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CQ41FORO CITY COUNCIL STAFF REPORT
DATE: September 6, 2017 New Business
SUBJECT: A REQUEST FOR COUNCILMEMBER REVIEW OF AN ACTION BY THE
PLANNING COMMISSION TO APPROVE A MAJOR ARCHITECTURAL
APPLICATION BY GLENWOOD MANAGEMENT GROUP, LLC, TO
CONSTRUCT A SEVENTEEN-UNIT APARTMENT COMPLEX ON AN
UNDEVELOPED 1.13-ACRE PARCEL LOCATED AT 2150 NORTH
ZANJERO ROAD, ZONE R-2 (CASE 3.3989-MAJ).
FROM: David H. Ready, City Manager
BY: Planning Services Department
SUMMARY
This is a request for review of action taken by the Planning Commission on July 26,
2017, to approve a major architectural application for the construction of a seventeen-
unit apartment project, located at 2150 North Zanjero Road. Section 94.04.00 (E)(2)(c)
of the Zoning Code authorizes the Planning Commission to approve major architectural
applications; a Councilmember has initiated a review of the decision on this application
pursuant to Palm Springs Zoning Code (PSZC) Section 94.10.00.
RECOMMENDATION:
1. Open the hearing and receive testimony for the major architectural approval.
2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A MAJOR
ARCHITECTURAL APPLICATION BY GLENWOOD MANAGEMENT
GROUP, LLC, TO ALLOW THE CONSTRUCTION OF A SEVENTEEN-UNIT
APARTMENT COMPLEX ON AN UNDEVELOPED 1.13-ACRE PARCEL
LOCATED AT 2150 NORTH ZANJERO ROAD."
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CITY COUNCIL STAFF REPORT
DATE: September 6, 2017 New Business
SUBJECT: A REQUEST FOR COUNCILMEMBER REVIEW OF AN ACTION BY THE
PLANNING COMMISSION TO APPROVE A MAJOR ARCHITECTURAL
APPLICATION BY GLENWOOD MANAGEMENT GROUP, LLC, TO
CONSTRUCT A SEVENTEEN-UNIT APARTMENT COMPLEX ON AN
UNDEVELOPED 1.13-ACRE PARCEL LOCATED AT 2150 NORTH
ZANJERO ROAD, ZONE R-2 (CASE 3.3989-MAJ).
FROM: David H. Ready, City Manager
BY: Planning Services Department
SUMMARY
This is a request for review of action taken by the Planning Commission on July 26,
2017, to approve a major architectural application for the construction of a seventeen-
unit apartment project, located at 2150 North Zanjero Road. Section 94.04.00 (E)(2)(c)
of the Zoning Code authorizes the Planning Commission to approve major architectural
applications; a Councilmember has initiated a review of the decision on this application
pursuant to Palm Springs Zoning Code (PSZC) Section 94.10.00.
RECOMMENDATION:
1. Open the hearing and receive testimony for the major architectural approval.
2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A MAJOR
ARCHITECTURAL APPLICATION BY GLENWOOD MANAGEMENT
GROUP, LLC, TO ALLOW THE CONSTRUCTION OF A SEVENTEEN-UNIT
APARTMENT COMPLEX ON AN UNDEVELOPED 1.13-ACRE PARCEL
LOCATED AT 2150 NORTH ZANJERO ROAD."
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4t/F00% CITY COUNCIL STAFF REPORT
DATE: September 6, 2017 New Business
SUBJECT: A REQUEST FOR COUNCILMEMBER REVIEW OF AN ACTION BY THE
PLANNING COMMISSION TO APPROVE A MAJOR ARCHITECTURAL
APPLICATION BY GLENWOOD MANAGEMENT GROUP, LLC, TO
CONSTRUCT A SEVENTEEN-UNIT APARTMENT COMPLEX ON AN
UNDEVELOPED 1.13-ACRE PARCEL LOCATED AT 2150 NORTH
ZANJERO ROAD, ZONE R-2 (CASE 3.3989-MAJ).
FROM: David H. Ready, City Manager
BY: Planning Services Department
SUMMARY
This is a request for review of action taken by the Planning Commission on July 26,
2017, to approve a major architectural application for the construction of a seventeen-
unit apartment project, located at 2150 North Zanjero Road. Section 94.04.00 (E)(2)(c)
of the Zoning Code authorizes the Planning Commission to approve major architectural
applications; a Councilmember has initiated a review of the decision on this application
pursuant to Palm Springs Zoning Code (PSZC) Section 94.10.00.
RECOMMENDATION:
1. Open the hearing and receive testimony for the major architectural approval.
2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A MAJOR
ARCHITECTURAL APPLICATION BY GLENWOOD MANAGEMENT
GROUP, LLC, TO ALLOW THE CONSTRUCTION OF A SEVENTEEN-UNIT
APARTMENT COMPLEX ON AN UNDEVELOPED 1.13-ACRE PARCEL
LOCATED AT 2150 NORTH ZANJERO ROAD."
r
City Council Staff Report Page 2 of 3
Case 3.3989-MAJ September 6,2017
PRIOR ACTIONS:
Related Rebe`t tit ci `"dtions
The Architectural Advisory Committee (AAC) reviewed the proposed
01/17/17 apartment development and voted to continue the project, with direction to
revise certain aspects of the site plan.
The AAC reviewed the revised plans that addressed all of the Committee's
07/17/17 comments, and voted unanimously to recommended approval to the
Planning Commission.
07/26/17 he Planning Commission considered and approved the project with
conditions.
BACKGROUND:
On July 26, 2017, the Planning Commission reviewed the proposed major architectural
application for the development of a seventeen-unit apartment complex at 2150 North
Zanjero Road. The site, which is currently undeveloped, is surrounded by a nursing
home to the north, undeveloped parcels to the south and northwest, an assisted living
facility to the southwest, and existing residential uses to the east. The parcel is 1.13-
acres in size and is located on the west side of North Indian Canyon Drive. The subject
property is one of the few remaining undeveloped parcels on North Indian Canyon
Drive, and is landlocked on three sides. Additional analysis of the site is provided in the
analysis section of the attached Planning Commission staff report dated July 26, 2017,
which is included as Attachment #4. The Planning Commission considered and
approved the project by a vote of 6-0-1 (Commissioner Middleton, abstained), finding
that it met the required development standards and was in conformance to the
Architectural Review criteria.
ANALYSIS:
Proposals for major architectural applications do not typically require Council action.
Pursuant to PSZC Section 94.04.00(E), Planning Commission Approvals, Major
Architectural applications for uses that are permitted by right-of-zone are subject to
review and approval by the Planning Commission after a review by the AAC. This item
is being brought to the Council at the request of Councilmember Mills pursuant to the
provision of Section 94.10.00 of the Zoning Code, which states that any member of the
City Council may initiate a review of any decision of the Planning Commission that
would not otherwise come before the City Council. The process for this review is further
described in Section 2.06.030 of the Municipal Code.
Pursuant to the procedures identified in Palm Springs Municipal Code Section
2.060.030(d), the City Council is to set aside the action of the Planning Commission and
conduct a review of the case de novo. Staff recommends that the Council consider the
analysis prepared for the proposed project as detailed in the staff report provided to the
Planning Commission on July 26th. Upon reviewing the information and concluding a
02
City Council Staff Report Page 3 of 3
Case 3.3989-MAJ September 6,2017
review of the application, staff seeks direction on the specific revisions desirable to the
City Council for the amendments to this project. Such revisions will be included in the
draft resolution attached to this report.
ENVIRONMENTAL DETERMINATION:
The proposed project has been evaluated for compliance with the California
Environmental Quality Act (CEQA) and has determined that the project is categorically
exempt from the requirements of CEQA pursuant to Section 15332 (In-Fill Development
Projects) of the CEQA Guidelines. Staff has recommended an adoption of a Categorical
Exemption since proposed project meets the following criteria:
1. The project is consistent with the applicable general plan designation and
applicable zoning designation;
2. The project is located within the City limits on a site of no more than five acres
substantially surrounded by urban uses;
3. The project is not located on sites that have value as habitat for endangered,
rare or threatened species;
4. The project will not result in any significant impacts relating to traffic, noise, air
quality, or water quality; and
5. The project can be adequately served by all required utilities and public
services.
A Notice of Exemption will be prepared and filed with the Riverside County Clerk upon a
final approval of the proposal by the City Council.
