HomeMy WebLinkAbout24003 RESOLUTION NO. 24003
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING A MAJOR
ARCHITECTURAL APPLICATION FOR A SIX-STORY
HOTEL WITH 142 ROOMS LOCATED ON BLOCK B-1 OF
THE DOWNTOWN PALM SPRINGS SPECIFIC PLAN AT
THE NORTHEAST CORNER OF BELARDO ROAD AND
MAIN STREET.
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. On December 2, 2009, the City Council made findings, adopted a Mitigation
Monitoring and Reporting Program, adopted a Statement of Overriding Considerations,
and certified the Museum Market Specific Plan Environmental Impact Report ("Specific
Plan EIR") and adopted Ordinance 1764, thereby approving the Museum Market Plaza
Specific Plan ("Specific Plan") which covers the land use, development standards and
design guidelines for the Specific Plan area.
B. On January 13, 2016, February 3, 2016, March 2, 2016, April 6, 2016 the City
Council considered amendments to the Specific Plan, including changing the document
name to "Downtown Palm Springs Specific Plan", modifications of land uses within the
different Blocks, adjustments to building heights and other various amendments and
changes.
C. Palm Springs Promenade, LLC, ("Applicant') has filed an application with the
City, pursuant to the Specific Plan and Section 94.04.00 of the Zoning Code, for a Major
Architectural Application (Case No. 3.3908-MAJ) to allow the construction of a six-story,
112,862-square foot building with 142-room resort hotel and ground floor commercial-
retail on Specific Plan Block B-1 located at the northeast corner of Belardo Road and
Main Street (new).
D. On October 12, 2015, the Architectural Advisory Committee voted 4-2 to
recommend conditional approval of Case 3.3908 MAJ to the Planning Commission.
E. On October 28, 2015, November 12, 2015, December 9, 2015, January 13,
2016, and April 20, 2016 a public hearing to consider Case 3.3908 MAJ was held by the
Planning Commission in accordance with applicable law.
F. On April 20, 2016, the Planning Commission held a public hearing receiving
testimony and made a recommendation of approval to the City Council for Case 3.3908
MAJ.
G. The proposed project is considered a "project' pursuant to the terms of the
California Environmental Quality Act ("CEQA") and EIR Addendum No. 2 has been
prepared to analyze impacts related to the project. The analysis shows that the project
Resolution No. 24003
Page 2
is within the scope of the original Specific Plan EIR adopted and none of the
circumstances triggering further environmental review have occurred since the adoption
of the EIR and subsequent Addenda.
H. The City Council has carefully reviewed and considered all of the evidence
presented in connection with the hearing on the project, including, but not limited to, the
staff report, and all written and oral testimony presented.
I. Pursuant to Section I.C. of the Downtown Palm Springs Specific Plan, the City
Council finds that the project complies with the Specific Plan's guiding principles as
follows:
1. The highest quality development which provides an exciting and safe
living, working and shopping experience for all.
The proposed building will enhance the experience of those living, working and
shopping within the Specific Plan area. Amenities such as dining, meeting space
and lounge areas are proposed. Commercial space provides excitement along
street frontages and the pedestrian paseo, Market Street. A high-end hotel
brand will operate the property. Consequently, the development will be of high-
quality and provide an exciting and safe living, working and shopping experience
for all.
2. Connections from the Palm Springs Art Museum to the Resort/Convention
Center.
In order to achieve connections between the Art Museum and Resort/Convention
Center, the Specific Plan sets development standards for new developments.
The proposed building incorporates adequate sidewalk areas and building
separation space consistent with the Specific Plan requirements. Thus, the
project meets connections requirements envisioned by this finding.
3. The development of retail commercial development which successfully
mixes national and regional chain stores with local businesses, focused on
the major roadways which bound the site, including North Palm Canyon,
Indian Canyon, Tahquitz Canyon and Belardo.
The development will allow commercial retail stores on street frontages and
provide overnight accommodations for tourists and visitors to the City. The hotel
operator is a national brand that will enhance the development. Other
commercial space within the building may be operated by regional chains or a
local business.
Resolution No. 24003
Page 3
4. A balance of commercial and residential development which assures the
success of the area by increasing the number of homes in the downtown,
thereby increasing the customer base of the commercial uses.
The proposed commercial use provides overnight, short-term accommodations
for tourists and visitors. Such guests are expected to increase customer base of
commercial uses downtown. While no residential is proposed on this block, it
may be permitted in other locations within the Specific Plan area. Thus, the
project aids in the balance of commercial and residential development and
assists in the success of the area.
5. The development of residential units which relate synergistically to the
commercial development around them, and encourage a pedestrian
lifestyle with little use for the automobile.
No residential is proposed. However, the hotel will have overnight guests that
relate synergistically to the surrounding commercial development. With the
location in the heart of downtown, it is expected that these guests will walk to
their destinations and avoid automobile use when unnecessary.
6. The development of additional resort hotels which provide luxury
accommodations and increase the visitors to the City's downtown.
The proposed resort hotel will provide luxury accommodations and increase the
visitors to the City's downtown. With international recognition, the operator is
expected to attract greater activity to the area and would be the first location for
its brand in the Coachella Valley.
