HomeMy WebLinkAbout24236 RESOLUTION NO. 24236
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, ADOPTING A SUBSEQUENT MITIGATED
NEGATIVE DECLARATION AND THEREBY APPROVING A PROPOSED
AMENDMENT TO PLANNED DEVELOPMENT DISTRICT 333, AND
TENTATIVE PARCEL MAP 35236, AS PROPOSED BY SELENE PALM
SPRINGS, LLC, TO DEVELOP A 171-ROOM HOTEL, 34 RESIDENTIAL
UNITS AND ASSOCIATED PARKING ON 7.8 ACRES OF LAND
LOCATED AT THE NORTHWEST CORNER OF AVENIDA
CABALLEROS AND AMADO ROAD.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS FINDS AND
DETERMINES AS FOLLOWS:
A. Selene Palm Springs , LLC, (the "Applicant') has filed an application with the
City to amend the previously approved Planned Development District 333 and Tentative
Parcel Map 35236 pursuant to the provisions of Section 94.02.00 (B) of the Palm
Springs Zoning Code,
B. The City Council of the City of Palm Springs originally approved Planned
Development District 333 (PDD 333), on July 18, 2007, for a 200-room hotel and 143
condominium units ("Initial Project').
C. The project applicant timely submitted a request for an extension of the Initial
Project and applied for amendments to the PDD 333 and Tentative Parcel Map 35236
(TPM 35236) (collectively the "Amended Project').
D. On February 6, 2017, the proposed amendment to PDD 333, was reviewed by
the Architectural Advisory Committee (AAC), and recommended approval to the
Planning Commission with a unanimous vote.
E. On May 24, 2017, a public hearing on the Amended Project was held by the
Planning Commission in accordance with applicable law, the Planning Commission
carefully reviewed and considered all of the evidence presented in connection with the
hearing on the Amended Project including but not limited to the staff report, and all
written and oral testimony presented and voted unanimously to recommend approval of
the Amended Project to the City Council.
F. The Amended Project is considered a "project' pursuant to the terms of the
California Environmental Quality Act ("CEQA"), and a Subsequent Mitigated Negative
Declaration has been prepared for the Amended Project and was distributed for public
review and comments in accordance with CEQA; the Subsequent MND has been
submitted to the City Council for its review and consideration.
G. The City Council has carefully reviewed and considered all of the evidence
Resolution No. 24236
Page 2
presented in connection with the meeting on the Amended Project, including but not
limited to the staff report, the Mitigated Negative Declaration and the final Addendum,
and all written and oral testimony presented.
H. Pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has
considered the effect of the proposed project on the housing needs of the region, and
has balanced these needs against the public service needs of residents and available
fiscal and environmental resources.
I. A notice of public hearing of the City Council of the City of Palm Springs,
California to consider the above-mentioned applications was given in accordance with
applicable law and on June 7, 2017, the City Council held a public hearing in
accordance with applicable law.
J. 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 94.03.00 of the City's Zoning Code. The City Council makes
the following findings based on specific evidence as described after each finding:
a. That the use applied for at the location set forth in the application is
properly one for which a conditional use permit is authorized by this
Zoning Code.
The proposed amendment to Planned Development District 333 is consistent with the
High Density Residential designation of the General Plan and the Section 14 Specific
Plan designation of High Residential as amended, which represents the General Plan
and Zoning for the property on which the project is located.
b. That the use is necessary or desirable for the development of the
community, is in harmony with the various elements or objectives of the
general plan, and is not detrimental to existing uses or to future uses
specifically permitted in the zone in which the proposed use is to be
located,
The amended project, as planned, designed and conditioned, is consistent with the
Section 14 Specific Plan and the City of Palm Springs vision of the area for the future.
The density and the overall size and scope of the project have been reduced; the site is
physically suitable and appropriate for the proposed project given the close proximity to
the Convention Center and the downtown area. The location provides sufficient access
points for all uses proposed.
c. That the site for the intended use is adequate in size and shape to
accommodate such use, including yards, setbacks, walls or fences,
landscaping and other features required in order to adjust such use to
those existing or permitted future uses of land in the neighborhood,
Resolution No. 24236
Page 3
The Amended Planned Development District modifies development of the project while
maintaining the original intent and purposed envisioned for the site. The project site is
7.8 acres and large enough to accommodate the hotel development. All development
standards such as setbacks, sidewalks, walls and fences are consistent with the
development standards established by PDD 333 and the Section 14 Specific Plan.
d. That the site for the proposed use relates to streets and highways property
designed and improved to carry the type and quantity of traffic to be
generated by the proposed use;
The project proposes primary vehicular access to the public streets from North Calle
Alvarado. There is another entry to the easterly portion of the development from
Avenida Caballero for service vehicles only; therefore the development will relate to
existing streets and highways. Also, traffic and circulation within and around the
development were analyzed in the proposed MND incorporated into the current
document.
e. That the conditions to be imposed and shown on the approved site plan are
deemed necessary to protect the public health, safety and general welfare
and may include minor modification of the zone's property development
standards;
A draft set of conditions of approval are proposed in the attached Exhibit A; these
conditions are from different departments of the City which include Planning, Building,
Fire and Public Works. Revised conditions from the original entitlement and Mitigation
Measures from the proposed MIND will apply to this project. Therefore, staff believes
that the conditions imposed are deemed necessary to protect the public health, safety
and general welfare.
Tentative Tract Map Amendment:
Additional findings are required for the proposed project pursuant to Section 66474 of
the Subdivision Map Act. These findings and a discussion of the project as it relates to
these findings follow:
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The previously approved tentative tract map was for a two-parcel condominium map
and three lettered lots for the 10.47-acre parcel. The applicant is now proposing to
modify the condominium map by subdividing the reduced property of 7.8 acres into a
two-parcel with three lettered lots for street purposes only. In terms of required lot sizes
and availability of public infrastructure, the map is consistent with the City's General
Plan.
b. The design and improvements of the proposed Vesting Tentative Tract Map are
consistent with the zone in which the property is located.