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Flinn Fagg, AICP Marcus L. Fuller, MPA, PE, PLS
Director of Planning Services Assistant City Manager/City Engineer
David H. Ready, Esq., . .
City Manager
Attachments:
1. 500' Vicinity Map
2. Draft City Council Resolution
3. Draft Conditions of Approval
4. Planning Commission Staff Report (07/26/17)
5. Planning Commission Minutes (07/26/17)
6. Approved Plans (dated July 2017)
03
ATTACHMENT No. 1
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Zoning
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CITY OF PALM SPRINGS
CASE NO: 3.3989 MAJ
APPLICANT: Glenwood Management Group, LLC
ADDRESS: 2150 North Zanjero Road
65
ATTACHMENT No. 2
06
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING CASE NO.
3.3989-MAJ; A MAJOR ARCHITECTURAL APPLICATION
APPROVAL FOR THE CONSTRUCTION OF THREE A
SEVENTEEN-UNIT APARTMENT COMPLEX ON A 49,405-
SQUARE FOOT UNDEVELOPED PARCEL LOCATED AT
2150 NORTH ZANJERO ROAD, ZONE R-2, SECTION 3.
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. Glenwood Management Group, ("Applicant') has filed an application with the City
pursuant to Section 94.04.00 of the Zoning Ordinance for the construction of a new
seventeen-unit apartment complex on an undeveloped parcel located 2150 North
Zanjero Road, Zone R-2, Section 3.
B. On July 17, 2017, the Architectural Advisory Committee voted unanimously, to
recommend approval of the project to the Planning Commission as submitted.
C. On July 26, 2017, a public meeting on the application to consider Case 3.3989
MAJ was held by the Planning Commission in accordance with applicable law.
D. On September 6, 2017, a public meeting on the proposed major architectural
application was held by City Council in accordance with applicable law. The City
Council has carefully reviewed and considered all of the evidence presented in
connection with the meeting on the proposed major architectural approval, including
but not limited to the staff report and all written and oral testimony presented.
E. The proposed project is considered a "project' pursuant to the terms of the
California Environmental Quality Act ("CEQA"), and has been determined to be
categorically exempt pursuant to Section 15332 (In-Fill Development Projects) of the
CEQA Guidelines. Furthermore, the project meets the following CEQA criteria:
1 . The project is consistent with the applicable general plan designation and
applicable zoning designation;
2. The project is located within the City limits on a site of no more than five
acres substantially surrounded by urban uses;
3. The project is not located on sites that have value as habitat for endangered,
rare or threatened species;
4. The project will not result in any significant impacts relating to traffic, noise,
air quality, or water quality; and
5. The project can be adequately served by all required utilities and public
services.
F. Pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has
considered the effect of the proposed project on the housing needs of the region,
07
City Council Resolution No. September 6,2017
Case 3.3989 MAJ—1250 N.Zanjero Road Page 2 of 4
and has balanced these needs against the public service needs of residents and
available fiscal and environmental resources.
G. The City Council has carefully reviewed and considered all of the evidence
presented in connection with the Project, including but not limited to the staff report,
and all written and oral testimony presented and finds that the Project complies with
the requirements of Section 94.04.00 of the City's Zoning Code. The City Council
makes the following findings based on specific evidence as described after each
finding:
1. Site layout, orientation, location of structures and relationship to one
another and to open spaces and topography. Definition of pedestrian and
vehicular areas; i.e., sidewalks as distinct from parking areas;
The proposed development is on an undeveloped flat lot with access from a local street
with adequate off-street parking. The site layout, orientation and locations of structures
allow adequate open space and well-defined pedestrian and vehicular areas. Existing
sidewalks are provided along North Indian Canyon Drive and along North Zanjero Road
leading into the development. Proposed sidewalks along North Zanjero Road will be
distinct from planned parking areas. The view corridors of the site and its surroundings
will not be impacted by the apartment building; proposed height is twenty (20) feet; the
R-2 zone allows a maximum height of twenty-four (24) feet.
2. Harmonious relationship with existing and proposed adjoining
developments and in the context of the immediate neighborhood
community, avoiding both excessive variety and monotonous repetition,
but allowing similarity of style, if warranted;
The proposed apartment complex will be developed in an area that is surrounded by
mostly undeveloped parcels. There is an existing nursing home to the north,
undeveloped parcels to the south and northwest, an assisted living facility to the
southwest and existing multi-family residential uses to the east. The proposed complex
will be harmonious with existing land uses in the immediate vicinity. The design of the
proposed apartment complex will fit the immediate neighborhood/community relative to
the style and future use.
3. Maximum height, area, setbacks and overall mass, as well as parts of any
structure (buildings, walls, screens towers or signs) and effective
concealment of all mechanical equipment;
The proposed development conforms to required development standards of the zoning
designation such as setbacks, height limits, minimum and maximum coverage limits.
The maximum height, overall mass are all in keeping with the R-2 development
standards. The project is not seeking any relief for development standards of the
designated zone. Mechanical equipment will be placed on grade and is well screened.
4. Building design, materials and colors to be sympathetic with desert
surroundings; AND
08
City Council Resolution No. September 6,2017
Case 3.3989 MAJ—1250 N.Zanjero Road Page 3 of 4
5. Harmony of materials, colors and composition of those elements of a
structure, including overhangs, roofs, and substructures which are visible
simultaneously, AND
6. Consistency of composition and treatment,
As proposed, the building design will complement existing development in the area;
proposed materials and colors are sympathetic with desert surrounding. The size of
apartment buildings, proposed materials, colors and other elements of the new
structures are consistent with the architectural styles prevalent in the City. There is
consistency in the composition and treatment of the new buildings with a simple
architectural style.
7. Location and type of planting, with regard for desert climate conditions.
Preservation of specimen and landmark trees upon a site, with proper
irrigation to insure maintenance of all plant materials,-
The project proposes mostly drought-tolerant plant species deemed appropriate to the
desert environment. As designed, landscaped areas will include use of shade trees and
decomposed granite and hardscape along the frontage, side yards and courtyard area.
The proposed landscape plan includes a mix of different species of drought tolerant
shrubs, decomposed granite and groundcovers used along the property frontage, patio
and recreation areas.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES:
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. CEQA.
The proposed project is considered a "project' pursuant to the terms of the California
Environmental Quality Act ("CEQA"), and has been determined to be categorically
exempt pursuant to Section 15332 (In-Fill Development Projects) of the CEQA
Guidelines.
SECTION 3.
The City Council hereby approves the proposed major architectural approval allow the
development of a seventeen-unit apartment complex located at 2150 North Zanjero
Road, and such approvals shall be valid for two years, unless otherwise extended in a
manner authorized under applicable provisions of the Palm Springs Municipal Code.
ADOPTED THIS 6th day of September 2017.
09
City Council Resolution No. September 6,2017
Case 3.3989 MAJ—1250 N.Zanjero Road Page 4 of 4
David H. Ready, Ph.D., City Manager
ATTEST:
Kathleen D. Hart, Interim City Clark
10
ATTACHMENT No. 3
RESOLUTION NO.
Exhibit A
Case 3.3989-MAJ
Glenwood Management Group 17-Unit Apartment Complex
2150 North Zanjero Road
September 6, 2017
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE:
ADM 1. Project Description. This approval is for the project described per Case
3.3989-MAJ; except as modified with the approved the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped July 26, 2017, including
site plans, 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. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 3.3989-MAJ. The City of Palm Springs will promptly
notify the applicant of any such claim, action, or proceeding against the City
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 2 of 17
of Palm Springs and the applicant will either undertake defense of the matter
and pay the City's associated legal costs or will advance funds to pay for
defense of the matter by the City Attorney. If the City of Palm Springs fails to
promptly notify the applicant of any such claim, action or proceeding or fails to
cooperate fully in the defense, the applicant shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the City of Palm Springs.
Notwithstanding the foregoing, the City retains the right to settle or abandon
the matter without the applicant's consent but should it do so, the City shall
waive the indemnification herein, except, the City's decision to settle or
abandon a matter following an adverse judgment or failure to appeal, shall not
cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, parking areas, landscape,
irrigation, lighting, signs, walls, and fences between the curb and property
line, including sidewalk or bikeway easement areas that extend onto private
property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Time Limit on Approval. Approval of the Architectural Application (MAJ) shall
be valid for a period of two (2) years from the effective date of the approval.