7. View corridors to the mountains at Main Street and Andreas Road through
the site shall be created, while views to the mountains from Tahquitz
Canyon Way shall be preserved or enhanced to the greatest extent
possible.
View corridors of mountains are provided with building separation on Main Street
and Andreas Road. With varying widths along Main Street, there will be at least
70-feet between buildings to enhance mountain views. Additionally, the 69-foot
building is setback from Palm Canyon Drive, which will further preserve views.
8. The Downtown Palm Springs project is pedestrian oriented and all
buildings must be sensitively designed to the human scale with active,
pedestrian friendly frontages on the ground floor. Structures are to be
massed to reduce their visual dominance and preserve view
corridors. The built form is to be effectively permeated with public and
Resolution No. 24003
Page 4
private open spaces, thereby avoiding the creation of overwhelming and
impenetrable mega-blocks.
The proposed project provides adequate pedestrian space and is sensitively
designed to the human scale. The pedestrian experience is provided between
the building and street curb in an area ranging from 12 to 28-feet in width, which
enables sufficient space for circulation, planters and outdoor dining. The
proposed building reaches height of 69-feet, and is massed/scaled appropriately
from Palm Canyon to ensure it does not create an overwhelming and
impenetrable mega-block.
J. Pursuant to Section 94.04.00(D) of the Palm Springs Zoning Code, the City
Council finds:
The City Council has examined the material submitted with the architectural
approval application and has examined specific aspects of the design and
determined the proposed development will (1) provide desirable environment for
its occupants; (2) is compatible with the character of adjacent and surrounding
developments, and (3) aesthetically it is of good composition, materials, textures
and colors. City Council evaluation is based on consideration of the following:
1 . Site layout, orientation, location of structures and relationship to one
another and to open spaces and topography. Definition of pedestrian and
vehicular areas; i.e., sidewalks as distinct from parking lot areas;
The project proposes a new six-story building with pedestrian circulation around
all sides. Pedestrian pathways will be separated from vehicular streets with
curbs and landscape treatment. Pavers, landscaping and sidewalk furniture will
provide an enhanced experience on the site. Sidewalks and other walkways are
provided to accommodate the change in topography across the site. Pedestrian
access is provided to the underground parking via stairways and elevators.
2. Harmonious relationship with existing and proposed adjoining
developments and in the context of the immediate neighborhood /
community, avoiding both excessive variety and monotonous repetition,
but allowing similarity of style, if warranted;
The proposed structure is an L-shaped configuration surrounding a second floor
pool deck. The height is lower than the hotel to the south. The proposed
architecture is of a contemporary style consistent with surrounding development,
but introduces design elements, colors and materials of a higher quality than the
existing development in the vicinity. The selection of design elements differs
from those of the adjacent blocks within the Museum Market Plaza Specific Plan
area, yet they contribute to the overall identity of an up-scale contemporary
center.
Resolution No. 24003
Page 5
3. Maximum height, area, setbacks and overall mass, as well as parts of any
structure (buildings, walls, screens, towers or signs) and effective
concealment of all mechanical equipment;
The proposed building's overall height will be 69-feet. Exterior elevations show
projections at building edges. Mass is divided with exterior building articulation.
A large void above the second floor pool deck reduces overall building bulk.
Rooftop mechanical will be concealed from view.
4. Building design, materials and colors to be sympathetic with desert
surroundings;
5. Harmony of materials, colors and composition of those elements of a
structure, including overhangs, roofs, and substructures which are visible
simultaneously;
The building architecture is contemporary in style, with a color and material
palette that introduces muted color tones, with limited use of accent colors via
metal, concrete and glass. Covered walkways for outdoor seating, pedestrian
circulation and solar control are integrated into the building design.
6. Consistency of composition and treatment;
The building design uses consistent forms and treatments across each elevation.
The contemporary elements interact with each other in a consistent and rhythmic
manner.
7. Location and type of planting, with regard for desert climate conditions.
Preservation of specimen and landmark trees upon a site, with proper
irrigation to insure maintenance of all plant materials;
A landscape plan has been submitted and includes a mix of common tree and
plant materials used in drought tolerant environments, as well as some identified
by Table III-5, Landscape Palette, of the Specific Plan.
8. Signs and graphics, as understood in architectural design including
materials and colors;
A sign program has not been submitted to evaluate against this guideline.
Resolution No. 24003
Page 6
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES:
Based upon the foregoing, the City Council hereby approves Case 3.3908 MAJ,
for the construction of a six-story commercial building with 142-room resort hotel and
ground floor commercial on Block B-1 of the Downtown Palm Springs Specific Plan,
located at the northeast corner of Belardo Road and Main Street, subject to the
conditions of approval attached herein as Exhibit A.
ADOPTED THIS 20TH DAY OF APRIL, 2016.
David H. Ready, City M r
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. 24003 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 20th day of April, 2016, by
the following vote:
AYES: Councilmember Foat, Councilmember Kors, Councilmember Roberts,
Mayor Pro Tern Mills, and Mayor Moon.
NOES: None.