Resolution No. 24236
Page 4
The design of the map is consistent with the allowable uses under the Planned
Development District for this property, and is consistent with the development standards
of the Section 14 Specific Plan.
C. The site is physically suited for this type of development.
The 7.8-acre site is physically suited for the amended project. The site currently serves
as a parking lot for the City of Palm Springs Convention Center and it is surrounded by
existing development and City streets. The construction of hotel building on the site is
appropriate at this location.
d. The site is physically suited for the proposed density of development.
The site can accommodate the 171-room hotel and the 34-unit residential uses as
proposed. The approximately 7.8-acre site is physically suited for the size, scope and
density of the proposed hotel and residential uses.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The Amended Tentative Tract Map and associated Planned Development District have
been reviewed under the California Environmental Quality Act, and a Subsequent
Mitigated Negative Declaration has been prepared and proposed for adoption by the
City Council. Mitigation measures have been included which will reduce potential
impacts to less than significant levels. The site has been previously disturbed and
developed as parking lot for many years, and does not include any natural habitat. The
project will therefore not damage or injure fish, wildlife or their habitats.
f. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The subdivision is designed to meet or exceed City standards. The development of the
hotel and residential uses will be required to meet or exceed City building codes. The
project will not cause public health problems.
g. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
There are no known public easements or access across the subject property, therefore
the design of the subdivision will not conflict with easements for access through the
property. Any utility easements can be accommodated within the project design.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES:
Resolution No. 24236
Page 5
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 Project is considered a "project' pursuant to the California Environmental Quality
Act (CEQA). A Subsequent IS/MND has been prepared for the Project that evaluates
the potential environmental impacts of the Project. The City Council has reviewed and
considered the information in the final Subsequent IS/MND and has adopted the
Subsequent Mitigated Negative Declaration in accordance with CEQA.
SECTION 3.
The City Council hereby approves the proposed amendment to Planned Development
District 333 and modified Tentative Parcel Map 35236, for the development of a 171-room
hotel, 34 residential units and associated parking on 7.8 acres of lands located at the
northwest corner of Avenida Caballeros and Amado Road subject to the Conditions of
Approval attached hereto as Exhibit A 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 7T" DAY OF JUNE, 2017.
David H. Ready, Esq.,� .
City Manager
ATTEST:
`(AELLD :I .1 .1:1
Kathleen D. Hart, MMC
Interim City Clerk
Resolution No. 24236
Page 6
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. 24236 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 June 7, 2017, by
the following vote:
AYES: Councilmembers Kors, Roberts, Mayor Pro Tern Foat, and Mayor Moon
NOES: None
ABSENT: Councilmember Mills
ABSTAIN: None
RECUSED: None
Kathleen D. Hart, MMC
Interim City Clerk
Resolution No. 24236
EXHIBIT A
Case No. 5.1132 — PD 333 AMND &Tentative Parcel Map 35236
Selene Palm Springs, LLC
Northwest corner of Avenida Caballeros and Amado Road
(The Dream Hotel Palm Springs)
CONDITIONS OF APPROVAL
June 7, 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 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. Project Description. This approval is for the project described per Case
5.1132-PDD 333 & TTM 35236; 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, date stamped May 1, 2017, including
site plans, architectural elevations, exterior materials and colors, landscaping,
and grading on file in the Planning Department 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 5.1132-PDD 333 & TTM 35236. The City of Palm
Resolution No.24236
Condi ions of Approval Case No.5.1132-PD 333 AMND/1TM 35236
Page 2
Springs will promptly notify the applicant of any such claim, action, or
proceeding against the City of Palm Springs and the applicant will either
undertake defense of the matter and pay the City's associated legal costs or
will advance funds to pay for defense of the matter by the City Attorney. If the
City of Palm Springs fails to promptly notify the applicant of any such claim,
action or proceeding or fails to cooperate fully in the defense, the applicant
shall not, thereafter, be responsible to defend, indemnify, or hold harmless
the City of Palm Springs. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but
should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgment or
failure to appeal, shall not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Time Limit on Approval. Approval of the Amended Project 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 B. 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. Tribal Fees Required. As the property is Indian reservation land, fees as
required by the Agua Caliente Band of Cahuilla Indians Tribal Council,
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND 1 TTM 35236
Page 3
including any applicable habitat conservation plan fees shall be paid prior to
consideration of this project by the Planning Commission.
ADM 11. CC&R's The applicant prior to issuance of building permits 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. These
CC&R's may be enforceable by the City, shall not be amended without City
approval, and shall require maintenance of all property in a good condition and
in accordance with all ordinances
ADM 12. CC&R's. Prior to recordation of a Final 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-i n-i me rest.
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
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.
ENVIRONMENTAL ASSESSMENT CONDITIONS:
ENV 1. All the Mitigation Measures contained in the adopted Mitigated Negative
Declaration (MND) shall be part of the conditions of approval.
ENV 2. 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 3. 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
Resolution No.24236
Conddions of Approval Case No.5.1132-PD 333 AMND/7rM 35236
Page 4
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 (either
Planning Commission or City Council determination). 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.dfg.ca.gov for more information.
ENV 4. 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 MND will be included in the
plans prior to issuance of building permits.
ENV 5. Cultural Resource Survey Required. Prior to any ground disturbing activity,
including clearing and grubbing, installation of utilities, and/or any
construction related excavation, an Archaeologist qualified according to the
Secretary of the Interior's Standards and Guidelines, shall be employed to
survey the area for the presence of cultural resources identifiable on the
ground surface.
