that all impacts to the species have been
addressed, prior to any site disturbance on the site (including grubbing,
removal of vegetation or any other activity not requiring a permit).
MM IV-5 Sensitive birds
• If tree removal is proposed during the breeding season, a raptor nest
survey will be conducted by a qualified biologist no longer than a week
prior to any tree removal to determine if any raptor nests are present.
• If an active raptor nest is discovered during the survey, buffer of 500 feet
will be established around the tree. No construction activity may occur
within this buffer area until a biologist determines that the fledglings are
independent of the nest.
• Clearing or grubbing proposed from August 15 through January 31 of any
year shall not be subject to these mitigation measures.
MM IV-6 MBTA
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 8
• If vegetation removal is conducted during breeding season (February 1 to
August 15), a nest survey shall be conducted by a qualified biologist no
longer than a week prior to any vegetation removal to determine if any
nests are present.
• If an active nest is discovered during the survey, buffer as determined by a
qualified biologist will be established around the nest until the young are
independent of the nest site. No construction activity may occur within this
buffer area until a biologist determines that the fledglings are independent
of the nest.
• Clearing or grubbing proposed from August 15 through January 31 of any
year shall not be subject to these mitigation measures.
MM V1-7 Jurisdictional Waters
• Impacts to USACE and RWQCB waters will be mitigated at a ratio of 3 to
1 for permanent impacts and 1 to 1 for temporary impacts. Impacts to
CDFW waters will be mitigated at a ration 3 to 1 with the exception of the
East Palm Canyon Channel and crest bush scrub that will be mitigated at
1 to 1 due to the lower tree density in these areas. The total mitigation
proposed for impacts to jurisdictional waters is 3.317 acres including 3.01
acres of catcalls acacia thorn scrub and 0.312 acres of crest bush scrub
resource agencies. Mitigation for jurisdictional impacts includes impacts to
3.01 acres of catclaw acacia thorn scrub.
MM VI-8 Agua Caliente Tribal Habitat Conservation Plan
• Prior to the issuance of grading and building permits, the project
proponent shall pay the most current Valley Floor Conservation Area
mitigation fee to the Agua Caliente Band of Cahuilla Indians.
• Do not plant wildlife-poisoning oleander plants within the project
boundaries.
• Direct all project lighting downward so that it does not interfere with the
nocturnal activities of animals living within the adjacent Santa Rosa
Mountains.
CULTURAL RESOURCES:
MM V-1 If buried materials are discovered during any earth-moving
operations associated with the project, all work in the area
should be halted or diverted until a qualified archaeologist can
evaluate the nature and significance of the finds.
MM V-2 An Approved Cultural Resources Monitor(r), as indicated by the
Agua Caliente Tribal Historic Preservation Office, shall be
present during any survey and/or ground disturbing activities.
MM V-3 Should cultural resources be encountered during site
construction in any portion of the site, work shall immediately
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 9
cease a qualified archaeologist shall be contacted to evaluate
the significance of the materials. Any significant findings shall be
documented and presented to the State Historic Preservation
Office (SHPO), Bureau of Indian Affairs (BIA), the Agua Caliente
Band of Cahuilla Indians and the City, and shall be resolved to
their satisfaction.
MM V-4 Copies of any cultural resources documentation generated in
connection with this project shall be given to the Agua Caliente
Cultural Register.
GEOLOGYAND SOILS:
MM Vl 1 Resemeaetien of native soils shageGGur- u bugding areas.
:44�4 144-2 Existing sun`asesoils shag be-a�4 r-exc-mated to a minimum of 4
feet belew ex�sting grade or a mhqimum ef 3 feet beiew the footing
level, r whinhe. r in /eu n
AW vl_3 Existing sarfaee se s shame o�4er-excza�ated-to
feet hevond exterior footings
conditioned and re Gep4paGted to at least The bottom of all sub e:*Ga�eig areas shag be sGar4fiec� moisture.
/A QTAA 15571 for an a dditi al f 1 feet.
of 2 feet helew the feet" l I
v. ....v.v.. the .vvu,ry-rc v Iry
MM W 6 The late al extent of the basement sub grade pFeparation sha4l
extend for a m;.ni.mu 2 feet beyond the outer edge of e*ter4eF
fbotinr
Note: Mitigation Measures MM VI-1 to VI-6 apply only to basement
conditions, which are not contemplated under this
application. A corresponding deletion shall be made to the
Initial Study. This does not constitute a significant change to
the Project.
MM W-7 Native soil utilized, as engineered fill shall be free of deleterious
and organic matter and free of rocks larger than 6 inches.
MM V1-8 Imported fill materials shall be non-expansive, granular soils
meeting USCS classifications SM, SP-SM or SW-SM with a
maximum rick size of 3 inches and 5 to 35% passing the No. 200
sieve.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 10
MM VI-9 The Soil Engineer shall be contacted 48 hours in advance of
importing soil to allow for evaluation of imported materials. Approval
by the Soil Engineer will be based upon material delivered to the
site and not the preliminary evaluation of import sources.
HYDROLOGYAND WATER QUALITY:
MM Vlll-1 Prior to approval of a grading plan, the project proponent shall
submit to the City Engineer for review and approval a hydrology study
determining the volume of increased stormwater runoff due to
development of the site and determining required stormwater runoff
mitigation measures for the proposed development. Appropriate measures
(on-site storm drainage improvements and on-site retention system) shall
be included in the design of the site, as required by the City Engineer.
MM Vlll-2 Prior to the issuance of any permit (grubbing, grading or building)
on the site, the project proponent shall comply with the city's flood damage
prevention ordinance and obtain city and FEMA approvals for
development of the site within the 100 year floodplain causing any
increase in flooding upstream or downstream of the site. No building
permits can be issued for new homes until completion of all grading and
drainage improvements identified on the CLOMR and submittal of as- built
documentation and analysis to FEMA and their issuance of a final LOMR.