Extensions of time may be granted by the Planning Commission upon
demonstration of good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 9. 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 10. 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
�. 3
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 3 of 17
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).
ENVIRONMENTAL ASSESSMENT:
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) required. All projects within the
City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians
reservation are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
ENV 2. Notice of Exemption. The project is exempt from the California Environmental
Quality Act (CEQA); therefore, an administrative fee of$50 shall be submitted
by the applicant in the form of a money order or a cashier's check payable to
the Riverside County Clerk within two business days of the Commission's
final action on the project. This fee shall be submitted by the City to the
County Clerk with the Notice of Exemption. Action on this application shall
not be considered final until such fee is paid (projects that are Categorically
Exempt from CEQA).
PLANNING DEPARTMENT:
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down-lights shall be utilized. No lighting of
hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the Water
Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
, 4
t
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 4 of 17
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape plans shall also be certified by the local water
agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
PLN 3. 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 4. 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 5. Pre-wiring for Installation of Photo-voltaic systems. If the project does not
include photo-voltaic system(s) for electrical production, "pre-wiring" and
appropriate configuration of electrical panels and conduit must be provided to
accommodate the future installation of such equipment on rooftops of
structures within the proposed development.
PLN 6. Trash Bins Stash bins shall be placed behind screened location at all times
with the exception of garbage collection days.
ENGINEERING DEPARTMENT:
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.
All Grading Plans, Improvement Plans, Required Studies and Documents listed below,
must be submitted to Engineering Services Department for review and approval.
STREETS
ENG 1 . The Engineering Services Department recommends 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.
i �
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 5 of 17
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. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Services Department. The plan(s) shall be
approved by the City Engineer prior to issuance of any building permits.
NORTH INDIAN CANYON DRIVE
ENG 4. Remove the existing curb located 32 feet west of centerline and replace
with an 8 inch curb and gutter located 38 feet west of centerline along the
entire frontage in accordance with City of Palm Springs Standard Drawing
No. 200. "Deferred'
ENG 5. Construct an 8 feet wide sidewalk behind the future curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No.
210. "Deferred'
ENG 6. Construct an 8 feet wide sidewalk behind the curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No.
210.
ENG 7. Construct a 14-feet wide raised, landscaped median island as specified by
the City Engineer across the entire frontage. Landscaping and irrigation
plans for the median shall be submitted to the City Engineer for review
and approval, in conjunction with the associated street improvement
plans. "Deferred'
ENG 8. Submit landscaping and irrigation system improvement plans for review
and approval by the City Engineer and Director of Parks and Recreation.
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 median 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 9. 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
similar plant material to the satisfaction of the City Engineer, and shall be
subject to a subsequent one year landscape maintenance period.
"Deferred'
� s
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 6 of 17
ENG 10. 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. (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'
ENG 11. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
ZANJERO ROAD
ENG 12. Contact Desert Water Agency at (760) 323-4971 to determine impacts to
any existing Whitewater Mutual Water Company water lines and other
facilities that may be located within the existing 30 feet wide strip parcel
adjacent to Zanjero Road (APN# 504-270-014). Applicant to acquire an
easement for street purposes from Via Escuela and extending north along
the frontage of project. Make appropriate arrangements to protect in place
or relocate any facilities that are impacted by the development. A letter of
approval for relocated or adjusted facilities and an executed Grant of
Easement from Desert Water Agency shall be submitted to the
Engineering Services Department prior to approval of the Grading Plan.
ENG 13. Construct a 6 inch curb and gutter, 18 feet east of centerline from the
intersection of Via Escuela and along the entire frontage, with a 25 feet
radius curb return, spandrel and cross gutter at the northeast corner of the
intersection of Via Escuela and Zanjero Road in accordance with City of
Palm Springs Standard Drawing No. 200 and 206.
ENG 14. Construct an 8 feet wide sidewalk behind the curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No.
210.
ENG 15. Construct two 24 feet wide driveway approaches in accordance with City
of Palm Springs Standard Drawing No. 205.
ENG 16. Construct a Type A curb ramp meeting current California State
Accessibility standards at the northeast corner of the intersection of Via
Escuela and Zanjero Road and in accordance with City of Palm Springs
Standard Drawing No. 212.
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Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 7 of 17
ENG 17. Construct pavement with a minimum pavement section of 2 '/z inches
asphalt concrete pavement over 4 inches crushed miscellaneous base
with a minimum subgrade of 24 inches at 95% relative compaction, or
equal, from edge of proposed gutter to 6 feet west of centerline from the
intersection of Via Escuela and Zanjero Road along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 110.
(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.
ENG 18. An application for an Encroachment Agreement shall be submitted to the
Engineering Services Department to allow installation of landscaping and
appurtenances within the public right-of-way across the frontage of
APN#504-270-016. The application for the Encroachment Agreement shall
be approved prior to issuance of a certificate of occupancy.
ENG 19. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
ON-SITE
ENG. 20. The minimum pavement section for all on-site pavement drive aisles,
parking spaces shall be 2-1/2 inches asphalt concrete pavement over 4 inches
crushed miscellaneous base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal. If an alternative pavement section is proposed, the
proposed pavement section shall be designed by a California registered
Geotechnical Engineer using "R" values from the project site and
submitted to the City Engineer for approval.
ENG. 21. An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws.
An
accessible path of travel shall be constructed of Portland cement concrete,
unless alternative materials meeting state and federal accessibility
standards is
approved by the City Engineer.
SANITARY SEWER
ENG. 22. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
i8
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 8 of 17
GRADING
ENG. 23. 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. 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 has completed the required training. For
information on attending a Fugitive Dust Control Class and information on
the Coachella Valley Fugitive Dust Control Handbook and related "PM10"
Dust Control issues, please contact AQMD at (909) 396-3752, or at
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.
b. The first submittal of the Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Site Plan; a
copy of current Title Report; a copy of Soils Report; and a copy of the
associated Hydrology Study/Report; a copy of the project-specific Final
Water Quality Management Plan.
ENG. 24. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the
applicant shall obtain written approval to proceed with construction from
I the Agua Callente Band of Cahullla 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
� 9
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 9 of 17
coordinate scheduling of Tribal monitors during grading or other
construction, and to arrange payment of any required fees associated with
Tribal monitoring.
ENG. 25 In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed. Fencing shall have screening
that is tan in color; green screening will not be allowed. Temporary dust
control perimeter fencing shall be installed after issuance of Grading
Permit, and immediately prior to commencement of grading operations.
ENG. 26. Temporary dust control perimeter fence screening shall be appropriately
maintained, as required by the City Engineer. Cuts (vents) made into the
perimeter fence screening shall not be allowed. Perimeter fencing shall
be adequately anchored into the ground to resist wind loading.
ENG. 27. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed
areas on-site shall be permanently stabilized, in accordance with Palm
Springs Municipal Code Section 8.50.022. Following stabilization of all
disturbed areas, perimeter fencing shall be removed, as required by the
City Engineer.
ENG. 28. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified
September 2, 2009) is 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
(WDID) number shall be provided to the City Engineer prior to issuance of
a grading or building permit.
ENG. 29. In accordance with City of Palm Springs Municipal Code, Section 8.50.022
(h), the applicant shall post with the City a cash bond of two thousand
dollars ($2,000.00) per disturbed acre (if there is disturbance of 5,000
square feet or more) at the time of issuance of grading permit for
mitigation measures for erosion/blowsand relating to this property and
development.
ENG. 30. 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
Services Department with the first submittal of a grading plan (if required)
or prior to issuance of any permit.
ENG. 31. The applicant shall provide pad (or finish floor) elevation certifications for
all building (or structure) pads in conformance with the approved grading
20
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 10 of 17
plan (if required), to the Engineering Services Department prior to
construction of any building (or structure) foundation.
ENG. 32. 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. 33. 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 within the
underground parking garage and the on-site private drive aisles. Direct
release of nuisance water to adjacent public streets is prohibited.
Construction of operational BMP's shall be incorporated into the Precise
Grading and Paving Plan.
ENG. 34. Prior to issuance of any grading or building permits, the property owner
shall record a "Covenant and Agreement" with the County-Clerk Recorder
or other instrument on a standardized form to inform future property
owners of the requirement to implement the approved Final Project-
Specific Water Quality Management Plan (WQMP). Other alternative
instruments for requiring implementation of the approved Final Project-
Specific WQMP include: requiring the implementation of the Final Project-
Specific WQMP in Home Owners Association or Property Owner
Association Covenants, Conditions, and Restrictions (CC&Rs); formation
of Landscape, Lighting and Maintenance Districts, Assessment Districts or
Community Service Areas responsible for implementing the Final Project-
Specific WQMP; or equivalent. Alternative instruments must be approved
by the City Engineer prior to issuance of any grading or building permits.