ENV 6. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground-disturbing activities.
a). A Native American Monitor(s) shall be present during all ground disturbing
activities including clearing and grubbing, excavation, burial of utilities,
planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla
Indian Cultural Office for additional information on the use and availability of
Cultural Resource Monitors. Should buried cultural deposits be encountered,
the Monitor shall contact the Director of Planning. After consultation the
Director shall have the authority to halt destructive construction and shall
notify a Qualified Archaeologist to further investigate the site. If necessary,
the Qualified Archaeologist shall prepare a treatment plan for submission to
the State Historic Preservation Officer and Agua Caliente Cultural Resource
Coordinator for approval.
b). Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning Department prior to final inspection.
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMNO/TTM 35236
Page 5
PLANNING DEPARTMENT CONDITIONS:
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down-lights shall be utilized. No lighting of
hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape plans shall also be certified by the local water
agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
PLN 3. 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 4. 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 5. 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 6. 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 7. 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 8. Provide 'smart controllers' for all irrigation systems.
Resolution No.24236
Conditions of Approval Case No.5.1132-1313 333 AMND J TTM 35236
Page 6
PLN 9. Encourage employees to ride bicycles and utilize public transit in order to
reduce parking demand. The hotel should communicate the benefits of bicycle
riding and public transit to employees. This is a cost effective, eco friendly
option that reduces parking demand.
PLN 10. Information about transit, "Palm Springs Buzz" trolley, Uber/Lyft and taxi
services should be readily available to guests staying at the resort. This
information should also be easily found on the hotel website. This will
encourage guests to utilize alternate modes of transportation.
PLN 11. Parking for the hotel shall be valet-only. Such a requirement shall be recorded
concurrent with the recordation of the Final Map on lots 1 and 2 as depicted on
Tentative Tract Map 35236.
PLN 12. Parking for condominium guests shall meet Zoning Ordinance requirements.
The parking, if gated, shall include an intercom system to the units, and
adequate turn-around area for guests unable to contact the resident they are
seeking.
PLN 13. Avenida Caballeros shall have minimum 8' sidewalks with shade trees on
private property pursuant to Fig. 5-7 in Section 14 Specific Plan. (Added by PC
on 6.12.13)
PLN 14. Amado Road shall have a minimum 5' sidewalk, 4' parkway and shade trees
spacing out 30' or less per Section Specific Plan. (Added by PC on 6.12.13)
PLN 15. On Amado Road and Avenida Caballeros, the planting materials along the
street frontages shall be pursuant to Tables 5-5 and 5-6 of Section 14
Specific Plan. (Added by PC on 6.12.13)
PLN 16. Streetscape furniture shall be provided along Avenida Caballeros subject to
the approval of Director of Public Works pursuant to Section 14 Specific Plan.
(Added by PC on 6.12.13)
PLN 17. Crosswalks at Avenida Caballeros and Calle Alvarado shall meet paving
requirements of Section 14 Specific Plan. (Added by PC on 6.12.13)
PLN 18. The grading plan shall show the disposition of all cut and fill materials. Limits
of site disturbance shall be shown and all disturbed areas shall be fully
restored or landscaped.
PLN 19. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of
Title 25 of the California Administrative Code. Compliance shall be
demonstrated to the satisfaction of the Director of Building and Safety.
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
Page 7
PLN 20. The street address numbering/lettering shall not exceed eight inches in
height.
PLN 21. The applicant shall be required to provide adequate height of rear wall /fencing
to contain fugitive dust during construction. (Added by PC on 5.24.17)
PLN 22. The applicant shall coordinate with City staff to investigate installing a mid block
pedestrian crossing subject to City approval to be funded by the applicant.
(Added by PC on 5.24.17)
PLN 23. Prior to the issuance of building permit, a Planning Commission subcommittee
of three members shall review minor revisions to the following:
1. The building fagade at the intersection of Amado Road and Calle
Alvarado.
2. Lobby path from the intersection of Amado Road and Calle Alvarado.
3. East wall of farm building facing Avenida Caballeros.
4. Design of the landscaping and block wall at the common property line
with the Center Court Condominiums.
(Added by PC on 5.24.17)
ENGINEERING DEPARTMENT:
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
ENG 1. 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 2. All Grading Plans, Improvement Plans, Required Studies and Documents listed
below, must be submitted to Engineering Services Department for review and
approval.
ENG 3. 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 4. Master planned roadways (Avenida Caballeros, Amado Road, and Calle Alvarado)
shall be improved to the Final Section 14 Master Development Plan/Specific Plan
design standards on and adjacent to the site, as generally identified herein, or to
alternative design standards proposed by the applicant and approved by the City.
AVENIDA CABALLEROS
Resolution No.24236
Conditions of Approval Case No.5.1132-131)333 AMND I TTM 35236
Page 8
ENG 5. Remove the existing driveway approach and replace with new street improvements
(curb and gutter, and sidewalk) to match existing street improvements, in accordance
with applicable City standards.
ENG 6. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs
Standard Drawing No. 205. The centerline of the driveway approach shall be located
approximately 380 feet from the centerline of Amado Road.
ENG 7. Construct a 30 feet wide driveway approach in accordance with City of Palm Springs
Standard Drawing No. 205. The centerline of the driveway approach shall be located
approximately 210 feet from the centerline of Amado Road.
ENG B. Avenida Caballeros street improvements shall be installed consistent with the
streetscape standards and guidelines in the Section 14 Master Development
Plan/Specific Plan (November 2004), which includes a landscaped private setback of
variable width and an 8 feet wide pedestrian sidewalk with double palm trees planted
approximately 60 feet apart. The specific street improvements described in this
condition may be modified by the applicant, in consultation with the City, provided that
the intent of the Section 14 Specific Plan guideline is maintained.