NOISE:
MM XI-1 During all project site excavation and grading on-site, construction
contractors shall equip all construction equipment, fixed or mobile, with
properly operating and maintained mufflers, consistent with manufacturer
standards. The contractor shall place all stationary construction equipment so
that emitted noise is directed away from the noise sensitive receptors nearest
the project site.
MM XI-2 The contractor shall locate equipment staging in areas that will
create the greatest distance between construction-related noise/vibration
sources and sensitive receptors nearest the project site during all project
construction.
MMXI-3 The project proponent shall mandate that the construction
contractor prohibit the use of music or sound amplification on the project site
during construction.
MMXI-4 A six foot perimeter wall shall be installed along the property line of
all residential lots occurring adjacent to Palm Canyon Drive. The wall shall be
of solid construction, with no gaps or holes.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 11
ENV 4. Reimburse City for Monitoring Expenses. 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 developer's operations and
activities for compliance with all applicable mitigation measures. 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.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Submittal of Final PDD. The Final Planned Development plans shall be
submitted in accordance with Section 94.03.00 (Planned Development
District) 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 and Planning
Department. Final Planned Development District applications must be
submitted within two (2) years of the City Council approval of the preliminary
planned development district.
PLN 2. Sign Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00.
PLN 3. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down-lights shall be utilized. No lighting of
hillsides is permitted.
PLN 4. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00 and Chapter 11.06) of
the Palm Springs Municipal Code and all other relevant water efficient
landscape ordinances. The applicant shall submit a landscape and irrigation
plan to the Director of Planning for review and approval prior to the issuance
of a building permit. Landscape plans shall be wet stamped and approved by
the Riverside County Agricultural Commissioner's Office prior to submittal.
Prior to submittal to the City, landscape plans shall also be certified by the
local water agency that they are in conformance with the water agency's and
the City's Water Efficient Landscape Ordinances.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 12
PLN 5. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for "Cool Roofs". Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of
64 and a three-year aged solar reflectance of 0.55 or greater. Only matte
(non-specular) roofing is allowed in colors such as beige or tan.
PLN 6. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 7. Screen Roof-mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 8. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 9. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 10. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 11. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 12. No off-site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employee vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
PLN 13. Bicycle Parking. The project shall be required to provide secure bicycle
parking facilities in the Sculpture Garden area for use by residents and
visitors. Location and design shall be approved by the Director of Planning.
PLN 14. Update of City's Zoning Map. Upon approval of the proposed Change of
Zone, Tract Map and/or Planned Development District, the applicant shall be
responsible for costs associated with update of the City's GIS based zoning
maps.
PLN 15. Provide 'smart controllers' for all irrigation systems.
PLN 16. Development Standards. The following development standards shall apply to
PD 381.
Resolution No.24265,24266, 24267,and 24268
Conditions of Approval
Page 13
Development Standard P.,D-381
Min. Lot Size 4,003 Square Feet
Min. Setbacks (Interior)
•Front— Residence 5 Feet
•Front — Garage 18 Feet
•Front— Garage (Lots 1, 35, 39,
40, 47, 48) 5 Feet
•Side 5 Feet
•Rear 5 Feet
Min. Setbacks (Perimeter) 25 Feet
Max. Lot Coverage 50%
Distance Between Buildings 10 Feet
Max. Building Height 24 Feet
Min. Outdoor Space 550 Square Feet
Any accessory structures not anticipated as part of this planned development
district application may be permitted in accordance with the requirements of
the R-1-D zoning district.
PLN 17. Vehicular Gates. Vehicular gates shall not be permitted pursuant to General
Plan policy CD 14.6. (Added by the City Council on July 5, 2017)
PLN 18. Pedestrian Connectivity. Provide additional pedestrian connection(s) to the
public sidewalks at the perimeter of the site where feasible. (Added by the
City Council on July 5, 2017)
PLN 19. Driveway Length. Driveway length shall either be a minimum of 18 feet, or a
maximum of five feet for Lots 1, 35, 39, 40, 47, and 48.
PLN 20. Building Separation. There shall be a minimum of fifteen (15) feet of
separation between the second floors of a building to an adjacent second
floor of a building. (Modified by the City Council on July 5, 2017)
PLN 21 . Touching Canopy of Trees. The developer shall plant/install touching canopy
of trees surrounding the development allowing walkability. (Added by the
City Council on July 5, 2017)
PLN 22. Solar Requirement. Residential buildings shall be wired for solar installations
providing a minimum of 2,000 kilowatts.
PLN 23. Minimum 30-Day Rental. The CC&R's shall restrict short-term rental to a
minimum of thirty (30) days. (Added by the City Council on July 5, 2017)
PLN 24. Wall Articulation. The applicant shall add articulations to the walls along East
Palm Canyon Drive subject to the review of a subcommittee of
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 14
Councilmembers Chris Mills and JR Roberts. (Added by the City Council on
July 5, 2017)
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1 . Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
The Engineering Division recommends that if this application is approved, such
approval is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
All Grading Plans, Improvement Plans, Required Studies and Documents listed below,
must be submitted to Public Works and Engineering Department for review and approval.
STREETS
ENG 1. The City Council approves deferral of off-site improvement items
(identified as "Deferred') at this time due to lack of full improvements in
the immediate area. The owner shall execute a street improvement
covenant agreeing to construct all required street improvements upon the
request of the City of Palm Springs City Engineer at such time as deemed
necessary. The covenant shall be executed and notarized by the property
owner(s) prior to approval of the Grading Plan or issuance of grading or
building permits. A current title report; or a copy of a current tax bill and a
copy of a vesting grant deed shall be provided to verify current property
ownership. A covenant preparation fee in effect at the time that the
covenant is submitted shall be paid by the applicant prior to issuance of
any grading or building permits.
ENG 2. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit. All improvements are subject to inspection
and a 24 to 48 hour inspection notification is required.
