HomeMy WebLinkAbout24116RESOLUTION NO. 24116
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, ADOPTING A NEGATIVE
DECLARATION AND APPROVING THE CONSTRUCTION
OF A 66-ROOM HOTEL WITHIN THE EXISTING PLAZA
DEL SOL SHOPPING CENTER LOCATED AT 1555
SOUTH PALM CANYON DRIVE (CASE 3.3937 MAJ AND
5.0177 PD-131 AMEND).
WHEREAS, Develop Good, LLC on behalf of John Wessman ("Applicant") filed
an application with the City pursuant to Sections 94.03.00 and 94.04.00 of the Palm
Springs Zoning Code for an amendment to an approved Planned Development District,
Case 5.0177 PD-131, and Major Architectural Application, Case 3.3937 MAJ, to
construct a 66-room hotel at the northeast corner of an existing shopping center located
at 1555 South Palm Canyon Drive (southwest corner of Morongo Road and South Palm
Canyon Drive); and
WHEREAS, on May 2, 2016, the subject project was reviewed by the City's
Architectural Advisory Committee (AAC), which voted to recommend conditional
approval of the project; and
WHEREAS, the proposed project associated with the above applications
("Project") is considered a "project" pursuant to the terms of the California
Environmental Quality Act, Public Resources Code Section 21000 et. seq. ("CEQA");
and
WHEREAS, pursuant to the CEQA Guidelines, 14 California Code of Regulations
Section 15000 et. seq., an initial study was prepared. The initial study concluded that
all of the project's potentially significant impacts will be less than. On this basis, a
Negative Declaration was prepared and circulated for a 30-day public review and
comment period from July 9, 2016 to August 7, 2016, in accordance with Section 15073
of the CEQA Guidelines; and
WHEREAS, a notice of public hearing of the Planning Commission of the City of
Palm Springs to consider the above -mentioned applications was given in accordance
with applicable law; and on August 10, 2016, the Planning Commission held a public
hearing on the Project in accordance with applicable law, provided direction to the
applicant to make changes to the Project, and continued the item to the Planning
Commission's regularly scheduled meeting of September 14, 2016; and
WHEREAS, on September 14, 2016, the Planning Commission held a public
hearing on the applications in accordance with applicable law and unanimously
recommended the City Council adopt a Negative Declaration and conditionally approve
the Project, including Case Nos. 5.0177 PD-131 AMEND and 3.3937 MAJ; and
Resolution No. 24116
Page 2
WHEREAS, 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 October 5, 2016, the City Council held a public
hearing in accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the
evidence presented in connection with the meetings on the Project, including but not
limited to the staff report, and all written and oral testimony presented.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. CEQA: The City Council independently reviewed and considered
the information contained in the Negative Declaration (ND). The ND reflects the City's
independent judgment and analysis. The City Council finds, on the basis of the whole
record before it, including the Initial Study and comments received, that the Project will
not have a significant effect on the environment.
SECTION 2. Planned Development District. A Planned Development District
(PD) is subject to the requirements of Zoning Code Section 94.02.00, including required
findings contained therein. An analysis of all required findings for a PD is provided
below:
The City Council shall not approve a PD unless it finds as follows
a. That the use applied for at the location set forth in the application is
properly one for which a PD is authorized by this Zoning Code;
The property is zoned PD-131 and has an underlying zone of C-1. Uses
permitted in the C-1 zone include hotels, restaurants, retail stores, offices and
other similar commercial uses. Therefore, the hotel use applied for at the subject
site is authorized by the Zoning Code.
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 proposed hotel use will operate within an existing, partially developed
shopping center that is situated along a commercial corridor, Palm Canyon Drive.
The use is desirable in the proposed location since the site falls within the Resort
Combining Overlay zone, which encourages accommodations and services for
visitors to the city.
The land use designation of the site is NCC (Neighborhood/Community
Commercial), which allows a variety of convenience commercial uses that
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provide an opportunity to serve nearby residential neighborhoods. The Planned
Development currently offers many of these commercial uses, and the addition of
the proposed hotel will expand services offered through transient
accommodations and accessory poollrecreation space open that is available to
the public. Therefore, the proposed use is in harmony with the various elements
of the General Plan.
The proposed hotel will be integrated with the existing restaurant building
at the street corner. Hotels, restaurants and other commercial uses are
permitted within the underlying C-1 zone. Therefore, the use is not anticipated to
be detrimental to existing or future uses allowed in the zone.