ENG 9. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
AMADO ROAD
ENG 10. Dedicate additional right-of-way of 15 feet to provide the ultimate half street right-of-
way width of 40 feet along the entire frontage, together with a property line - corner
cut-back at the northwest corner of the intersection of Amado Road and Avenida
Caballeros, and at the northeast corner of the intersection of Amado Road and Calle
Alvarado, in accordance with City of Palm Springs Standard Drawing No. 105.
ENG 11. Construct a 5 feet wide sidewalk and 4 feet wide landscaped parkway behind the curb
along the entire frontage and concentric with the "Drop Off' turn outs to be consistent
with the Section 14 Master Plan related to Amado Road in accordance with City of
Palm Springs Standard Drawing No. 210.
ENG 12. Dedicate additional right-of-way concentric with the back of the proposed vehicle
"Drop off" turn-outs, with the back of right-of-way located at the back of sidewalk.
ENG 13. Remove the existing driveway approach and replace with new street improvements
(curb and gutter, and sidewalk) to match existing street improvements, in accordance
with applicable City standards.
ENG 14. 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 turn out to clean
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
Page 9
sawcut edge of pavement. If an alternative pavement section is proposed, the
proposed pavement section shall be designed by a California registered Geotechnical
Engineer using "R" values from the project site and submitted to the City Engineer for
approval.
ENG 15. Construct the proposed vehicle turn-out bay in accordance with applicable City
standards. The vehicle turn-out bay shall be a minimum of 12 feet wide where there is
no parallel parking allowed and a minimum of 20 feet wide when there is one traffic
lane with parallel parking on the north side of the turn-out. The vehicle turn-out bay
shall be constructed with new curb, gutter, and sidewalk to match existing
improvements, in accordance with applicable City standards.
ENG 16. Amado Road street improvements shall be installed consistent with the streetscape
standards and guidelines in the Section 14 Master Development Plan/Specific Plan
(November 2004), which includes a 4 feet wide landscaped parkway that includes
shade trees in an informal pattern at a spacing of 30 feet or less and a 4 feet wide
pedestrian sidewalk. The specific street improvements described in this condition may
be modified by the applicant, in consultation with the City, provided that the intent of
the Section 14 Specific Plan guideline is maintained.
ENG 17. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
CALLE ALVARADO
ENG 18. Remove the existing driveway approaches as necessary and replace with new street
improvements (curb and gutter, and sidewalk) to match existing street improvements,
in accordance with applicable City standards.
ENG 19. Remove the existing street improvements as necessary to construct a minimum 24
feet wide driveway approach located approximately 695 feet north of the centerline of
Amado Road, respectively. The driveway approach shall be constructed in
accordance with City of Palm Springs Standard Drawing No. 205.
ENG 20. Construct a Type A curb ramp meeting current California State Accessibility standards
on each side of the driveway approaches 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 driveways, and shall adjust the
location of the access ramps, if necessary, to meet ADA guidelines, subject to the
approval of the City Engineer. If necessary, additional pedestrian and sidewalk
easements shall be provided on-site to construct a path of travel meeting ADA
guidelines.
ENG 21. Construct an 5 feet wide sidewalk behind the curb along the entire frontage (where not
already existing) in accordance with City of Palm Springs Standard Drawing No. 210.
Resolution No,24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
Page 10
ENG 22. Calle Alvarado street improvements shall be installed consistent with the streetscape
standards and guidelines in the Section 14 Master Development Plan/Specific Plan
(November2004), which includes a 5 feet wide landscaped parkway and a 5 feet wide
pedestrian sidewalk. The specific street improvements described in this condition may
be modified by the applicant, in consultation with the City, provided that the intent of
the Section 14 Specific Plan guideline is maintained.
ENG 23. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
ON-SITE
ENG 24. The on-site private street shall have a minimum travel way width of 24 feet, and shall
be constructed with standard 6 inch curb and gutter, a wedge curb, or other approved
curbs along both sides of the street, as necessary to accept and convey on-site
stormwater runoff to the on-site drainage system, in accordance with applicable City
standards. Note that one-way sections of the roadway (including ramps) shall be a
minimum of 16 feet wide.
ENG 25. The on-site private street shall have a minimum centerline radius of 50 feet.
ENG 26. The minimum pavement section for all on-site 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.
ENG 27. Parking shall be restricted along the two-way drive aisle as necessary to maintain a 24
feet wide clear two-way travel way. Regulatory Type R26 "No Parking" signs or red
curb shall be installed along the drive aisle as necessary to enforce parking
restrictions. A Home Owners Association shall be responsible for regulating and
maintaining required no parking restrictions, which shall be included in Covenants,
Conditions, and Restrictions required for the development.
ENG 28. 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 29. All sanitary facilities shall be connected to the public sewer system via the on-site
private sewer system. Existing sewer service laterals to the property may be used for
new sanitary facilities. New laterals shall not be connected at manholes.
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
Page 11
ENG 30. All on-site sewer systems shall be privately maintained by a Home Owners
Association (HOA). Provisions for maintenance of the on-site sewer system
acceptable to the City Engineer shall be included in the Covenants, Conditions and
Restrictions (CC&R's) required for this project.
ENG 31. The project is subject to the Section 14 Sewer Impact Fee. The sewer impact fee at
the present time is $696.00 per acre. The fee shall be paid prior to, or concurrently
with issuance of building permits.