ENG 3. Applicant shall ebtain State permits and ^ppYeval 9f PlaR6—f9F all w 4
done en State Highway 111. A sepy of an approved GaftFaRS
eRGFoashmerlt permit shall he pr yided to the Git C { the
�.....vuv.u.w.n N�.,.��ria�rr�u
Resolution No.24265,24266, 24267,and 24268
Conditions of Approval
Page 15
ssuanGe of any building peFFnits, unless othepNise allowed by the Cat!,
€ngineer. Sendi}inns i1ndicated he Fein 1 IIG}GdZ}TEast Palm GaRyen v ii e
(State Highway 111) are SU GGt }e ha a inaGGG)rdaAGe with GaltFaRS
Galtans and/or aR EnGFeaGhmeRt Permit issued to the
(State Highway 114).
ENG 4. 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.
ENG 5. Abandonment of right-of-way is required to facilitate the proposed
development application. Right-of-way abandonment for a portion of
Matthew Drive (transitioning from existing 44 feet of right-of-way to 22 feet
of right-of-way) shall be reviewed and approved by the City Engineer.
Right-of-way abandonment for the easterly 23 feet of Linden Way
(preserving necessary right-of-way for a standard street knuckle at the
intersection of Linden Way and the East Palm Canyon Drive frontage
road) shall be reviewed and approved by the City Engineer. Approved
right-of-way abandonment shall be acknowledged on the Final Map in
accordance with Subdivision Map Act Section 66434(g). Prior to approval
of a Final Map, the applicant shall coordinate with each public utility
company and determine specific requirements as to the abandonment
and/or relocation of existing underground utilities that may exist within the
public rights-of-way to be abandoned.
ENG 6. 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.
ENG 7. The public street improvements outlined in these conditions of approval
are intended to convey to the applicant an accurate scope of required
improvements, however, the City Engineer reserves the right to require
additional improvements as may be determined in the course of the review
and approval of street improvement plans required by these conditions.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 16
EAST PALM CANYON DRIVE (STATE HIGHWAY 111)
ENG 8. Dedicate additional right-of-way to accommodate the ultimate width of 50'
feet along the East Palm Canyon Drive frontage, including a property line -
corner cut back at the southwest corner of East Palm Canyon Drive and
Gene Autry Trail in accordance with City of Palm Springs Standard
Drawing No. 105.
ENG 9. Remove the existing 8 inch curb and gutter along the entire frontage, and
construct an 8 inch curb and gutter, located a minimum of 38 feet south of
centerline in accordance with City of Palm Springs Standard Drawing No.
200. "Deferred'
ENG 10. Remove and reconstruct the existing curb return, spandrel and cross-
gutter at the southwest corner of the East Palm Canyon Drive and Gene
Autry Trail intersection as necessary to accommodate widening of East
Palm Canyon Drive. If necessary, remove and reconstruct the entire
cross-gutter extending to the southeast corner of the East Palm Canyon
Drive and Gene Autry Trail intersection as required by the City Engineer.
"Deferred'
ENG 11. Construct a 12 feet wide combination sidewalk and bicycle path along the
entire frontage extending to Linden Way. The construction shall be with
colored Portland cement concrete, with an admixture of Palm Springs Tan,
Desert Sand, or approved equal color by the Engineering Division.
ENG 12. Construct a minimum 14-feet wide landscaped median island across the
entire frontage from Linden Way to Gene Autry Trail/Matthew Drive.
Provide a 375 feet long eastbound left turn pocket at Gene Autry
Trail/Matthew Drive, with a 150 feet long bay taper. The left turn pocket
shall be designed in accordance with Section 405 of the current edition of
the Caltrans Highway Design Manual, as approved by the City Engineer.
"Deferred'
ENG 13. Submit landscaping and irrigation system improvement plans for the
proposed median for review and approval by the City Engineer. The
irrigation system shall be separately metered from the parkway
landscaping to be maintained by the applicant, for future use by the City
upon acceptance of the landscaping by the City. The plans shall be
approved in conjunction with the street improvement plans for the median
and prior to issuance of a building permit, unless otherwise allowed by the
City Engineer. "Deferred'
ENG 14. All median landscaping shall be guaranteed for a period of one year from
the date of acceptance by the City Engineer. Any landscaping that fails
during the one year landscape maintenance period shall be replaced with
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 17
similar plant material to the satisfaction of the City Engineer, and shall be
subject to a subsequent one year landscape maintenance period.
"Deferred'
ENG 15. Construct pavement with a minimum pavement section of 5 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal,
from edge of proposed gutter to clean sawcut edge of pavement along the
entire frontage in accordance with City of Palm Springs Standard Drawing
No. 110 and 340. Additional pavement removal and replacement may be
required upon review of existing pavement cross-sections, and to ensure
grade breaks of the pavement cross-section do not occur within a travel
lane. If an alternative pavement section is proposed, the proposed
pavement section shall be designed by a California registered
Geotechnical Engineer using "R" values from the project site and
submitted to the City Engineer for approval. "Deferred'
MATTHEW DRIVE
ENG 16. Dedicate a half street right-of-way of 22 feet along the frontage where
necessary.
ENG 17. The existing street improvements extending south of Gene Autry Trail
shall be protected in place to the extent that an appropriate transition of
curb and gutter from 32 feet west of centerline to 25 feet west of centerline
is approved by the City Engineer.
ENG 18. Construct a 6 inch curb and gutter located 20 feet from centerline along
the entire frontage, with a 25 feet radius curb return and spandrel at the
northeast corner of the intersection of Matthew Drive and Linden Way in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
ENG 19. Remove and reconstruct the existing curb return, spandrel and cross-
gutter at the northwest corner of the intersection of Matthew Drive and
Linden Way as necessary to align the cross-gutter flowline.
ENG 20. Construct a 50 feet wide Main Entry driveway approach in accordance
with City of Palm Springs Standard Drawing No. 205. The centerline of the
driveway approach shall be located approximately 435 feet south of the
centerline of East Palm Canyon Drive.