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,
The project consists of an overall 17-acre site that is partially developed
as a shopping center. A mix of building are scattered throughout the site with off-
street parking and internal driveways. The proposed hotel will be constructed
adjacent to an existing restaurant building and pool area. The 34-ft high
structure will be exceed setback requirements, ensuring adequate distance from
adjacent streets, and incorporated within the existing recreation space previously
part of a larger pool area. Parking will be added to the west of the building, and
additional landscaping will be installed to soften the built environment.
Therefore, the commercial site is adequate in size and shape to accommodate
the proposed hotel use.
d. That the site for the proposed use relates to streets and highways properly
designed and improved to carry the type and quantity of traffic to be generated by the
proposed use;
According to the Focused Traffic Analysis prepared for the project, the
proposed development is projected to generate approximately 589 daily vehicle
trips, 45 of which will occur during the morning peak hour and 47 of which will
occur during the evening peak hour. While this is an increase in traffic on the
city's circulation system, the Focused Traffic Analysis indicates that the study
area intersections are currently operating at acceptable levels of service (LOS)
and will continue to operate at acceptable levels following construction of the
project. Therefore, the site for the proposed use will be adequately served by
existing streets.
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.
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A set of draft conditions of approval are proposed and attached to this
staff report as Exhibit "A" to ensure the public health, safety and general welfare
are protected.
SECTION 3. Public Benefit. In accordance with the City Council Policy on
Planned Development, the identified public benefit includes the project as a Public
Benefit. The project fulfills key General Plan objectives for economic development. The
proposed architecture enhances the retail center and provides a pleasant, convenient
and visually appealing shopping and work opportunity for the city (Community Design
Goal CD 17).
SECTION 4. Architectural Review: Pursuant to Section 94.04.00(D) of the Palm
Springs Zoning Code, the City Council finds:
1. The proposed development provides a desirable environment for its
occupants.
The project provides amenities common of a hotel, including outdoor
recreation, pool space and private patios, and will be integrated within a
commercial complex that provides other services, such as restaurant and retail
facilities.
2. The proposed development is compatible with the character of adjacent and
surrounding developments.
colors.
Existing development in the project vicinity includes structures of varied
heights, architectural character and age. The building is harmonious with mid-
century modern vernacular of other buildings in the surrounding area (i.e.
Musicland Hotel).
3. The proposed development is of good composition, materials, textures, and
The project architecture is contemporary. Rhythmic shapes and patterns
create visual interest and shadow on the new structure. Color, texture and
material composition are harmonious and establish an attractive architectural
presence.
4. 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 lot areas;
Pedestrian and vehicular spaces are clearly defined. The site layout and
orientation of the structure relate well within the context of the commercial center
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in which it is proposed. A drop-off and covered entry on the west side of the
building will establish the pedestrian entry from the parking area.
5. 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 land use is consistent with other uses in the area.
However, the design of the new building deviates from the existing structures
within the shopping center, which are of Spanish -Mediterranean influence.
6. 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;
Height and setbacks are consistent with the zoning code and appropriate
for the three-story structure. All rooftop mechanical units will be screened from
surroundings streets and properties.
7. Building design, materials and colors to be sympathetic with desert
surroundings;
The building is proposed in white stucco and anodized aluminum
windows. Building recesses provide shade for each hotel room and allow guests
enjoy the desert surrounding.
8. Harmony of materials, colors and composition of those elements of a
structure, including overhangs, roofs, and substructures which are visible
simultaneously
Lighter earth tones are found in the immediate area. The proposed
materials and colors are used in consistent manner around the building and
when visible simultaneously.
9. Consistency of composition and treatment
Proposed building elevations include a recurring geometry with solids,
voids and material treatment.
10. 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
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The proposed landscape plans are consistent with desert appropriate
trees and plants. Existing Olive trees are to be maintained. Mature shade trees
at a minimum size of 36-inch boxes are most appropriate for the parking lot.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council hereby adopts a Negative Declaration and approves Case Nos. 5.0177 PD-131
AMEND and 3.3937 MAJ; to construct a 66-room hotel and related improvements within
the existing Plaza Del Sol shopping center located at 1555 South Palm Canyon Drive,
subject to conditions of approval attached herein as Exhibit A.
ADOPTED THIS 5T" DAY OF OCTOBER, 2016.
David H. Ready, City'Ma
ATTEST:
mes Thompson, City Clerk
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS)
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 24116 is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on the 5t day of October, 2016,
by the following vote:
AYES: Councilmember Foat, Councilmember Kors, Councilmember Roberts, and
Mayor Moon.