DRAINAGE
ENG. 35. All stormwater runoff passing through the site shall be accepted and
conveyed across the property in a manner acceptable to the City
Engineer. For all stormwater runoff falling on the site, on-site retention or
21
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Pagel 1 of 17
other facilities approved by the City Engineer shall be required to contain
the increased stormwater runoff generated by the development of the
property. Provide a hydrology study to determine the volume of increased
stormwater runoff due to development of the site, and to determine
required stormwater runoff mitigation measures for the proposed
development. Final retention basin sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the
hydrology study by the City Engineer and may require redesign or
changes to site configuration or layout consistent with the findings of the
final hydrology study. No more than 40-50% of the street frontage
parkway/setback areas should be designed as retention basins. On-site
open space, in conjunction with dry wells and other subsurface solutions
should be considered as alternatives to using landscaped parkways for
on-site retention.
ENG. 36. The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $ 6511.00 per acre in
accordance with Resolution No. 15189. Fees shall be paid prior to
issuance of a building permit.
GENERAL
ENG. 37. 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, Mission
Springs Water District, 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. 38. 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.
ENG. 39. All proposed utility lines shall be installed underground.
22
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 12 of 17
ENG. 40. 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 west 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. A letter from the owners of the affected utilities shall be
submitted to the Engineering Services Department prior to approval of a
grading plan, informing the City that they have been notified of the City's
utility undergrounding requirement and their intent to commence design of
utility undergrounding plans. When available, the utility undergrounding
plan shall be submitted to the Engineering Services Department
identifying all above ground facilities in the area of the project to be
undergrounded. Undergrounding of existing overhead utility lines shall be
completed prior to issuance of a certificate of occupancy.
ENG. 41. The applicant is advised that deferral of utility undergrounding requires
specific approval by the Planning Commission and City Council. If utility
undergrounding is deferred in accordance with specific direction by the
Planning Commission and/or City Council, the record property owner(s)
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 notarized by the property
owner(s) and submitted to the City Engineer prior to issuance of a building
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. 42. All existing utilities shall be shown on the improvement plans if required for
the project. The existing and proposed service laterals shall be shown
from the main line to the property line.
ENG. 43. Upon approval of any improvement plan (if required) by the City Engineer,
the improvement plan shall be provided to the City in digital format,
consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII
drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats.
23
Conditions of Approval September 6, 2017
Case No.3.3989-MAJ Page 13 of 17
Variation of the type and format of the digital data to be submitted to the
City may be authorized, upon prior approval by the City Engineer.
ENG. 44. The original improvement plans prepared for the proposed development
and approved by the City Engineer (if required) shall be documented with
record drawing "as-built' information and returned to the Engineering
Services Department 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. 45. Nothing shall be constructed or planted in the corner cut-off area of any
driveway which does or will exceed the height required to maintain an
appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
ENG. 46. 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.
ENG. 47. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
TRAFFIC
ENG. 48 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. 49. Construction signing, lighting and barricading shall be provided during all
phases of construction as required by City Standards or as directed by the
City Engineer. As a minimum, all construction signing, lighting and
barricading shall be in accordance with Part 6 'Temporary Traffic Control'
of the California Manual on Uniform Traffic Control Devices (CAMUTCD),
dated November 7, 2014, or subsequent editions in force at the time of
construction.
ENG. 50. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
24
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 14 of 17
FIRE DEPARTMENT:
FID 1 These conditions are subject to final plan check and review. Initial Fire
Department conditions have been determined from the plans received July
13, 2017. 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 2 Fire Department Conditions are based on the 2016 California Fire Code as
adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD
Appendix "O" Development Requirements 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.
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 include all necessary engineering features, including all hydraulic
reference nodes, pipe lengths and pipe diameters as required by the
appropriate codes and standards. Plans and supporting data, (calculations
25
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 15 of 17
and manufacturers technical data sheets) including fire flow data, 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.
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.
• Fire Lanes — signage and/or curb markings required
Project Note: Project is not compliant with the above 150' Rule". An interior
standpipe system may be used as an alternate means of protection. Contact
the fire department for details.
FID 6 Required access (CFC 504.1): Exterior doors and openings required by this
code or the California Building Code shall be maintained readily accessible for
emergency access by the fire department. An approved access walkway
leading from fire apparatus access roads to exterior openings shall be
provided when required by the fire code official.
Project Note: Approved access required to reach all grade level exterior
walls.
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.
26
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 16 of 17
FID 9 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.
FID 10 Operational Fire Hydrant(s) (CFC 507.1, 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 11 NFPA 13R 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 13R, 2013 Edition, as modified by local ordinance.
• Shall comply with Palm Springs Fire Code Appendix "O"
FID 12 Fire Extinguisher Requirements (CFC 906): Provide one 2-A:10-B:C
portable fire extinguisher for every 75 feet of floor or grade travel distance for
normal hazards. Show proposed extinguisher locations on the plans.
Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet
above floor level. Preferred location is in the path of exit travel or near an exit
door.
FID 13 Residential Smoke and Carbon Monoxide Alarms Installation (CFC
907.2.11.2/3/4; 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.
FID 14 Hazardous Materials (CFC 5004.1): Storage of hazardous materials in
amounts exceeding the maximum allowable quantity per control area as set
forth in Section 5003.1 shall be in accordance with Sections 5001, 5003 and
5004. Storage of hazardous materials in amounts not exceeding the
maximum allowable quantity per control area as set forth in Section 5003.1
shall be in accordance with Sections 5001 and 5003. Retail and wholesale
storage and display of nonflammable solid and nonflammable and
27
Conditions of Approval September 6,2017
Case No.3.3989-MAJ Page 17 of 17
noncombustible liquid hazardous materials in Group M occupancies and
Group S storage shall be in accordance with Section 5003.11.
• Pool Chemicals — dedicated, compliant storage cabinets, rooms, or
areas required
• Liquid Petroleum Gas (LPG) — dedicated, compliant storage cabinets,
rooms, or areas required
Project Note: Show compliant chemical storage room on plans
END OF CONDITIONS
28
ATTACHMENT No. 4
29
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°q40FORN Planning Commission Staff Report
DATE: July 26, 2017 New Business
SUBJECT: A REQUEST BY GLENWOOD MANAGEMENT GROUP, LLC, FOR A
MAJOR ARCHITECTURAL APPROVAL TO CONSTRUCT A
SEVENTEEN-UNIT APARTMENT COMPLEX ON A 1.13-ACRE
UNDEVELOPED PARCEL LOCATED AT 2150 NORTH ZANJERO
ROAD, ZONE R-2 (CASE 3.3989-MAJ) (ER).
FROM: Department of Planning Services
SUMMARY
The Planning Commission to consider a major architectural application approval for the
construction of seventeen (17) apartment units in three (3) separate two-story buildings.
The proposal includes required parking spaces, recreation areas and associated
landscaping.
RECOMMENDATION:
Adopt a categorical exemption; approve the proposed project as recommended by the
Architectural Advisory Committee (AAC) subject to the attached conditions of approval.
PRIOR ACTIONS:
On January 17, 2017, the AAC reviewed the proposed project to construct a 16-unit
apartment complex on an undeveloped parcel located at 2155 North Indian Canyon
Drive. After receiving the staff and applicant's presentations, Committee members
discussed the details of the proposal relative to the overall project. The AAC voted to
continue the item and recommended that the applicant work on the following issues:
• Configuration of rear parking area and common area.
• Spacing of parallel parking spaces. (Tree is in grate and level with pavement.)
• Public amenities are adjacent to Indian Canyon Drive; wall will buffer traffic noise.
• Exterior details of buildings. (control joint lines in stucco)
• Space planning studies would be adequate for pool/bbq amenity areas.
• Prefers to see more division between units in the common area.
• Increase trees to 36" box size.
• Reconfigure amenities - pool, patio and parking.
On July 17, 2017, revised plans addressing all the AAC comments were presented to
the Committee and with a unanimous vote recommended approval to the Planning
Commission as submitted.