ENG 21. The gated #F, ;c suhieGt to
...... oo�ccc co review and approval by 4h f„# C
and Fore Marshall. The aplp!;GaRt shall previde an exhibit showing truGk
size vehicles to rnaRe rarer thm� gh the` entry (R '#h t ) if WRahl
to enter the pFejest. A minimum of K .eUt hs„a be pFaviaed between the
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 18
egress lanes shall be—a minimum of 20 feet wide, unless A-theR�;se
equal) for a tern ,}in ape ltatieR by emergeRGY h' I With } } ..I
peweF supply (battery baGk up), shall be installed fer the eRtry ,
mee}inn the appF Jvnl f the C' Ma h II
ENG 22. Construct a Type A curb ramp meeting current California State
Accessibility standards on each side of the driveway approach in
accordance with City of Palm Springs Standard Drawing No. 212. The
applicant shall ensure that an appropriate path of travel, meeting ADA
guidelines, is provided across the driveway, and shall adjust the location
of the access ramps, if necessary, to meet ADA guidelines, subject to the
approval of the City Engineer and ADA Coordinator. If necessary,
additional pedestrian and sidewalk easements shall be provided on-site to
construct a path of travel meeting ADA guidelines.
ENG 23. Construct a 24 feet wide driveway approach for emergency purposes and
resident egress in accordance with City of Palm Springs Standard
Drawing No. 201. The centerline of the driveway approach shall be
located approximately 170 feet east of the centerline of Linden Way.
ENG 24. Construct a 5 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 25. Construct a Type A curb ramp meeting current California State
Accessibility standards at the northeast corner of the intersection of
Matthew Drive and Linden Way in accordance with City of Palm Springs
Standard Drawing No. 212.
ENG 26. 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 gutter to centerline along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 110 and 310.
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.
Resolution No. 24265,24266,24267,and 24268
Conditions of Approval
Page 19
LINDEN WAY
ENG 27. Construct a full standard street knuckle at the intersection of Linden Way
and the East Palm Canyon Drive frontage road, in accordance with City of
Palm Springs Standard Drawing No. 104.
ENG 28. Construct a 6 inch curb and gutter, 18 feet east of centerline along the
entire frontage and throughout the standard street knuckle at the
intersection of Linden Way and the East Palm Canyon Drive frontage
road, in accordance with City of Palm Springs Standard Drawing No. 200.
ENG 29. Construct a 5 feet wide sidewalk behind the curb along the entire frontage
and throughout the standard street knuckle at the intersection of Linden
Way and the East Palm Canyon Drive frontage road, in accordance with
City of Palm Springs Standard Drawing No. 210.
ENG 30. Construct pavement with a minimum pavement section of 2'/2 inches
asphalt concrete pavement over 4 inches crushed miscellaneous base
with a minimum subgrade of 24 inches at 95% relative compaction, or
equal, from edge of proposed gutter to centerline along the entire
frontage, and throughout the standard street knuckle at the intersection of
Linden Way and the East Palm Canyon Drive frontage road in accordance
with City of Palm Springs Standard Drawing No. 110 and 300. If an
alternative pavement section is proposed, the proposed pavement section
shall be designed by a California registered Geotechnical Engineer using
"R" values from the project site and submitted to the City Engineer for
approval.
ON-SITE
ENG 31. All on-site streets shall be two-way with a minimum 24 feet wide travelway
where no on-street parking is proposed.
ENG 32. All on-site private street entrance shall be two-way with a minimum 36 feet
wide travelway (as measured from face of curb) where No on-street
parking is proposed.
ENG 33. 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.
ENG 34. On-site streets shall be constructed with curbs, gutters, and cross-gutters,
as necessary to accept and convey surface drainage of the on-site streets
to the on-site drainage system, in accordance with applicable City
standards.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 20
ENG 35. The minimum pavement section for all on-site asphalt concrete pavement
shall be 2'Y2 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.
SANITARY SEWER
ENG 36. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
ENG 37. If an on-site private sewer system is proposed 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 for residential projects shall conform
to City sewer design standards, including construction of 8 inch V.C.P.
sewer main and standard sewer manholes. Sewer manhole covers shall
be identified as "Private Sewer". 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.
GRADING
ENG 38. Submit a Precise Grading Plan prepared by a California registered Civil
engineer to the Engineering Services Department for review and approval.
The Precise Grading Plan shall be approved by the City Engineer prior to
issuance of grading permit.
A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Services Department 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 Services Department with current and valid Certificate(s) of
Completion from AQMD for staff that have completed the required training.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 21
For information on attending a Fugitive Dust Control Class and information on
the Coachella Valley Fugitive Dust Control Handbook and related "PM10"
Dust Control issues, please contact AQMD at (909) 396-3752, or at
http://www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the
Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and
approved by the Engineering Services Department prior to approval of the
Grading plan.
The first submittal of the Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Site Plan; a
copy of current Title Report; a copy of Soils Report; a copy of the
associated Hydrology Study/Report and a copy of the project-specific
Final Water Quality Management Plan.
ENG 39. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the
applicant shall obtain written approval to proceed with construction from
the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation
Officer or Tribal Archaeologist ( a copy of the written approval must be
provided to the City) . The applicant shall contact the Tribal Historic
Preservation Officer or the Tribal Archaeologist at ACBCI-
THPO(a-)aguacaliente.net to determine their requirements, if any,
associated with grading or other construction. The applicant is advised to
contact the Tribal Historic Preservation Officer or Tribal Archaeologist as
early as possible. If required, it is the responsibility of the applicant to
coordinate scheduling of Tribal monitors during grading or other
construction, and to arrange payment of any required fees associated with
Tribal monitoring.
ENG 40. In accordance with an approved PM-10 Dust Control Plan, perimeter
fencing shall be installed. Fencing shall have screening that is tan in color;
green screening will not be allowed. Perimeter fencing shall be installed
after issuance of Grading Permit, and immediately prior to commencement
of grading operations.
ENG 41. Perimeter fence screening shall be appropriately maintained, as required
by the City Engineer. Cuts (vents) made into the perimeter fence
screening shall not be allowed. Perimeter fencing shall be adequately
anchored into the ground to resist wind loading.