GRADING
ENG 32. Submit a Precise Grading & Paving Plan prepared by a California registered Civil
engineer to the Engineering Division for review and approval. The Precise Grading &
Paving Plan shall be approved by the City Engineer prior to issuance of grading
permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading
contractor and submitted to the Engineering Division for review and approval. The
applicant and/or its grading contractor shall be required to comply with Chapter
8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize
one or more "Coachella Valley Best Available Control Measures" as identified in
the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source
such that the applicable performance standards are met. The applicant's or its
contractor's Fugitive Dust Control Plan shall be prepared by staff that has
completed the South Coast Air Quality Management District (AQMD) Coachella
Valley Fugitive Dust Control Class. The applicant and/or its grading contractor
shall provide the Engineering Division with current and valid Certificate(s) of
Completion from AQMD for staff that have completed the required training. For
information on attending a Fugitive Dust Control Class and information on the
Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control
issues, please contact AQMD at (909) 396-3752, or at hfp://www.AQMD.gov. A
Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust
Control Handbook, shall be submitted to and approved by the Engineering Division
prior to approval of the 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 Tentative Tract Map; 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 33. 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-
THPOAaguacaliente.net to determine their requirements, if any, associated with
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 APAND/TTM 35236
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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 34. 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 35. 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 36. 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 37. Prior to issuance of grading permit, the applicant shall provide verification to the City
that the Tribal Habitat Conservation Plan (THCP) fee has been paid to the Agua
Caliente Band of Cahuilla Indians in accordance with the THCP.
ENG 38. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
ENG 39. 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 40. This project requires the preparation and implementation of 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. Where applicable, the
approved final project-specific Water Quality Management Plan shall be incorporated
by reference or attached to the 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.
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
Page 13
ENG 41. 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 at the time of issuance of grading permit for mitigation measures for
erosion/blowsand relating to this property and development.
ENG 42. 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 43. 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. No certificate of occupancy will be issued until the required
certification is provided to the City Engineer.
ENG 44. 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 45. 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. 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 46. This project shall be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater
River Region from the Colorado River Basin Regional Water Quality Control Board
(RWQCB). The applicant is advised that installation of BMP's, including mechanical
or other means for pre-treating contaminated stormwater and non-stormwater runoff,
shall be required by regulations imposed by the RWQCB. It shall be the applicant's
responsibility to design and install appropriate BMP's, in accordance with the
NPDES Permit, that effectively intercept and pre-treat contaminated stormwater and
non-stormwater runoff from the project site, prior to release to the City's municipal
separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and
the RWQCB. Such measures shall be designed and installed on-site; and provisions
for perpetual maintenance of the measures shall be provided to the satisfaction of
Resolution No.24236
Conditions of Approval Case No. 5.1132-PD 333 AMND/TTM 35236
Page 14
the City Engineer, including provisions in Covenants, Conditions, and Restrictions
(CC&Rs) required for the development.
ENG 47. 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 48. 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 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 the issuance of any grading or building permits.
ENG 49. Prior to issuance of certificate of occupancy or final City approvals (OR of "final"
approval by City), the applicant shall: (a) demonstrate that all structural 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 50. 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 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,
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND I TTM 35236
Page 15
in conjunction with dry wells and other subsurface solutions should be considered as
alternatives to using landscaped parkways for on-site retention.
ENG 51. Submit storm drain improvement plans for all on-site storm drainage system facilities
for review and approval by the City Engineer.
ENG 52. Construct storm drain improvements, including but not limited to catch basins, and
storm drain lines, for drainage of on-site private street and underground parking
garages into the on-site underground retention system, as described in the
Preliminary Drainage Study for Tentative Tract Map No. 35236, prepared by
Fomotor Engineering, dated December 2006. The hydrology study for Tentative
Tract Map 35236 shall be amended to include catch basin sizing, storm drain pipe
sizing, and underground retention system sizing calculations and other specifications
for construction of required on-site storm drainage improvements. (study to be
updated to reflect changes to project)
ENG 53. 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 in Covenants, Conditions and
Restrictions (CC&Rs) required for this project.
ENG 54. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212 per acre per Resolution No.
15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
ENG 55. 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 56. All proposed utility lines shall be installed underground.
ENG 57. All existing utilities shall be shown on the improvement plans for the project. The
existing and proposed service laterals shall be shown from the main line to the
property line.
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
Page 16
ENG 58. 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 by the City
Engineer.
ENG 59. 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 60. 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 61. 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 62. 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. The annexation shall be completed by action of the city council in a
public hearing, prior to processing a final map for approval.
ENG 63. A Final Map shall be prepared by a California registered Land Surveyor or qualified
Civil Engineer and submitted to the Engineering Division for review and approval. A
Title Report prepared for subdivision guarantee for the subject property, the traverse
closures for the existing parcel and all lots created therefrom, and copies of record
documents shall be submitted with the Final Map to the Engineering Division as part
of the review of the Map. The Final Map shall be approved by the City Council prior
to issuance of building permits.
ENG 64. A copy of draft Covenants, Conditions and Restrictions (CC&Rs) shall be submitted
to the City Attorney for review and approval for any restrictions related to the
Engineering Division's recommendations. The CC&Rs shall be approved by the City
Attorney prior to approval of the Final Map, or in the absence of a Final Map, shall
be submitted and approved by the City Attorney prior to issuance of Certificate of
Occupancy.
ENG 65. 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
Resolution No.24236
Cond@ions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
Page 17
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.
TRAFFIC
ENG 66. As determined by the Westin Hotel and Residences Traffic Impact Study prepared
by Endo Engineering (as revised March 5, 2007) and a revised focused traffic study
by KOA Corporation (March 3, 2017) have determined that the following mitigation
measures will be required:
a) Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at all project egress points, in accordance with City of Palm Springs
Standard Drawing Nos. 620-625.
b) A clear unobstructed sight distance shall be provided at all project access points; a
clear sight triangle inside the property measuring 8 feet by 8 feet shall be provided
at each access driveway, with screening fences or landscaping restricted to
maintain the require sight distance.