30
Planning Commission Staff Report
July 26,2017--Page 2 Case 3.3989 MAJ—2150 N.Zanjero Road
BACKGROUND:
Related Relevant City Actions by Planning, Fire, Buildin etc...
None
Most Recent Ownership
05.17.16 Glenwood Management Group, LLC
Nei hborhood Notification
07.20.17 Neighborhood Organizations notified.
Field Check
07.13.17 Staff visited site to observe existing conditions
Notification
Not Required
Site Area
Net Area 1.13 Acres 49,405-s uare feet
Existing General Plan Existing Land Use Existing Zoning
'Designations Designations
Site Medium Density R-2 Limited Multiple-Family
Residential Undeveloped Residential
North Medium Density R-2 Limited Multiple-Family
Residential Nursing Home Residential
South Medium Density R-2 Limited Multiple-Family
Residential Undeveloped Residential
East Mixed Use / Multi Use R-2 Limited Multiple-Family
Condominium Units Residential
West Medium Density Assisted living facility Commercial / Limited
Residential / Undeveloped Multiple-Family Residential
BACKGROUND AND SETTING:
The site which is currently undeveloped is surrounded by a nursing home to the north,
undeveloped parcels to the south and northwest, an assisted living facility to the
southwest and existing residential uses to the east. The parcel is 1.13-acres in size and
located on the west side of North Indian Canyon Drive. The lot which is flat and slopes
gently to the east does not appear to have been previously disturbed; however, there is
debris and low-growing vegetation across the parcel. The subject property is one of the
remaining undeveloped parcels landlocked on three sides. Additional analysis of the site
is provided in the analysis section of this memo.
31
Planning Commission Staff Report
July 26,2017--Page 3 Case 3.3989 MAJ—2150 N.Zanjero Road
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Subject Site: 2150 N. Zanjero Road
Project Description:
The proposed project is a 17-unit, two-story rental apartment complex to be constructed
in three separate buildings on a 1.13-acre parcel. The project will include twenty-three
(23) carports, nine (9) surface parking spaces, associated landscaping, and a swimming
pool. Fifteen (15) of the units will have two bedrooms, two bathrooms, a kitchen and a
den. Two of the units will have three bedrooms, three and one-half bathrooms and a
kitchen. All the units will have enclosed backyards and patios. Proposed common
amenities will include a pool, and a trellis/patio with seating area. The applicant has
proposed to install solar panels on the building roof tops. The main access into the
complex will be from Zanjero Road.
ANALYSIS:
Table 2 R-2 Proposed Project Compliance
Lot Area 20,000-s . ft. 49,405 s uare feet Yes
Lot Width 130 feet 169.7 feet Yes
Lot Depth 150 feet 301 feet Yes
Front Yard 25 feet 81 feet Yes
Side Yard 10 feet 17 feet Yes
Rear Yard 30 feet 30 feet Yes
Density 15 du/acre Gen. Plan 17 Units / 1.13 acres Yes
No. of units Allowed 1.13 acres x 15 du = 16.95 17 Units Yes
Building Height 24 feet 20 feet
2 Stories Maximum 2 Stories Yes
Bldg. Coverage 50% lot coverage 29.5% lot coverage Yes
Bldg. Separation 15 feet. 25 feet Yes
Parking Reg. 28 32 Space Provided Yes
Landscaping Nospecific requirements Landscape plan provided Yes
32
Planning Commission Staff Report
July 26,2017—Page 3 Case 3.3989 MAJ—2150 N.Zanjero Road
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Subject Site: 2150 N. Zanjero Road
Project Description:
The proposed project is a 17-unit, two-story rental apartment complex to be constructed
in three separate buildings on a 1.13-acre parcel. The project will include twenty-three
(23) carports, nine (9) surface parking spaces, associated landscaping, and a swimming
pool. Fifteen (15) of the units will have two bedrooms, two bathrooms, a kitchen and a
den. Two of the units will have three bedrooms, three and one-half bathrooms and a
kitchen. All the units will have enclosed backyards and patios. Proposed common
amenities will include a pool, and a trellis/patio with seating area. The applicant has
proposed to install solar panels on the building roof tops. The main access into the
complex will be from Zanjero Road.
ANALYSIS:
Table 2 R-2 Proposed Project Compliance
Lot Area 20,000-s . ft. 49,405 square feet Yes
Lot Width 130 feet 169.7 feet Yes
Lot Depth 150 feet 301 feet Yes
Front Yard 25 feet 81 feet Yes
Side Yard 10 feet 17 feet Yes
Rear Yard 30 feet 30 feet Yes
Density 15 du/acre Gen. Plan 17 Units / 1.13 acres Yes
No. of units Allowed 1.13 acres x 15 du = 16.95 17 Units Yes
Building Height 24 feet 20 feet
2 Stories Maximum 2 Stories Yes
Bldg. Coverage 50% lot coverage 29.5% lot coverage Yes
Bldg. Separation 15 feet. 25 feet Yes
Parking Reg. 28 32 Spa es Provided Yes
Landscaping Nos ecific requirements Landscape plan provided Yes
32
Planning Commission Staff Report
July 26,2017--Page 4 Case 3,3989 MAJ—2150 N.Zanjero Road
Project Design:
The undeveloped site is a rectangular parcel with frontages along North Zanjero Road
which is currently an unpaved road and North Indian Canyon Drive. The site slopes
downward from west to east. The apartment units will be contained in three detached
structures with recreation area in the center. The architectural design of the buildings
has a modern/contemporary style. The three separate two-story buildings are depicted
as Units N (North Building), Unit S (South Building) and Unit E (East Building); there are
a total of seventeen (17) units. Units N and S will each contain five (5) apartment units;
Unit E will contain seven (7) two-bedroom units. The North Building is 8,390 square feet
in size; the South Building is 8,390 square feet, while the East Building is 9,328 square
feet in size. The community amenities are located at the center of the complex. The
recreation/amenities will include a swimming pool, a spa, trellis with seating area and
shaded areas for various activities. A combination of six-foot tall stucco wall and six-foot
high iron picket fence will separate the parking area and the recreation area. A three
and one-half foot tall entry gate leads into the main complex from the parking area.
The main entrance into the development will be from Zanjero Road. Two driveways
leading into the development and parking spaces are off Zanjero Road. The parking
spaces will have open carport roof structures along with an electric vehicle (EV)
charging station. The trash enclosure is located in front of the parking area and is
proposed to be screened with a six-foot tall masonry wall and landscaping to adequately
shield the structure. The maximum height of each of the buildings is twenty feet (20');
the maximum height permitted in the R-2 zoning designation is twenty-four feet (24'). All
other development standards of the proposed buildings are consistent with the R-2
standards in terms of density, front, rear and side yard setbacks, dwelling size and lot
coverage. Proposed building exterior walls will include a three-coat cement plaster
stucco smooth coat "Santa Barbara" finish with milky quartz color. Proposed window
materials will include double insulated glass with coating.
Parking Requirement.-
Pursuant to Section 93.06.00(D)(29)(c) of the Zoning Code, parking requirements for
the proposed apartment project is as follows:
• Two-bedroom units require 1.5 spaces,
• Three or more bedrooms require .75 spaces per bedroom.
The project contains fifteen (15) two-bedroom units and two (2) three-bedroom units
therefore requiring twenty-eight (28) parking spaces. The applicant is proposing thirty-
two (32) parking spaces inclusive of two ADA-compliant handicap parking spaces,
meeting the parking requirement.
Landscape Plan:
A conceptual landscape plan for the apartment project was submitted as part of the
major architectural review. As designed, proposed landscaped areas will include use of
shade trees and decomposed granite and hardscape along the frontage on Zanjero
Road, northerly and southerly side yards, courtyard area, patio areas and rear yard
areas along North Indian Canyon Drive. The streetscape along North Indian Canyon
33
Planning Commission Staff Report
July 26,2017—Page 5 Case 3.3989 MAJ—2150 N.Zanjero Road
Drive will include the use of Hybrid Fan Palm trees, Mediterranean Fan palm trees,
different selections of shrubs, 2" depth compacted 3/8" minus Mohave gold
decomposed granites, 4"-6" diameter Cobble rock and T-4' diameter Desert select
Boulders. The rest of the plant selections for the project include the following: a mix of
different species of drought tolerant shrubs, Citrus trees (Lemon and Lime),
Chamaerops Humilis, Hybrid fan palms, Green Carpet, Boxwood beauty, Sweet
memory, Indigo bush, Desert Spoon, Ficus to be used for hedges, Lynn's legacy Texas
Ranger, Regal mist, Yellow bells, Bougainvillea and Yellow bells. The AAC
recommended that the applicant increase the sizes of proposed trees from 24" to 36"
and shrubs from 1 gallon to 5 gallons and provide shade trees along the North Indian
Canyon Drive frontage.