ENG 42. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed
areas on-site shall be permanently stabilized, in accordance with Palm
Springs Municipal Code Section 8.50.022. Following stabilization of all
disturbed areas, perimeter fencing shall be removed, as required by the
City Engineer.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 22
ENG 43. The applicant shall obtain all required environmental permits (i.e. Section
401 Water Quality Certification, Section 404 Permit, and Section 1602
Streambed Alteration Agreement) required for construction within the
Jurisdictional Waters of the U.S. The applicant shall provide copies of
required permits prior to approval of grading plans. Alternatively, the
applicant shall provide a copy of a determination from the U.S. Army
Corps of Engineers that the project does not impact waters of the U.S.,
x and a letter from the California Department of Fish and Wildlife authorizing
construction of the project without an agreement.
ENG 44. Prior to issuance of grading permit, the applicant shall provide verification
to the City that the fee has been paid to the Agua Caliente Band of
Cahuilla Indians in accordance with the Tribal Habitat Conservation Plan
(THCP).
ENG 45. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or
gutters.
ENG 46. The applicant shall provide pad elevation certifications for all building pads
in conformance with the approved grading plan to the Engineering Division
prior to construction of any building foundation.
ENG 47. A Notice of Intent to Comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified
September 2, 2009) s required for the proposed development via the
California Regional Water Quality Control Board online SMARTS system.
A copy of the executed letter issuing a Waste Discharge Identification
number shall be provided to the City Engineer prior to issuance of a
grading permit.
ENG 48. Projects causing soil disturbance of one acre or more, must comply with
the General Permit for Stormwater Discharges Associated with
Construction Activity, and shall prepare and implement a stormwater
pollution prevention plan (SWPPP). As of September 4, 2012, all SWPPPs
shall include a post-construction management plan (including Best
Management Practices) in accordance with the current Construction
General Permit. The project applicant shall cause the approved final
project-specific Water Quality Management Plan (if required) to be
incorporated by reference or attached to the project's SWPPP as the Post-
Construction Management Plan._A copy of the up-to-date SWPPP shall
be kept at the project site and be available for review upon request.
ENG 49. In accordance with City of Palm Springs Municipal Code, Section 8.50.022
(h), the applicant shall post with the City a cash bond of two thousand
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 23
dollars ($2,000.00) per disturbed acre at the time of issuance of grading
permit for mitigation measures for erosion/blowsand relating to this
property and development.
ENG 50. At the time of issuance of Grading Permit, the applicant shall post with the
City a cash bond of $40,000.00 which will guarantee that in the event that
no work occurs on the site or any portion thereof, for a period of time of 6
months or more, that the construction fencing will be removed and that
any vacant, graded, or disturbed area of the site will be restored to the
original topography of the site, glued, or hydroseeded, and that such
gluing or hydroseeding shall be maintained.
ENG 51. A Geotechnical/Soils Report prepared by a California registered
Geotechnical Engineer shall be required for and incorporated as an
integral part of the grading plan for the proposed development. A copy of
the Geotechnical/Soils Report shall be submitted to the Engineering
Division with the first submittal of a grading plan.
ENG 52. The applicant shall provide all necessary geotechnical/soils inspections
and testing in accordance with the Geotechnical/Soils Report prepared for
the project. All backfill, compaction, and other earthwork shown on the
approved grading plan shall be certified by a California registered
geotechnical or civil engineer, certifying that all grading was performed in
accordance with the Geotechnical/Soils Report prepared for the
project. Documentation of all compaction and other soils testing are to be
provided. No certificate of occupancy will be issued until the required
certification is provided to the City Engineer.
ENG 53. 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).
WATER QUALITY MANAGEMENT PLAN
ENG 54. This project shall be required to install measures in accordance with
applicable National Pollution Discharge Elimination System (NPDES) Best
Management Practices (BMP's) included as part of the NPDES Permit issued
for the Whitewater River Region from the Colorado River Basin Regional
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 24
Water Quality Control Board (RWQCB). The applicant is advised that
installation of BMP's, including mechanical or other means for pre-treating
contaminated stormwater and non-stormwater runoff, shall be required by
regulations imposed by the RWQCB. It shall be the applicant's responsibility
to design and install appropriate BMP's, in accordance with the NPDES
Permit, that effectively intercept and pre-treat contaminated stormwater and
non-stormwater runoff from the project site, prior to release to the City's
municipal separate storm sewer system ("MS4"), to the satisfaction of the City
Engineer and the RWQCB. Such measures shall be designed and installed
on-site; and provisions for perpetual maintenance of the measures shall be
provided to the satisfaction of the City Engineer, including provisions in
Covenants, Conditions, and Restrictions (CC&R's) required for the
development (if any).
ENG 55. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading
or building permit. The WQMP shall address the implementation of
operational Best Management Practices (BMP's) necessary to accommodate
nuisance water and storm water runoff from the site. Direct release of
nuisance water to the adjacent property (or public streets) is prohibited.
Construction of operational BMP's shall be incorporated into the Precise
Grading and Paving Plan.
ENG 56. Prior to final City approvals the applicant shall: (a) demonstrate that all
structural BMP's have been constructed and installed in conformance with
approved plans and specifications; (b) demonstrate that applicant is prepared
to implement all non-structural BMP's included in the approved Final Project-
Specific WQMP, conditions of approval, or grading/building permit conditions;
and (c) demonstrate that an adequate number of copies of the approved Final
Project-Specific WQMP are available for the future owners (where
applicable).