ENG 67. Submit traffic striping plans for Amado Road, prepared by a California registered civil
engineer, for review and approval by the City Engineer. All required traffic striping
and signage improvements shall be completed in conjunction with required street
improvements, to the satisfaction of the City Engineer, and prior to issuance of a
certificate of occupancy.
ENG 68. 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 or pedestrian paths of travel 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 Avenida Caballeros, Amado Road, and Calle Alvarado frontages of the
subject property.
ENG 69. 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.
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND I TTM 35236
Page 18
ENG 70. 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 71. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
WASTE DISPOSAL:
1. Trash cans shall be screened from view and kept within fifty (50) feet of the street.
POLICE DEPARTMENT:
1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
BUILDING DEPARTMENT:
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE DEPARTMENT:
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 on the resubmitted plans received and dated February 1, 2017.
Additional requirements may be required at that time based on revisions to
plans.
FID 2 Fire Department Conditions were based on the 2013 Califomia 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 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 4 Plans and Permits (CFC 105.1):
Permits and scaled drawings are required for this project. Plan reviews can
take up to 20 working days. Submit a minimum of three (3) sets of drawings
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
Page 19
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. 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
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 5
Access During Construction (CFC 503): Access for firefighting equipment
shall be provided to the immediate job site at the start of construction and
maintained until all construction is complete. Fire apparatus access roads
shall have an unobstructed width of not less than 24 feet and an
unobstructed vertical clearance of not less than 13'-6". Fire Department
access roads shall have an all-weather driving surface and support a
minimum weight of 73,000 lbs.
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.
FID 7 Aerial Fire Access Roads (CFC Appendix D105.1): Buildings or portions of
buildings or facilities exceeding 30 feet in height above the lowest level of fire
department vehicle access shall be provided with approved fire apparatus
access roads capable of accommodating fire department aerial apparatus.
Overhead utility and power lines shall not be located within the aerial fire
apparatus access roadway.
Resolution No.24236
Conditions of Approval Case No.5.1132-1213 333 AMND/TTM 35236
Page 20
• Aerial Fire Access Road Width (CFC Appendix D105.2): Fire
apparatus access roads shall have a minimum unobstructed
width of 26 feet, exclusive of shoulders, in the immediate vicinity
of any building or portion of building more than 30 feet in height.
• Aerial Access Proximity to Building (CFC Appendix D105.3):
At least one of the required access routes for buildings or facility
exceeding 30 feet in height above the lowest level of fire
department vehicle access shall be located within a minimum of
15 feet and a maximum of 30 feet from the building and shall be
positioned parallel to one entire side of the building.
Project Note: Site plan does not show aerial apparatus access roads
FID 8 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 9 Traffic Calming Devices (CFC 503.4.1): Traffic calming devices shall be
prohibited unless approved by the fire code official.
FID 10 Key Box Required to be Installed (CFC 506.1): Where access to or within
a structure or an area is restricted because of secured openings or where
immediate access is necessaryfor 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.
Secured emergency access gates serving apartment, town home or
condominium complex courtyards must provide a key box in addition to
association or facility locks. The nominal height of Knox lock box installations
shall be 5 feet above grade. Location and installation of Knox key boxes must
be approved by the fire code official.
• Key Box Contents (CFC 506.1): The Knox key box shall
contain keys to all areas of ingress/egress, alarm rooms, fire
sprinkler riser/equipment rooms, mechanical rooms, elevator
rooms, elevator controls, plus a card containing the emergency
contact people and phone numbers for the building/complex.
FID 11 Required Water Supply (CFC 507.1): An approved water supply capable of
supplying the required fire flow for fire protection shall be provided to
premises upon which facilities, buildings or portions of buildings are hereafter
constructed or moved into or within the jurisdiction.
FID 12 Water Plan (CFC 501.3 & 901.2): A water plan for on-site and off-site is
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
Page 21
required and shall include underground private fire main for fire sprinkler
riser(s), public fire hydrant(s), public water mains, Double Check Detector
Assembly, Fire Department Connection and associated valves.
FID 13 Location of Fire Department Connections: The connection inlets must
face the street, and be located on the street side of the building. The face
of the inlets shall be 18 inches horizontal from the back edge of sidewalk (or
back of curb, if no sidewalk), and shall be 36 to 44 inches in height to center
of inlets above finished grade. No landscape planting, walls, or other
obstructions are permitted within 3 feet of Fire Department connections.
The FDC and supporting piping shall be painted OSHA safety red.
The address of the building served shall be clearly indicated on the Fire
Department Connection (FDC). A sign with this information shall be placed
on or near the FDC. The sign shall be constructed of metal. The sign face,
lettering, and attachment shall be made of weather and vandal resistant
materials. Sign background will be bright red. Letters will be bright white.
Sign format will be substantially as follows:
FDC SERVES
354 N PALM CANYON
[Designate Buildings Served]
FID 14 Fire Hydrant & FDC Location (CFC 912.2): A public commercial fire
hydrant is required within 30 feet of the Fire Department Connection (FDC).
Fire Hose must be protected from vehicular traffic and shall not cross
roadways, streets, railroad tracks or driveways or areas subject to flooding or
hazardous material or liquid releases.
FID 15 Fire Department Connections (CFC 912.2.1 & 912.3): Fire Department
connections shall be visible and accessible, have two 2.5 inch NST female
inlets, and have an approved check valve located as close to the FDC as
possible. All FDC's shall have KNOX locking protective caps. Contact the
fire prevention secretary at 760-323-8186 for a KNOX application form.