AAC Review:
On January 17, 2017, the Architectural Advisory Committee (AAC), reviewed the project
and voted to continue the project with comments and recommendations to the applicant.
On July 17, 2017, a revised item addressing the AAC's concerns was brought back to
the AAC for review. At this hearing, the Committee expressed its appreciation to the
applicants for incorporating all their recommendations to the revised plans. The
Committee then recommended approval to the Planning Commission with conditions.
The conditions are as follows:
1. Add pedestrian entry/gates into the complex from North Indian Canyon frontage.
2. Add shade trees along the sidewalk on North Indian Canyon Drive.
3. Increase proposed Citrus trees sizes from 24" box to 36" box.
4. Proposed trees on North Indian Canyon to be moved outside fence further into
the yard areas.
5. Proposed Fan Palm tree sizes on North Indian Canyon to be 24" or 36" box,
6. Replace proposed hedges of Ficus with different plants.
The applicant concurred with these conditions and informed the AAC that all the
recommended conditions will be incorporated into the project.
REQUIRED FINDINGS:
There are no specific required findings for architectural approval which do not require
environmental assessments. This project's conformance to the architectural guidelines
of the Zoning Ordinance is analyzed below.
Architectural Review.-
Specific aspects of design shall be examined to determine whether the proposed
development will provide desirable environment for its occupants as well as being
compatible with the character of adjacent and surrounding developments, and whether
aesthetically it is of good composition, materials, textures and colors. Conformance is
evaluated based on consideration of the following:
9. Site layout, orientation, location of structures and relationship to one
another and to open spaces and topography. Definition of pedestrian and
vehicular areas; i.e., sidewalks as distinct from parking areas;
34
I
Planning Commission Staff Report
July 26,2017--Page 6 Case 3.3989 MAJ—2150 N.Zanjero Road
The proposed development is on an undeveloped flat lot with access from a local street
with adequate off-street parking. The site layout, orientation and locations of structures
allow adequate open space and well-defined pedestrian and vehicular areas. Existing
sidewalks are provided along North Indian Canyon Drive and along North Zanjero Road
leading into the development. Proposed sidewalks along North Zanjero Road will be
distinct from planned parking areas. The view corridors of the site and its surroundings
will not be impacted by the apartment building; proposed height is twenty (20) feet; the
R-2 zone allows a maximum height of twenty-four (24) feet.
2. Harmonious relationship with existing and proposed adjoining
developments and in the context of the immediate neighborhood
community, avoiding both excessive variety and monotonous repetition,
but allowing similarity of style, if warranted;
The proposed apartment complex will be developed in an area that is surrounded by
mostly undeveloped parcels. There is an existing nursing home to the north,
undeveloped parcels to the south and northwest, an assisted living facility to the
southwest and existing multi-family residential uses to the east. The proposed complex
will be harmonious with existing land uses in the immediate vicinity. The design of the
proposed apartment complex will fit the immediate neighborhood/community relative to
the style and future use.
3. Maximum height, area, setbacks and overall mass, as well as parts of any
structure (buildings, walls, screens towers or signs) and effective
concealment of all mechanical equipment;
The proposed development conforms to required development standards of the zoning
designation such as setbacks, height limits, minimum and maximum coverage limits.
The maximum height, overall mass are all in keeping with the R-2 development
standards. The project is not seeking any relief for development standards of the
designated zone. Mechanical equipment will be placed on grade and is well screened.
4. Building design, materials and colors to be sympathetic with desert
surroundings; AND
5. Harmony of materials, colors and composition of those elements of a
structure, including overhangs, roofs, and substructures which are visible
simultaneously, AND
6. Consistency of composition and treatment,
As proposed, the building design will complement existing development in the area;
proposed materials and colors are sympathetic with desert surrounding. The size of
apartment buildings, proposed materials, colors and other elements of the new
structures are consistent with the architectural styles prevalent in the City. There is
consistency in the composition and treatment of the new buildings with a simple
architectural style.
7. Location and type of planting, with regard for desert climate conditions.
Preservation of specimen and landmark trees upon a site, with proper
irrigation to insure maintenance of all plant materials;
35
Planning Commission Staff Report
July 26,2017--Page 7 Case 3.3989 MAJ—2150 N.Zanjero Road
The project proposes mostly drought-tolerant plant species deemed appropriate to the
desert environment. As designed, landscaped areas will include use of shade trees and
decomposed granite and hardscape along the frontage, side yards and courtyard area.
The proposed landscape plan includes a mix of different species of drought tolerant
shrubs, decomposed granite and groundcovers used along the property frontage, patio
and recreation areas.
ENVIRONMENTAL DETERMINATION:
The proposed project has been evaluated for compliance with the California
Environmental Quality Act (CEQA) and has determined that the project is categorically
exempt from the requirements of CEQA pursuant to Section 15332 (In-Fill Development
Projects) of the CEQA Guidelines. Staff has recommended an adoption of a Categorical
Exemption since proposed project meets the following criteria:
1 . The project is consistent with the applicable general plan designation and
applicable zoning designation;
2. The project is located within the City limits on a site of no more than five acres
substantially surrounded by urban uses;
3. The project is not located on sites that have value as habitat for endangered,
rare or threatened species;
4. The project will not result in any significant impacts relating to traffic, noise, air
quality, or water quality; and
5. The project can be adequately served by all required utilities and public
services.
Accordingly, upon approval of this item, a Notice of Exemption will be prepared and filed
with the Riverside County Clerk.
NOTIFICATION:
This project is not a public hearing item; however, the nearby Neighborhood
Organization was notified of this hearing.
CONCLUSION:
Overall, the proposed project is consistent with and in conformance with the
architectural guidelines for development in the City. And as proposed, the project
conforms to the development standards for the R-2 zone and is a by-right project. The
proposed apartment project has a simple rhythmic design. The area has remained
undeveloped for a very long time and would be an appropriate location for the proposed
housing development which the City needs. Staff recommends approval of the
proposed project as submitted subject to the attached conditions of approval.
Edward Robertson Flinn Fagg, AICP, Directo
Principal City Planner Department of Planning Services
36
ATTACHMENT No. 5
37
EXCERPT OF MINUTES
At the Planning Commission meeting of the City of Palm Springs, held July 26, 2017, the
Planning Commission took the following action:
3C. GLENWOOD MANAGEMENT GROUP, LLC, FOR A MAJOR
ARCHITECTURAL APPROVAL TO CONSTRUCT A SEVENTEEN-UNIT
APARTMENT COMPLEX ON A 1.08-ACRE UNDEVELOPED PARCEL
LOCATED AT 2150 NORTH ZANJERO ROAD (CASE 3.3989-MAJ). (ER)
Commissioner Middleton left the dais at 3:20 pm.
Principal Planner Robertson provided an overview on the proposed 17-unit
apartment complex as outlined in the staff report.
FENTON BOOTH, Glenwood Management Group, manager, said in the last five
years they have built many new rental complexes and as developers they looked
at North Palm Springs and how it's developing. He said they have had a lot of
success with the affordable market rental housing in Chicago and think this parcel
can succeed.
Vice-Chair Calerdine commended the developer for bringing forth this much
needed multi-family rental project.
Chair Weremiuk asked what the rent projection is and verified if solar is included
in the project. (2 bedroom, 2 bath townhouse— will be slightly under $2000 per
month and solar will be included on the center carport only.)
ACTION: Approved subject to:
• Installation of solar panels over the center carport.
MOTION: Vice-Chair Calerdine, seconded by Commissioner Hudson, and carried
on a 6-0-1 roll call vote.
Commissioner Middleton returned to the dais at 3:40 pm.