DRAINAGE
ENG 57. This property is located within a special flood hazard area (SFHA), and is
subject to the provisions of Chapter 8.68 et. seq. ("Flood Damage
Prevention") of the Palm Springs Municipal Code, and applicable state and
federal laws and regulations. Specifically, this property is located within a
designated SFHA identified by Zone AO (Depth = 2 feet) as shown on the
current Federal Insurance Rate Map (FIRM) for the City of Palm Springs,
California, Riverside County, Community Panel Number 06065C1586G,
dated August 28, 2008. The applicant shall comply with all applicable local,
state and federal laws and regulations associated with development occurring
within a SFHA. Accordingly, the following requirements apply:
a. In accordance with Chapter 8.68.190(A)1 of the Palm Springs Zoning
Municipal Code, the Vesting Tentative Tract Map shall be revised to identify
Resolution No.24265,24266,24267,and 24268
conditions of Approval
Page 25
the Special Flood Hazard Area(s) (SFHA's) and the elevations of the base
flood (BFE's). The final conformed copy of the approved Vesting Tentative
Tract Map shall include the required information, including delineation of
SFHA's and identification of associated BFE's.
b. In accordance with Chapter 8.68.150 of the Palm Springs Municipal Code, at
a minimum, the following items shall be submitted to the City by the applicant
before construction or other development begins within any Special Flood
Hazard Area (SFHA plans in triplicate drawn to scale showing the location,
dimensions, and elevation of the area in question, existing or proposed
structures, storage of materials and equipment and their location, proposed
locations of water supply, sanitary sewer, and other utilities; grading
information showing existing and proposed contours, any proposed fill, and
drainage facilities. The submittals shall be subject to review and approval by
the City Engineer. Specifically, the following information is also required:
i. Proposed elevation in relation to mean sea level of the lowest floor
(including basement) of all proposed residential structures as required
by Chapter 8.68.170(c)(1) of the Palm Springs Municipal Code.
ii. Proposed elevation in relation to mean sea level to which any
nonresidential structures will be floodproofed, as required in Chapter
8.68.170(c)(2) of the Palm Springs Municipal Code and detailed in
FEMA Technical Bulletin TB 3-93.
iii. All appropriate certifications listed in Chapter 8.68.140(e) of the Palm
Springs Municipal Code.
iv. Description of the extent to which any watercourse will be altered or
relocated as a result of proposed development.
v. Base Flood Elevation (Base Flood Elevation (BFE) information as
specified in Chapter 8.68.070 of Section 8.68.140(C)(2) of the Palm
Springs Municipal Code;
vi. Certification from a registered civil engineer or architect that the
nonresidential floodproofed building meets the floodprone criteria in
Chapter 8.68.170 (c)(2) of the Palm Springs Municipal Code.
vii. For a crawl space foundation, location, and total net area of foundation
openings as required in Chapter 8.68.170(c)(3) of the Palm Springs
Municipal Code and detailed in FEMA, Technical Bulletins 1-93
through 1-93 and 7-93.
c. The applicant shall provide the Building Department with the elevation of
the lowest floor (including basement). The elevation certification shall be
Resolution No.24265,24266,24267, and 24268
Conditions of Approval
Page 26
done, on a form acceptable to FEMA, by a registered professional civil
engineer or surveyor.
d. In accordance with Chapter 8.68.140(A)5 and Chapter 8.68.140(D)2(b) of
the Palm Springs Municipal Code and 44 CFR 60.3(d)(4), the applicant
shall be required to submit an application to the Federal Emergency
Management Agency (FEMA) for FEMA's issuance of a Conditional Letter
of Map Revision (CLOMR). A complete application for the CLOMR,
including all appropriate technical studies and hydraulic analyses, and
payment of required FEMA application fees, shall be submitted to and
approved by FEMA, prior to approval of a grading plan and storm drain
plan and issuance of grading permit. Final City approvals associated
with this project, including approval of a Grading Plan for any
portion of this property, the approval of the storm drain plan, or
approval of a Final Map, will not be given by the City, until approval
of the applicant's CLOMR application to FEMA is provided to the City
by evidence of a CLOMR issued by FEMA.
e. Within six months of information becoming available, the applicant shall be
required to submit an application to the Federal Emergency Management
Agency (FEMA) for FEMA's issuance of a Letter of Map Revision (LOMR) In
in accordance with Chapter 8.68.140(A)5 and Chapter 8.68.140(D)2(b) of the
Palm Springs Municipal Code and 44 CFR 60.3(d)(4), A complete application
for the LOMR, including all appropriate technical studies and hydraulic
analyses, record drawings ("as-buiIt's"), topographic surveying, and payment
of required FEMA application fees, shall be submitted and approved by
FEMA, prior to issuance of a Building Permit. A Building Permit for
construction of any building on this property currently located within a
special flood hazard area will not be issued until the City receives final
approval of the applicant's LOMR application to FEMA by evidence of a
LOMR issued by FEMA.
ENG 58. Submit storm drain improvement plans for all on-site storm drainage
system facilities for review and approval by the City Engineer.
ENG 59. Construct storm drain improvements, including but not limited to catch
basins, and storm drain lines, for drainage of on-site streets into the on-
site retention basins, as described in a Final Hydrology Study for the
project. The Final Hydrology study for Vesting Tentative Tract Map 36969
shall include catch basin sizing, storm drain pipe sizing, and retention
basin sizing calculations and other specifications for construction of
required on-site storm drainage improvements.
ENG 60. All on-site storm drain systems shall be privately maintained by a
Homeowners Association (HOA). Provisions for maintenance of the on-
site storm drain systems acceptable to the City Engineer shall be included
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 27
in Covenants, Conditions and Restrictions (CC&R's) required for this
project.
ENG 61. The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $7,522.00 per acre per
Resolution No. 15189.
GENERAL
ENG 62. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall
be backfilled and repaired in accordance with City of Palm Springs
Standard Drawing No. 115. The developer shall be responsible for
removing, grinding, paving and/or overlaying existing asphalt concrete
pavement of off-site streets as required by and at the discretion of the City
Engineer, including additional pavement repairs to pavement repairs made
by utility companies for utilities installed for the benefit of the proposed
development (i.e. Desert Water Agency, Southern California Edison,
Southern California Gas Company, Time Warner, Verizon, etc.). Multiple
excavations, trenches, and other street cuts within existing asphalt
concrete pavement of off-site streets required by the proposed
development may require complete grinding and asphalt concrete overlay
of the affected off-site streets, at the discretion of the City Engineer. The
pavement condition of the existing off-site streets shall be returned to a
condition equal to or better than existed prior to construction of the
proposed development.