FID 16 Location of Class I standpipe hose connections (CFC 905.4):
Class I standpipe hose connections shall be provided in all of the following
locations:
1. In every required stairway, a hose connection shall be provided for each
floor level above or below grade. Hose connections shall be located at an
intermediate floor level landing between floors, unless otherwise approved by
the fire code official. See Section 909.20.3.2 for additional provisions in
smoke-proof enclosures.
2. On each side of the wall adjacent to the exit opening of a horizontal exit.
Exception: Where floor areas adjacent to a horizontal exit are reachable
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
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from exit stairway hose connections by a nozzle attached to 100 feet of hose,
as measured along the path of travel, a hose connection shall not be required
at the horizontal exit.
3. In every exit passageway, at the entrance from the exit passageway to
other areas of a building.
Exception: Where floor areas adjacent to an exit passageway are reachable
from exit stairway hose connections by a 30-foot hose stream from a nozzle
attached to 100 feet of hose, a hose connection shall not be required at the
entrance from the exit passageway to other areas of the building.
4. N/A
5. Where the roof has a slope less than four units vertical in 12 units
horizontal (33.3-percent slope), a hose connection shall be located to serve
the roof or at the highest landing of a stairway with stair access to the roof
provided in accordance with Section 1009.16.
6. Where the most remote portion of a non-sprinklered floor or story is more
than 150 feet from a hose connection or the most remote portion of a
sprinklered floor or story is more than 150 feet from a hose connection, the
fire code official is authorized to require that additional hose connections be
provided in approved locations. The distances from a hose connection shall
be measured along the path of travel.
FID 17 NFPA 13 Fire Sprinklers Required: An automatic fire sprinkler system is
required. Only a C-16 licensed fire sprinkler contractor shall perform system
design and installation. System to be designed and installed in accordance
with NFPA standard 13, 2013 Edition, as modified by local ordinance.
FID 18 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.
FID 19 Floor Control Valves (CFC 903.3.8 & Ordinance 1781: Item 42): Floor
control valve and s a water flow detection assemblies shall be installed at
each floor in buildings three or more stories in height. Valve locations will be
determined and approved by the fire code official.
FID 20 Identification (CFC 509.1): Fire protection equipment shall be identified in
an approved manner. Rooms containing controls for air-conditioning
systems, sprinkler risers and valves, roof access, electrical rooms, or other
fire detection, suppression or control elements shall be identified for the use
of the fire department. Approved signs required to identify fire protection
equipment and equipment location, shall be constructed of durable
materials, permanently installed and readily visible.
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Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
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FID 21 Fire Sprinkler Supervision and Alarms System (CFC 903.4/4.1): All
valves controlling the water supply for automatic sprinkler systems, pumps,
tanks, water levels and temperatures, critical air pressures and water-flow
switches on all fire sprinkler systems shall be electrically supervised by a
listed Fire Alarm Control Unit (FACU). The listed FACU alarm, supervisory
and trouble signals shall be distinctly different and shall be monitored at a UL
listed central station service. The fire sprinkler supervision and alarms system
shall comply with the requirements of NFPA 72, 2013 Edition. All control
valves shall be locked in the open position.
FID 22 Fire Alarm System: Fire alarm system is required and installation shall
comply with the requirements of NFPA 72, 2013 Edition.
FID 23 Central Station Protective Signaling Service (CFC 903.4.1): A UL listed
and certified Protective Signaling Service (Central Station Service) is
required. Provide the Fire Department with proof of listing and current
certificate. The Fire Department shall be notified immediately of change in
service.
FID 24 HVAC Duct Smoke Detection/Shut Down with a Fire Sprinkler
Supervision & Alarm System or Fire Alarm System (CFC 907.4.1, CIVIC
609.0 & NFPA 72): All HVAC systems supplying greater than 2,000 CFM
shall require a duct detector and HVAC shut down when smoke is detected.
HVAC shut down shall be on an individual basis, not global. These systems
shall supervise the Duct Detectors and activate the notification appliances.
An accessory module shall be installed for each unit, including alarm LED,
pilot LED and key-operated test/reset switch.
FID 25 Smoke Alarm or Detector Locations - R-1 Occupancy (CFC 907.2.11.1):
Single or multiple-station smoke alarms shall be installed in all of the
following locations in Group R-1:
1. In sleeping areas.
2. In every room in the path of the means of egress from the sleeping area to
the door leading from the sleeping unit.
3. In each story within the sleeping unit, including basements. For sleeping
units with split levels and without an intervening door between the adjacent
levels, a smoke alarm installed on the upper level shall suffice for the
adjacent lower level provided that the lower level is less than one full story
below the upper level.
FID 26 Groups R-1 and R-2.1 Accessibility Requirements (CFC 907.6.2.3.3):
Group R-1 and R-2.1 dwelling units or sleeping units in accordance with
Table 907.6.2.3.3 shall be provided with a visible alarm notification appliance,
activated by both the in room smoke alarm and the building fire alarm
system. Also comply with Section 1111 B.4.5, Table 11 B-3, and Table 11 B-4
of the California Building Code.
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Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
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FID 27 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.
Portable Fire Extinguishers for Food Processing Equipment (CFC 906.1
& 4): In addition to the fixed system, a fire extinguisher listed and labeled for
Class K fires shall be installed within 30 feet of commercial food heat
processing equipment, as measured along an unobstructed path of travel.
The preferred location is near the exit from the cooking equipment area.
FID 28 Emergency responder radio coverage in new buildings (CFC 510.1): All
new buildings shall have approved radio coverage for emergency responders
within the building based upon the existing coverage levels of the public
safety communication systems of the jurisdiction at the exterior of the
building. This section shall not require improvement of the existing public
safety communication systems.