I, TERRI HINTZ, Planning Administrative Coordinator forthe City of Palm Springs, hereby
certify that the above action was taken by Planning Commission of the City of Palm
Springs on the 26t" day of July, 2017, by the following vote:
AYES: Donenfeld, Hirschbein, Hudson, Lowe, Vice Chair Calerdine, Chair
Weremiuk
38
Planning Commission Minutes-Excerpt
City of Palm Springs
July 26,2017
NOES: None
ABSENT: None
ABSTAIN: Middleton
2
Terri Hintz
Planning Administrative Coordinator
2 39
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PARKING(REO'D) TOTAL COUNT: ADDRESS 2150 N.ZANJERO RD.PALM SPRINGS,CALIFORNIA 92262
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1 PPKNG/UNIS $BED EST
1 PKNG l4 UNITS FOR GUESTS GROSS SITE AREA 49.405 SF(PER SURVEY).LOT DIMENSIONS=16W-7"X 301'
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23 STANDARD SPACES
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MAX M OF RESIDENTIAL UNITS 17(49,405SF/3,000SF(MAX DENSITY)) Chicago,Illinois 60661
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MAX BUILDING HEIGHT 24'(ACTUAL HT.:2d-0"12 STORIES)
PERMITTED PROJECTIONS FRONT: 4*0
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PROJECT GENERAL NOTES
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333 Soulh Des Planes Street
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Architecture Interiors Planning
333 South Des Plaines Street
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OR PORTULACARIA AFRA OR DWARF JADE PLANT MODERATE 50 L 1 .0
n.a�.m.bemm+.mwsnq++b.rssmmrw mmw,a 14 5115-GALMIX DASYLIRION WHEELERI DESERT SPOON LOW .20 i. PLANTING AREAS TO RECENEA7 MIN.LAYER OF 318'MOHAVE GOLD CRUSHED ROCK
W+•a:m+"^'1^.�:+I•aro+Im'nT•"91n'uW+I++Y'w PRUNUSCAIGHT ANA BY SOUTHWEST
ESBOULDERS
INDICATED
STONE PLANTING PLAN
,„a ,HN, ,"„,tia„+ynwm•.•:.w�+m n""Lleb 46 5-GAL Column CAROLINA LAUREL MODERATE .60
BEUCOPN TIGHT 2. PLANT QUANTITIES INDICATED IN THE PLANT UST ARE FOR CONTRACTOR'SI CONVENIENCE
"O" `^"oI""""°�`•'�°'m'•"brM'''F"1b4idnq n0ini°'+°"p1p 18 $-GAL LEUCOPHYLLUM'LYNNS LEGACY LYNN'S LEGACY LOW .20 ONLY. E AND INSTALL
TO VERIFY PLANT QUANTITIES PER PLAN PRIOR TO BID.CONTRACTOR TO
e.yn o,d..urn.,:r.wn"r+d+I wl.:r"rya.nm.mu„wbI PROVIDE AND INSTALL ALL PLANTS INDICATED PER PLAN.
P,e,,.ea,ronml.omp®+vld•r..Vn".u.w+da•+odwr 22 SGAL LEUCOPHYLLUM'SILVER CLOUD' TEXASRANGER LOW .20 3. ALL TREES WITHIN FIVE FEET OF PAVING SHALL BE INSTALLED WITH APPROVED DEEP ROOT
YIYNw+ .. ..,.. u.,u,r.mrn."..""...,.— ___.. ...__ -------- _- BARRIER.
301'-0" PROPERTY LENGTH
104'-0" 19'-61l2" 36'-0" 30'-0"
(9)VX17'PARKING SPACES NORTH&SOUTH BLDGS EAST BLDG REAR SETBACK }
CD
25". 3Y-D" 18'-0" 18'-0" 18'-0" 18'-0" N
LLI
FRONT SETBACK 6'PERFO TED CORRUGATED 16'SOLID ORRUGATED 2'X2'CONCRETE POOL PROPERTY LINE U
12' MTL FENCE TYP. PAVERS YARDS,TYP. EQUIPMENT
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OARRORT ROOF TYPE 1 TYPE 2 TYPE 2 TYPE 2 TYPE 2 � .OI•..
STRUCTURE 3 BED 2 BED 2BED 2BED 2 BED 2BED ,
U DESERTMODERN
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51
ROPEATY LINE 4'TALL IRON PICKET
8'X1T PARKING SPACES "-
FENCE W/GATE. REVISION _
(7) 10-10-18
PLANTING LEGEND WATER PANT 1-26-1
PLANTING SIZE SCIENTIFIC NAME COMMON NAME ® 6 SGAL TECOMA STANS YELLOW BELLS MODERATE .50 06-20-17
4 7e'-BOX TIPUANA TIPU TNp'pU TREE MODERATE .50 WSK SGAL ESP WI WIRE BOUGAOJVILLEA'BARBARA KARST BOUGAINVILLES MODERATE .50 07-24-17
7 36'-BOX MULTI TR. CITRUS TREE(LEMON AND LIME) �ap•aWN VALLEY MODERATE .50 �26 Cl 5-GAL ESP WI WIRE CALLIANDRA INAEQUILATERA PINK POWER PUFF MODERATE .50
5 MEDITERRANEAN MODERATE SO 170U 5-GAL ESP WI WIRE DURANTA'SWEET MEMORY' SWEET MEMORY MODERATE .50 SCAE. SGALE1"=10'
24GAL MULTI TR. CHAMAERDPS HUMILIS 21TC 5-GAL ESP WI WIRE TECOMA STANS YELLOW BELLS MODERATE .50
FAN PALM ``��
27 V.12'HT.SKINNED WASHINGTONIA HYBRID HYBRID FAN PALM MODERATE SO �� 4'-F DIA COBBLE ROCK m iy m w
Important Notice-Underground Service Alert 79 IGAL CARISSA G.'GREEN CARPET GREEN CARPET MODERATE .50 �C�'J 3'4'DIA.DESERT SELECT BOULDERS BY SOUTHWEST BOULDERS AND STONE
sedwT,gi&nurde.G—mmiaaemy:ee 2"DEPTH COMPACTED 3I8'MINUS MOHAVE GOLD DECOMPOSED GRANITE
ao 21 5-GAL CRISSA'SOXWWOD BEAUTY BOXWOOD BEAUTY MODERATE .50 BY SOUTHWEST BOULDERS AND STONE SCALE 1�lv
Nl F,Gg OPTIONAL 4'-6'DIA.HICKORY CREEK FRACTURED GRANITE TO BE RECESSED.
uana*+oo.aumer.ilaTmiyums"w wen 31 5115-GALMIX CORDIA PARVIFOLIA LITTLE LEAF CORDIA LOW .20 FINISHED GRADE TO BE AS THE ADJACENT SIDEWALK
Ta.mcEd aemmluoow."agmP OR DURANTA REPENS OR SWEET MEMORY MODERATE .50 SHEET
°4o"ygi ro- O 17 5-GAL DALEA GREGGII INDIGO BUSH LOW .za PLANTING NOTES MASTER r smnm mmaumyme:sam.mrmm..m pmmapx�mmnnvumm OR PORTULACARIA AFRA OR DWARF JADE PLANT MODERATE .50 �_� "O
w.nm�wm,mWmwr.mo:eeneum.weam mnpem mpmaeuy ra 14 TVI5GALM0( DASYLIRION WHEELERI DESERT SPOON LOW .20 1. PLANTING AREAS TO RECEIVE A 2-MIN.LAYER OF 318'MOHAVE GOLD CRUSHED ROCK
ioewmnnenauegnemaWmwmuomWmePdnawaweWeydWemu« PRUHT'NTIOLINIANA BV SOUTHWEST BOULDERS AND STONE PLANTING PLAN
smmeomYaw tltrtamimimiNWxmMemoMm"WmiM's4�mx'miWem 46 5-GAL Column CAROLINA LAUREL MODERATE .50
BEUCOPN TIGHT 2. PLANT CONTRACTOR
INDICTED IN THE PLANT LIST ARE FOR CONTRACTOR'S CONVENIENCE
mnnn..URran.am m1tlR�0"t°d olk n.Wwd Woee+raro 16 5-GAL LEUCOPHYLLUM'LYNNS LEGACY' LYNN'S LEGACY LOW .20 ONLY.CONTRANSTALL VERIFY PLANTINDICATED
PIESPERPLAN PRIOR TO BID.CONTRACTOR TO A
aepnpdeasbanamrskm ear ene Wlwry.isla WepeG.mwnrevom.b ma PROVIDE AND INSTALL ALL PlAMSINDICATED PER PLAN. �� "`.
mib v.axm ft Hopi maou+a leWMveigM1emMede T.*— eeay" 22 5-GAL LEUCOPHYLLUM'SILVER CLOUD' TEXAS RANGER LOW .20 3. ALL TREES WITHIN FIVE FEET OF PAVING SHALL BE INSTALLED WITH APPROVED DEEP ROOT
BARRIER
73 iGAL MUHLENBERGIA CAPILARIS REGAL MIST MODERATE ,50
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1, �_ ✓ - `_ F� __ __—_ __ r� C�� = DESERTMODERN
LANDSCAPE DESIGN
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ELECTRICAL NOTES - LIGHTING SCHEDULE c CONSTRUCTIONINC.