ENG 63. All proposed utility lines shall be installed underground.
ENG 64. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal
Code, all existing and proposed electrical lines of thirty-five thousand volts
or less and overhead service drop conductors, and all gas, telephone,
television cable service, and similar service wires or lines, which are on-
site, abutting, and/or transecting, shall be installed underground unless
specific restrictions are shown in General Orders 95 and 128 of the
California Public Utilities Commission, and service requirements published
by the utilities. The existing overhead utilities across the north property
line, meet the requirement to be installed underground. Utility
undergrounding shall extend to the nearest off-site power pole; no new
power poles shall be installed unless otherwise approved by the City
Engineer. "Deferred"
ENG 65. The record property owner shall enter into a covenant agreeing to
underground all of the existing overhead utilities required by the Municipal
Code in the future upon request of the City of Palm Springs City Engineer
at such time as deemed necessary. The covenant shall be executed and
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 28
notarized by the property owner and submitted to the City Engineer prior
to issuance of a grading permit. A current title report; or a copy of a
current tax bill and a copy of a vesting grant deed shall be provided to
verify current property ownership. A covenant preparation fee in effect at
the time that the covenant is submitted shall be paid by the developer prior
to issuance of any grading or building permits.
ENG 66. 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.
ENG 67. 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 the digital data to be submitted to the City may
be authorized, upon prior approval of the City Engineer.
ENG 68. 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.
ENG 69. 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.
ENG 70. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No.
904.
MAP
ENG 71. The developer shall apply for an annexation to the City of Palm Springs
Community Facilities District established for public safety services and
submit required applications, waivers, and consent forms to the
annexation prior to approval of a final map. Payment of an annexation fee
($7,500) and shall be made at the time of the application.
ENG 72. 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
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 29
the subject property, the traverse closures for the existing parcel and all
lots created therefore, 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.
ENG 73. 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 the Final Map.
ENG 74. 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 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.
ENG 75. In accordance with Section 66434 (g) of the Government Code, approved
portions of right-of-way for Matthew Drive and Linden Way may be
abandoned upon the filing of a Final Map identifying the abandonment of
the right-of-way granted to the City of Palm Springs. Prior to approval of a
Final Map, the applicant shall coordinate with each public utility company
and determine specific requirements as to the abandonment and/or
relocation of existing underground utilities that may exist within the public
right-of-way to be abandoned. Prior to approval of a Final Map, the
applicant shall provide to the City Engineer a letter of approval regarding
the proposed abandonment of rights-of-way over Matthew Drive and
Linden Way from each public utility agency.
ENG 76. Acceptance of public improvements required of this development shall be
completed by resolution of the City Council to release the faithful
performance bond and acceptance of replacement maintenance bond to
be held for one year. An inspection will be performed nine months after
said acceptance as part of the notice of completion process, a notice of
completion will be filed certifying the improvements are complete.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 30
TRAFFIC
ENG 77. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting
the project site at both site access points, in accordance with City of Palm
Springs Standard Drawing No. 620 through 625 and the California Manual
on Uniform Traffic Control Devices for Streets and Highways, dated
January 13, 2012, or subsequent editions in force at the time of
construction, as required by the City Engineer.
ENG 78. Relocate and modify the existing traffic signal poles, conduit, pull boxes
and all appurtenances located on the southwest corner of East Palm
Canyon Drive (State Highway 111) and Gene Autry Trail/Matthew Drive, in
accordance with the requirements of the City of Palm Springs and
Caltrans. The applicant shall submit traffic signal modification plans
prepared by a California registered civil engineer or traffic engineer for
review and approval by Caltrans. The traffic signal shall be relocated in
conjunction with the widening of East Palm Canyon Drive, and prior to
issuance of a certificate of occupancy, unless otherwise allowed by the
City Engineer. "Deferred"
ENG 79. Install traffic striping, signage and markings on East Palm Canyon Drive
and Matthew Drive as required in conjunction with the widening of the
streets. Submit traffic striping and signage plans, prepared by a California
registered civil engineer, for review and approval by the City Engineer.
Required traffic striping and signage improvements shall be completed in
conjunction with required street improvements, to the satisfaction of the
City Engineer, prior to issuance of a certificate of occupancy, unless
otherwise allowed by the City Engineer. "Deferred"
ENG 80. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development. Minimum clearance on public sidewalks shall be provided
by either an additional dedication of a sidewalk easement (if necessary)
and widening of the sidewalk, or by the relocation of any obstructions
within the public sidewalk along the street frontages of the subject
property.
ENG 81. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and street lights, associated with the proposed
development shall be replaced as required by the City Engineer prior to
issuance of a Certificate of Occupancy.
ENG 82. Construction signing, lighting and barricading shall be provided during all
phases of construction as required by City Standards or as directed by the
City Engineer. As a minimum, all construction signing, lighting and
barricading shall be in accordance with Part 6 "Temporary Traffic Control'
Resolution No.24265,24266,24267,and 24265
conditions of Approval
Page 31
of the California Manual on Uniform Traffic Control Devices (CAMUTCD),
dated November 7, 2014, or subsequent editions in force at the time of
construction.
ENG 83. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
These Fire Department conditions may not provide all requirements. Owner/developer
is responsible for all applicable state and locally adopted fire codes. Detailed plans are
still required for review.
FID 1 These Fire Department conditions may not provide all requirements.
Owner/developer is responsible for all applicable state and locally adopted fire
codes. Detailed plans are still required for review. Conditions are subject to
final plan check and review. Initial Fire Department conditions have been
determined from the plans stamped received March 27, 2017. Additional
requirements may be required at that time based on revisions to site plans.
FID 2 Fire Department Conditions were based on the 2013 California Fire Code as
adopted by City of Palm Springs, Palm Springs Municipal Code and latest
adopted NFPA Standards. Three (3) complete sets of plans for private fire
service mains, fire alarm, or fire sprinkler systems must be submitted at time
of the building plan submittal. No deferred submittals accepted.