NOES: None.
ABSENT: Mayor Pro Tern Mills.
ABSTAIN: None.
mes Thompson, City Clerk
City of Palm Springs, California 11/5 61 2al
Resolution No. 24116
Page 7
EXHIBIT A
Case No. 5.0177 PD-131 AMEND and 3.3937 MAJ
Planned Development District Amendment and Major Architectural Application
Belardo Hotel within Plaza Del Sol
1555 South Palm Canyon Drive
October 5. 2016
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.
ADDED CONDITIONS:
ADD 1. South stairwell may be modified from current design.
ADD 2. Parking lot shade trees to be a minimum of 36-inch box sizes with preference
of 42-inch or 48-inch sizes where possible. Existing Olive Trees may remain
in parking lot.
ADD 3. Chapter 11 of Municipal Code Noise ordinance to be enforced and can only
be modified upon approval at a public hearing.
ADMINISTRATIVE CONDITIONS
ADM 1. Proiect Descriation. This approval is for the project described per Case Nos.
5.0177 PD-131 AMEND and 3.3937 MAJ, except as modified with the
approved conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, including site plans, architectural
elevations, exterior materials and colors, landscaping, and grading on file in
the Planning Division except as modified by the conditions below.
ADM 3. Conform to all Codes and Requlations. 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.
Resolution No. 24116
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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 5.0177 PD-131 AMEND and 3.3937 MAJ. The City
of Palm Springs will promptly notify the applicant of any such claim, action, or
proceeding against the City of Palm Springs and the applicant will either
undertake defense of the matter and pay the City's associated legal costs or
will advance funds to pay for defense of the matter by the City Attorney. If the
City of Palm Springs fails to promptly notify the applicant of any such claim,
action or proceeding or fails to cooperate fully in the defense, the applicant
shall not, thereafter, be responsible to defend, indemnify, or hold harmless
the City of Palm Springs. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but
should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgment or
failure to appeal, shall not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Reoair. 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 Aooroval. Approval of the Planned Development District
Amendment and Major Architectural Applications shall be valid for a period of
two (2) years from the effective date of the approval. Construction must
commence within this period. Extensions of time may be granted by the
Planning Commission upon demonstration of good cause.
ADM 8. Riaht to Aooeal. 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
Resolution No. 24116
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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. Cause No Disturbance. The owner shall monitor outdoor parking areas,
walkways, and adjoining properties and shall take all necessary measures to
ensure that customers do not loiter, create noise, litter, or cause any
disturbances while on -site. The owner and operator shall ensure that at
closing time, all customers leave the property promptly and that the property
is clean and secure before the owner/operator leaves the premises. The
Police Chief, based upon complaints and/or other cause, may require on -site
security officers to ensure compliance with all City, State, and Federal laws
and conditions of approval. Failure to comply with these conditions may
result in revocation of this permit, temporary business closure or criminal
prosecution
ADM 11. Grounds for Revocation. Non-compliance with any of the conditions of this
approval or with City codes and ordinances, State laws; any valid citizen
complaints or policing and safety problems (not limited to excessive alcohol
consumption, noise, disturbances, signs, etc) regarding the operation of the
establishment; as determined by the Chief of Policy or the Director of Building
and Safety, may result in proceedings to revoke the Conditional Use Permit.
In addition, violations of the City Codes and Ordinances will result in
enforcement actions which may include citations, arrest, temporary business
closure, or revocation of this permit in accordance with law.
ADM 12. Comply with Citv Noise Ordinance. The uses associated with this approval
shall comply with the provisions of Section 11.74 Noise Ordinance of the
Palm Springs Municipal Code (PSMC). Violations by any of the individual
uses permitted under this PD may result in revocation or revision of the PD
associated with that particular use at the site pursuant to the procedures
outlined in PSZC 94.02.00.(1).