ME THE DESIGNER SHALL INSAFETY
NOWAY O HELD RESPONSIBLE FOR THE METHODS AND
1.D ELECTRICIAN IS TO PROVIDE ALL NECESSARY PLANS,SPECIFICATIONS AND MEANS LI INSTALLATION,SAFETY IPERF OR ABOUT THE SITE,PERFORMANCE OF WORK
DOCUMENTS,ETC.AND OBTAIN ALL REQUIRED APPROVALS AND PERMITS. OR TIMELINESS IN WHICH WORK IS PERFORMED. .SYMBOL OT-Y. FIXTURE COMMENTS
2. UNLESS OTHERWISE PROVIDED BY CONTRACTOR,ELECTRICIAN IS TO SIZE AND 11 THE INSTALLING CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTING THE Radiax LED LED TREE FLOOD LIGHT
FIXTURES AT NIGHT TO ELIMINATE GLARE AND INSURE OPTIMUM LIGHTING EFFECT. 1 SCALE 1'�iR REVISION
CIRCUIT ALL ELECTRICAL CLOCKS,IRRIGATION
SHOWNNT PLANS,CONTROLLERS,
E.LIGHTS,PUMPS, Model:16006 AZT 27,6.5 W Textured Architectural t I.10-16
POOLS EQUIPMENT,TIME CLOCKS,IRRIGATION CONTROLLERS.ETC..) 12. ALL WIRE SHOULD RUN WHEN
PO E POSSIBLE.
HARD SURFACES,SUCH AS SIDEWALKS, ��/J- 9 •.•« w•^...•.••�, •Finl6hed MASTER LED LANDSCAPE
CONTRACTOR IS TO PROVIDE AS BUILTS. 13. COORDINATE
ALL WORK,N POSSIBLE. Electrical: 12V 2700 K Warm White
13. COORDINATEA O WORK,ESPECIALLY RY SUBCONTRACTORS
TRENCHING AND BACKFILLING 7-24-i1
3.ALL MATERIALS AND ES AND A SHIP SHALL CONFORM TO ALL GOVERNING WITH IRRIGATION,CONCRETE AND MASONRY SUBCONTRACTORS IN REQUIRED. LED PALM UPLIGHT
CODES AND ORDINANCES AND ACCEPTABLE STANDARDS H PRACTICE. THE INSTALLING CONTRACTOR SHALL 1-RESPONSIBLE FOR PLACING SLEEVES Radiax 1: LED Textured Architectural LIGHTING PLAN -
UNDER THE HARD SURFACES,USING A 1-INCH PIPE MINIMUM. MOdeI:16OO7 AZT 27,6.5 W score scPLE 1""10'
4.COORDINATE ALL WORK,ESPECIALLY MASONRY
S N C TRENCHING AND BACKFILLING 34 Bronze Finished
WITH IRRIGATION,CONCRETE AND MASONRY SUBCONTRACTORS AS REQUIRED. 14. ALL 120 VOLT OUTSIDE ELECTRICAL OUTLETS SHALL BE PROTECTED BY THE EI6CtTICBI: 12V ••••••�
GFI AS PER NATIONAL ELECTRICAL CODE. "2700 K"WaTm White NOTES:
5. LIGHTING CONTROLLERS WILL BE LOCATED ADJACENT TO IRRIGATION 15. THE LIGHTING PLAN IS DIAGRAMMATIC AND IS NOT INTENDED TO SHOW EXACT Radiax LED ACCENTS
CONTROLLERS WHENEVER POSSIBLE, LOCATION OF CABLE RUNS.THE INSTALLING CONTRACTOR SHALL RUN WIRES TO BEST SUIT 1.THIS SHEET IS'FOR REFERENCE ONLY AND THESE LIGHTING
6. ELECTRICIAN IS TO CONFIRM EXACT TREE LOCATION SO AS TO INSURE FIELD CONDITIONS.AN AS-BUILT PLAN IS TO BE COMPLETED AND LEFT WITH THE OWNER. 10 Model: 16004 AZT 27,4 W LED ACCENT LIGHT................Textured Architectural REQUIREMENTS ARE INCORPORATED ON THE ELECTRICAL PLAN.
PROPOER INSTALLATION OF LIGHT FIXTURES. SETBACK NOTES Bronze Finished 2.LIGHTING CONTRACTOR TO CONTACT KICHLER LIGHTING FOR
7.ALL JUNCTION BOXES WITHOUT A LIGHT FIXTURE WILL BE PUT IN A CARSON Electrical: 12V 2700 K Warm White ANY TYPE OF ASSISTANCE IN LAYOUT OF W IRE AND SIZE. SHEET
BELOW GRADE. 1. LOCATE LIGHT FIXTURES A MIN.OF 4'-O"FROM EDGE OF TREE.
8.JUNCTION BOXES ON WALK LIGHTS ARE TO BE 6'TO W ABOVE FINISH GRADE 2. LOCATE LIGHT FIXTURES 1'-0"FROM EDGE OF PALMS. M —
Model: 15-PR-400 3.LIGHTING CONTRACTOR TO COORDINATE WITH IRRIGATION L2.O
MEASURED TO THE BOTTOM OF THE BOX. THESE NEED TO BE 5'MIN-AWAY FROM 3. THESE MEASUREMENTS AREA SUPERSEEDED ONLY WHEN T 1 Electrical: 12V TRANSFORMER CONTRACTOR FOR LOCATION OF IRRIGATION CLOCK AND
THE EDGE OF THE CONCRETE DECKING. FIELD CONDITIONS WARRANT CHANGE BY LANDSCAPE ARCHITECT. LIGHTING TRANFORMER(S)AWAY FROM PUBLIC VIEW.
9. LIGHT FIXTURES LOCATED WITHIN(10)TEN FEET FROM EDGE OF WATERFEATURES Lights are available Please contact LIGHTING CONTRACTOR TO VERIFY LIGHTING COUNT BEFORE ORDERING FIXTURES. 4.PROVIDE LIGHTING TRANSFORMERS WATTAGE AS NECESSARY :
Chuck ARE TO BE EQUIPPED WITH A GFCI PER ELECTRICAL ENGINEERS PLAN O-SATELLITE HUB(WIRE JUNCTION MANIFOLD) WITH PHOTOCELL.
AND PER LOCAL AND COUNTY CODES. through CH Sales,Inc uck Hoover for questions.www.chsaleslne.com Cell:(818)519-0247 PHOTOCELLS ARE TO BELOCATED IN SUN ACCESSIBLE AREAS.
Added Conditions of Approval
Case 3.3989-MAJ
Glenwood Management Group 7-Unit Apartment Complex
2150 North Zanjero Road
September 6, 2017
CONDITIONS OF APPROVAL
PLANNING DEPARTMENT:
PLN 7. All HVAC equipment shall be ground-mounted and shall be screened pursuant
to PSZC Chapter 93. No rooftop HVAC equipment shall be permitted.
PLN 8. The perimeter walls for the development shall be as follows:
• East wall: 6' high masonry block wall with stucco smooth coat finish;
stucco pilasters and gated entries per the spacing as shown on Plan A-
001.
• North and south walls: 6' high corrugated metal fence with concealed
support posts.
• West wall: 6' high masonry block wall with stucco smooth coat finish;
central portion of wall shall be 6' iron picket fence with central gate per
Plan A-001.
PLN 9. All carport structures shall conform to the setback requirements of the R-2
zoning district. Carport structures shall conform to the construction details as
shown on Plan A-409.
PLN 10. The parking lot shall be screened in accordance with requirements of PSZC
Section 93.06.00(C)(12). Parking spaces shall conform to the design and
construction standards of PSZC Section 93.06.00(E).
PLN 11. The trash enclosure shall be subject to review by Palm Springs Disposal
Services, and the location and construction of the enclosure shall be subject to
review and approval by the Director of Planning Services.
PLN 12. Solar panels shall be provided over the central carport structure as shown on
Plan A-001.
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