FID 29 Elevator Stretcher Requirement (CBC 3002.4): Elevators shall be
designed to accommodate medical emergency service. The elevator(s) so
designed shall accommodate the loading and transport of an ambulance
gurney or stretcher 24 inches by 84 inches in the horizontal position. The
elevator entrance shall have a clear opening of not less than 42 inches wide
or less than 78 inches high. The elevator car shall be provided with a
minimum clear distance between walls or between walls and door excluding
return panels not less than 80 inches by 54 inches, and a minimum distance
from wall to return panel not less than 51 inches with a 42 inch side slide
door.
FID 30 Elevator Emergency Operation (CFC 607.1): Existing elevators with a
travel distance of 25 feet or more shall comply with the requirements in
Chapter 46. New elevators shall be provided with Phase I emergency recall
operation and Phase II emergency in-car operation in accordance with
California Code of Regulations, Title 8, Division 1, Chapter 4, Subchapter 6,
Elevator Safety Orders and NFPA 72.
• Elevator Keys (CFC 607.4): Keys for the elevator car doors and
fire-fighter service keys shall be kept in an approved location for
immediate use by the fire department.
• Elevator System Shunt Trip (CFC 607.5): Where elevator
hoistways or elevator machine rooms containing elevator control
equipment are protected with automatic sprinklers, a means
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
Page 25
installed in accordance with NFPA 72, Section 21.4, Elevator
Shutdown, shall be provided to disconnect automatically the
main line power supply to the affected elevator prior to the
application of water. This means shall not be self-resetting. The
activation of sprinklers outside the hoistway or machine room
shall not disconnect the main line power supply.
• Fire Sprinklers at Bottom of Elevator Pit (NFPA 13: 8.15.5.1):
Sidewall spray sprinklers shall be installed at the bottom of each
elevator hoistway not more than 2 ft above the floor of the pit.
• Elevator Hoistways and Machine Rooms (NFPA 13: 8.15.5.3):
Automatic fire sprinklers shall be required in elevator machine
rooms, elevator machinery spaces, control spaces, or hoistways
of traction elevators.
• Fire Sprinklers at the Top of Elevator Hoistways (NFPA 13:
8.15.5.6): The sprinkler required at the top of the elevator
hoistway by 8.15.5.5 shall not be required where the hoistway for
passenger elevators is noncombustible or limited-combustible
and the car enclosure materials meet the requirements of ASME
Al7.1, Safety Code for Elevators and Escalators.
• Elevator Recall for Fire Fighters' Service with Automatic Fire
Detection (NFPA 72: 21.3.3): Unless otherwise required by the
authority having jurisdiction, only the elevator lobby, elevator
hoistway, and elevator machine room smoke detectors, or other
automatic fire detection as permitted by 21.3.9, shall be used to
recall elevators for fire fighters' service.
• Exception: A water-flow switch shall be permitted to initiate
elevator recall upon activation of a sprinkler installed at the
bottom of the elevator hoistway (the elevator pit), provided the
water-flow switch and pit sprinkler are installed on a separately
valved sprinkler line dedicated solely for protecting the elevator
pit, and the water-flow switch is provided without time-delay
capability.
• Elevator Recall with Fire Sprinkler in Elevator Pit (NFPA 72:
21.3.7): When sprinklers are installed in elevator pits, automatic
fire detection shall be installed to initiate elevator recall in
accordance with 2.27.3.2.1(c) of ANSI/ASME A.17.1/CSA B44,
Safety Code for Elevators and Escalators, and the following shall
apply:
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TM 35236
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• Where sprinklers are located above the lowest level of recall, the
fire detection device shall be located at the top of the hoistway.
• (2) Where sprinklers are located in the bottom of the hoistway
(the pit), fire detection device(s) shall be installed in the pit in
accordance with Chapter 17.
• (3) Outputs to the elevator controller(s) shall comply with
21.3.14.
• Elevator Systems Automatic Detection (NFPA 72: 21.3.9): If
ambient conditions prohibit installation of automatic smoke
detection, other automatic fire detection shall be permitted.
• Detector Annunciation at the Building Fire Alarm Control
Unit (NFPA 72: 21.3.10): When actuated, any detector that has
initiated fire fighters' recall shall also be annunciated at the
building fire alarm control unit, or other fire alarm control unit as
described in 21.3.2, and at required remote annunciators.
FID 31 "Exit Analysis Plans" required (CFC 104.7.2): Prepared, stamped and
signed by a state licensed architect in W = 1' scale. The floor plans shall
address the following for all assembly occupancies including swimming pool
enclosures:
• Provide net occupant load calculations for interior (restaurant &
bar) and outdoor patios. The occupant load determination shall
be made by the Fire Marshal
• Seating/table diagram with compliant aisle widths
• Minimum required egress width to accommodate occupant load
• Exit access travel distance
• Egress paths to public way
• Means of egress illumination locations
• Illuminated EXIT sign locations
• Compliant exit doors/gates and door/gate hardware (panic
hardware)
• Note any elevation changes in the exit discharge
• Locations of fire extinguishers (minimum rating 2A-10BC).
FID 32 Interior Finish, Decorative Materials and Furnishings (CFC 801.1):
Scope. The provisions of this chapter shall govern interior finish, interior trim,
furniture, furnishings, decorative materials and decorative vegetation in
buildings. Existing buildings shall comply with Sections 803 through 808. New
buildings shall comply with Sections 804 through 808, and Section 803 of the
Califomia Building Code.
Resolution No.24236
Conditions of Approval Case No.5.1132-PD 333 AMND/TTM 35236
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• Report submittal to be prepared by a registered design
professional acceptable to the fire code official
FID 33 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
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
END OF CONDITIONS