The Noise level limits are as set forth below from PSMC Section 11.74.031:
11.74.031 Noise level limit.
The noise level or sound level referred to in this section shall mean the higher
of the following:
(1) Actual measured ambient noise level; or
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(2)
Zone
That noise level limit as determined from the table in this
subsection:
Commercial
Time Sound Level (A -weighted) Decibels
7 a.m. to 6 p.m. 60
6 P.M. to 10 P.M. 55
10 p.m. to 7 a.m. 50
ADM 13. Outdoor Entertainment. This PD authorizes the use of live DJ's and bands
providing entertainment outdoors within the pool area. Entertainment is
approved as follows:
a. Live entertainment shall be limited to the pool deck within the hours of
11:00 AM to 6:00 PM.
b. Any and all instruments shall have limited amplification.
c. All amplification equipment shall be placed so that sound is projected
toward other commercial properties and roadways, and away from nearby
residential communities.
d. Noise levels shall be maintained to a level where customers can conduct
normal conversation.
e. All activities shall comply with the provisions of the City's Noise
Ordinance.
f. Guitar/instruments and DJ's are permissible on weekends and shall not
exceed decibels of the City Noise Ordinance.
ADM 14. Conditional Use Permit Availabilitv. The applicant shall provide a copy of this
Conditional Use Permit to all buyers and potential buyers.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Cultural Resource Site Monitoring.
a). The presence of an approved Native American Cultural Resource
Monitor(s) during any ground disturbing activities (including archaeological
testing and surveys). Should buried cultural deposits be encountered, the
Monitor may request that destructive construction halt and the Monitor shall
notify a Qualified Archaeologist (Secretary of the Interior's Standards and
Guidelines) to investigate and, if necessary, prepare a mitigation plan for
submission to the State Historic Preservation Officer and the Agua Caliente
Tribal Historic Preservation Office.
b). Before ground disturbing activities begin please contact the Tribal Historic
Preservation Office to arrange cultural monitoring. The phone number for
monitoring services is 760-699-6981.
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PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Liahtina 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 Landscaoina 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. Conditions Imoosed from AAC Review. The applicant shall incorporate the
following comments from the review of the project by the City's Architectural
Advisory Committee:
a. Increase shading in the parking lot by adding more Palo Verde trees.
b. Remove eight (8) parking spaces and convert into landscape buffer with
variation in heights to soften the transition to the parking lot.
c. Add trees and landscape, if necessary, to the north and south side of the
hotel to soften the fagade of the building.
d. Submit a new landscape plan for South Palm Canyon Drive section
showing more height and dramatic landscaping.
e. Revise the sidewalk flatwork design at south stair tower.
f. Modify the landscape plan to show the existing olive trees as currently
located.
PLN 4. Sian Armlications Reauired. 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. The applicant shall submit a sign program to
the Department of Planning Services prior to the issuance of building permits.
PLN 5. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for "Cool Roofs". Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of
64 and a three-year aged solar reflectance of 0.55 or greater. Only matte
(non-specular) roofing is allowed in colors such as beige or tan.
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PLN 6. Maintenance of Awnings & Proiections. All awnings shall be maintained and
periodically cleaned.
PLN 7. Screen Roof -mounted Eauipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 8. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 9. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 10. Exterior Alarms & Audio Svstems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 11, Outside Storaae Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 12. No off -site Parkina. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on -site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
APPLICATION FOR APPROVAL OF A COMMERCIAL BUILDING LOCATED AT 1555
SOUTH PALM CANYON DRIVE, (APN 513-300-038), SECTION 22, TOWNSHIP 4 S,
RANGE 4 E, S.B.M., CASE NO. 3.3937, ENG. FILE NO. 4120.
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.
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Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
STREETS
ENG 1. 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.
SOUTH PALM CANYON DRIVE
ENG 2. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
MORONGO ROAD
ENG 3. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
BELARDO ROAD
ENG 4. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
ON -SITE
ENG 5. The minimum pavement section for all on -site pavement (drive aisles and
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.
SANITARY SEWER
ENG 6. Applicant is required to pay all outstanding sewer connection charges prior to
issuance of any Grading and Building permits.
ENG 7. All sanitary facilities shall be connected to the public sewer system (via the
existing on -site private sewer system). The existing sewer service to the
property shall be used for new sanitary facilities. New laterals shall not be
connected at manholes.
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GRADING
ENG 8. Submit a Precise Grading Plan prepared by a California registered Civil
engineer to the Engineering Division 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 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 htto://www.AQMD.aov. 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 Site Plan; a
copy of current Title Report; a copy of Soils Report.
ENG 9. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the
applicant shall obtain written approval to proceed with construction from the
Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or
Tribal Archaeologist ( a copy of the written approval must be provided to the
City) . The applicant shall contact the Tribal Historic Preservation Officer or
the Tribal Archaeologist at ACBCI-THPO(o)aauacaliente.net to determine their
requirements, if any, associated with grading or other construction. The
applicant is advised to contact the Tribal Historic Preservation Officer or Tribal
Archaeologist as early as possible. If required, it is the responsibility of the
applicant to coordinate scheduling of Tribal monitors during grading or other
construction, and to arrange payment of any required fees associated with
Tribal monitoring.