FID 3 PLANS AND PERMITS
Complete plans for private fire service mains or fire sprinkler systems should
be submitted for approval well in advance of installation. Plan reviews can
take up to 20 working days. Submit a minimum of three (3) sets of drawings
for review. Upon approval, the Fire Prevention Bureau will retain one set.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM — 6:00 PM, Monday—Thursday
A deposit for Plan Check and Inspection Fees is required at the time of Plan
Submittal. Inspection fees are charged at the fully burdened hourly rate of the
fire inspector. These fees are established by Resolution of the Palm Springs
City Council.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 32
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall be
UL listed or FM approved for fire protection service and approved by the Fire
Prevention Bureau prior to installation.
Plans shall indicate all necessary engineering features, including all hydraulic
reference nodes, pipe lengths and pipe diameters as required by the
appropriate codes and standards. Plans and supportive data (calculations and
manufacturer's technical data sheets) shall be submitted with each plan
submittal. Complete and accurate legends for all symbols and abbreviations
shall be provided on the plans.
FID 4 Conditions of Approval — "Conditions of Approval" received from the Palm
Springs Planning Department must be submitted with each plan set. Failure
to submit will result in a delay of plan approval.
FID 5 Fire Apparatus Access Roads (CFC 503.1.1): Approved fire apparatus
access roads shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire
apparatus access road shall comply with the requirements of this section and
shall extend to within 150 feet of all portions of the facility and all portions of
the exterior walls of the first story of the building as measured by an approved
route around the exterior of the building or facility.
Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an
unobstructed width of not less than 24 feet except for approved security gates
in accordance with Section 503.6 and an unobstructed vertical clearance of
not less than 13 feet 6 inches.
Fire Lane Marking (CFC 503.3): Where required by the fire code official,
approved signs or other approved notices or markings that include the words
NO PARKING—FIRE LANE shall be provided for fire apparatus access roads
to identify such roads or prohibit the obstruction thereof. The means by which
fire lanes are designated shall be maintained in a clean and legible condition
at all times and be replaced or repaired when necessary to provide adequate
visibility.
Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and
maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW)
and shall be surfaced so as to provide all-weather driving capabilities.
Project Note: Minimum road width with parking on both sides = 40 feet
Project Note: Minimum road width with parking on one side = 32 feet
Project Note: Minimum road width with no parking on either side = 24 feet
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 33
FID 6 Additional Access (CFC 503.1.2): The fire code official is authorized to
require more than one fire apparatus access road based on the potential for
impairment of a single road by vehicle congestion, condition of terrain, climatic
conditions or other factors that could limit access.
FID 7 Turning radius (CFC 503.2.4): Fire access road turns and corners shall be
designed with a minimum inner radius of 25 feet and an outer radius of 43
feet. Radius must be concentric.
FID 8 Traffic Calming Devices (CFC 503.4.1): Traffic calming devices shall be
prohibited unless approved by the fire code official.
FID 9 Security Gates (CFC 503.6): The installation of security gates across a fire
apparatus access road shall be approved by the fire code official. Where
security gates are installed, they shall have an approved means of emergency
operation. Secured automated vehicle gates or entries shall utilize a
combination of a Tomar StrobeswitchTM' or approved equal, and an approved
Knox key electric switch. Electric gate operators, where provided, shall be
listed in accordance with UL 325. Gates intended for automatic operation shall
be designed, constructed and installed to comply with the requirements of
ASTM F 2200 and an approved Knox key electric switch. Approved security
gates shall be a minimum of 14 feet in unobstructed drive width on each side
with gate in open position.
In the event of a power failure, the gates shall be defaulted or automatically
transferred to a fail safe mode allowing the gate to be pushed open without
the use of special knowledge or any equipment. If a two-gate system is used,
the override switch must open both gates.
If there is no sensing device that will automatically open the gates for exiting,
a fire department approved Knox electrical override switch shall be placed on
each side of the gate in an approved location.
A final field inspection by the fire code official or an authorized representative
is required before electronically controlled gates may become operative. Prior
to final inspection, electronic gates shall remain in a locked-open position.
Project Note: All gates within the project shall be equipped with bi-directional
Tomar StrobeswitchTM, or equal, opening devices
FID 10 Key Box Required (CFC 506.1): Where access to or within a structure or an
area is restricted because of secured openings or where immediate access is
necessary for life-saving or fire-fighting purposes, the fire code official is
authorized to require a key box to be installed in an approved location. The
key box shall be flush mount type and shall contain keys to gain necessary
access as required by the fire code official.
Resolution No.24265,24266,24267,and 24268
Conditions of Approval
Page 34
FID 11 Operational Fire Hydrant(s) (CFC 507.11 507.5 & C105.1): An approved
water supply capable of supplying the required fire flow for fire protection shall
be provided.
• Maximum distance from any point on street frontage to a public hydrant —
250 feet
• Operational fire hydrant(s) shall be installed within 250 feet of all
combustible construction and shall be serviceable prior to and during
construction
FID 12 NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system is
required. Only a C-16 licensed fire sprinkler contractor shall perform system
design and installation. System to be designed and installed in accordance
with NFPA standard 13D, 2013 Edition, as modified by local ordinance.
• Shall comply with Palm Springs Fire Code Appendix L
FID 15 Residential Smoke and Carbon Monoxide Alarms Installation (CFC
907.2.11.213/4; CRC R314 & R315; and California Health & Safety Code
17926): Provide and install Residential Smoke and Carbon Monoxide Alarms.
Alarms shall receive their primary power from the building wiring, and shall be
equipped with a battery backup. In new construction, alterations, repairs and
additions, smoke and carbon monoxide alarms shall be interconnected. The
operation of any smoke alarm will cause all smoke alarms within the dwelling
to sound. The operation of any carbon monoxide alarm will cause all carbon
monoxide alarms within the dwelling to sound.
END OF CONDITIONS