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ENG 10. 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 priorto commencement of grading operations.
ENG 11. 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 12. 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 13. 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 (if required) or orior to issuance of anv permit.
ENG 14. 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 15. 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
Resolution No. 24116
Page 16
non-stormwater runoff from the project site, prior to release to the City's
municipal separate storm sewer system ("MS4"), to the satisfaction of the City
Engineer and the RWQCB. Such measures shall be designed and installed
on -site; and provisions for perpetual maintenance of the measures shall be
provided to the satisfaction of the City Engineer, including provisions in
Covenants, Conditions, and Restrictions (CC&R's) required for the
development (if any).
ENG 16. 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 17. 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.
ENG 18. 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 19. All stormwater runoff across the property shall be accepted and conveyed in a
manner acceptable to the City Engineer and released to an approved
drainage system. Stormwater runoff may not be released directly to the
Resolution No. 24116
Page 17
adjacent streets without first intercepting and treating with approved Best
Management Practices (BMPs).
ENG 20. The project is subject to flood control and drainage implementation fees
pursuant to Resolution 14082. The acreage drainage fee at the present time
is $ 7271.00 per acre per Resolution No. 15189. Fees shall be paid prior to
issuance of a building permit.
GENERAL
ENG 21. 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 22. All proposed utility lines shall be installed underground.
ENG 23. 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. 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 24. 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 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.
TRAFFIC
ENG 25. The project is subject to any and all mitigation measures as determined by
the final Traffic Study. Must be completed prior to the issuance of a
Certificate of Occupancy.
ENG 26. A minimum of 48 inches of clearance for accessibility shall be provided on
public sidewalks or pedestrian paths of travel within the development.
ENG 27. 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 28. Construction signing, lighting and barricading shall be provided during all
phases of construction as required by City Standards or as directed by the
Resolution No. 24116
Page 18
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 29. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
These Fire Department conditions may not provide all requirements. Owner/developer
is responsible for all applicable state and locally adopted fire codes. Detailed plans are
still required for review.
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the resubmittal plans
received and dated February 23, 2016. Additional requirements may be
required at that time based on revisions to plans.
FID 2 Fire Department Conditions were based on the 2013 California Fire Code
as adopted by City of Palm Springs, Palm Springs Municipal Code and
latest adopted NFPA Standards. Three (3) complete sets of plans for
private fire service mains, fire alarm, or fire sprinkler systems must be
submitted at time of the building plan submittal. No deferred submittals
accepted.
FID 3 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 drawinos are reouired for this oroiect. 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
Resolution No. 24116
Page 19
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 20 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.
Project Notes: Show on plans — designated fire access walkway on entire
north side of building between proposed structure and bocce ball court.
Walkway begins at fire apparatus access road (S. Palm Canyon).
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.
• 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.
Resolution No. 24116
Page 20
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
FID 8 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 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.
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 9 Water Plan (CFC 501.3 & 901.2): A water plan for on -site and off -site is
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 10 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
Resolution No. 24116
Page 21
1555 S PALM CANYON
[Designate Buildings Served]
FID 11 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 12 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 13 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 14 Floor Control Valves (CFC 903.3.8 & Ordinance 1781: Item 42); Floor
control valves and 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 15 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.
FID 16 Fire Sprinkler Supervision and Alarms System (CFC 903.414.1): 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 17 Fire Alarm System: Fire alarm system is required and installation shall
comply with the requirements of NFPA 72, 2013 Edition.
Resolution No. 24116
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FID 18 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 19 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 20 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 21 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.
FID 22 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
Resolution No. 24116
Page 23
area.
FID 23 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 24 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 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
Resolution No 24116
Page 24
materials meet the requirements of ASME A17.1, 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:
(1) 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 25 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
Resolution No. 24116
Page 25
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
FID 26 "Exit Analysis Plan" required (CFC 104.7.2): Prepared, stamped and
signed by a state licensed architect in '/4" = 1' scale. The floor plan shall
address the following for a Group A-5 occupancy (swimming pool
enclosure):
• Project Note — Pool exiting has been modified from the previously
approved plan. Update exit plan showing compliant egress from pool
enclosure.
• Project — New/updated pool enclosure exit analysis plan required
END OF CONDITIONS