ABSENT: None.
ABSTAIN: None.
Oes Thompson, City Clerk
itof Palm Springs, California a'6job�Zo«.
RESOLUTION NO. 24003
EXHIBIT A
Case 3.3908 MAJ
Downtown Palm Springs / Block B-1
April 20, 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.
PROJECT CONDITIONS
1. This approval is not valid until the effective date of Ordinance 1889.
2. The project, as shown in the approved plans, is consistent with the Downtown Palm
Springs Specific Plan (Case 5.1204 SP Amendment-1), including an increase in
allowable height for a hotel on Block B-1.
3. A development agreement shall be approved by City Council, prior to issuance of a
Building Permit.
4. Excluded from this approval is the sidewalk design as it relates to landscape,
hardscape, furniture, etc. These items shall be submitted for review as outlined in
the conditions below.
5. The sidewalk design for the project as it relates to hardscape, landscape, lighting
and furniture fixtures shall be consistent with the plans conditionally approved by the
Planning Commission on November 12, 2015. Should substantial changes be
proposed, the AAC and Planning Commission approval is required.
6. A Land Use Permit shall be obtained for outdoor dining, in accordance with
Subsection III.C.1 of the Downtown Palm Springs Specific Plan.
7. Review by the AAC and Planning Commission of conceptual landscape plan at time
of pre-construction drawing review, with AAC review of detailed plans to follow.
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Case 3.3908 MAJ — Block B-1 Hotel Page 2 of 26
8. Submission and review by AAC and Planning Commission of a sign program for
Block B-1 .
9. A separate unisex bathroom shall be provided on the lobby floor of the building.
10.Provide a plan for stub-out locations for future recessed bollards in the Main Street
right-of-way, to reduce the street travel lane and allow greater pedestrian access,
subject to review by the Downtown Subcommittee.
11.Provide a comprehensive recycling plan for the entire Specific Plan project area prior
to the issuance of a building permit.
12.Revise the Market Street (east fagade) of the building to provide additional glazing
and balconies prior to the issuance of a building permit.
13.The building shall conform to the City's Green Building Program "Tree Level' in
accordance with the requirements of the Downtown Palm Springs Specific Plan.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case
3.3908 — MAJ, except as modified by the conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, including site plan, architectural
elevations and exterior materials and colors on file in the Planning Division,
except as modified by the conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach,. set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 3.3908-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
City Council Resolution No. 24003 April 20, 2016
Case 3.3908 MAJ— Block B-1 Hotel Page 3 of 26
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 properly if required by the City.
ADM 7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ)
shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of
Palm Springs may be appealed in accordance with Municipal Code Chapter
2.05.00. Permits will not be issued until the appeal period has concluded.
ADM 9. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of the
Municipal Code regarding public art. The project shall either provide public art
or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be
based upon the total building permit valuation as calculated pursuant to the
valuation table in the Uniform Building Code, the fee being 'h% for
commercial projects or '/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. Comply with Citv Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
City Council Resolution No. 24003 April 20, 2016
Case 3.3908 MAJ — Block B-1 Hotel Page 4 of 26
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1 Coachella Vallev Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Permit Fee (LDMF) required. All projects within the City of
Palm Springs are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
PLANNING DEPARTMENT CONDITIONS
PLN 1. 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 or designee 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 2. Sign Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00. (See condition No. 7 above.)
PLN 3. Flat Roof Requirements. Roof materials on flat roofs must conform to
California Title 24 thermal standards for "Cool Roofs". Such roofs must have
a minimum initial thermal emittance of 0.75 and minimum initial solar
reflectance of 0.70. Only matte (non-specular) roofing is allowed in colors
such as beige or tan.
PLN 4. 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 5. 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 6. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 7. Outside Storage Prohibited. No outside storage of any kind shall be permitted
except as approved as a part of the proposed plan.
City Council Resolution No. 24003 April 20, 2016
Case 3.3908 MAJ — Block B-1 Hotel Page 5 of 26
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
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
STREETS
ENG 1 . Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
ENG 2. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plan(s) shall be approved by the
City Engineer prior to issuance of any building permits.
ENG 3. The public street improvements outlined in these conditions of approval are
intended to convey to the applicant an accurate scope of required
improvements, however, the City Engineer reserves the right to require
reasonable additional improvements as may be determined in the course of
the review and approval of street improvement plans required by these
conditions.
ENG 4. All proposed decorative pavement shall vary from location to location, but
shall be the same type as approved by the City Engineer.
NEW MAIN STREET: BLOCK F (LOT 5)
ENG 5. Dedicate full street right-of-way width of 41 feet as shown on the approved
version of the site plan for Tentative Parcel Map No. 36446, together with a
property line - corner cut-back at the southwest corner of the intersection of
New Main Street and Belardo Road.
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Case 3.3908 MAJ— Block B-1 Hotel Page 6 of 26
ENG 6. Dedicate a minimum sidewalk easement of 8 feet (or as needed to match
proposed sidewalk) for those portions of sidewalk located outside of the
public right-of-way.
ENG 7. Main Street shall have one eastbound and one westbound lane, as well as
parking on both sides of New Main Street (except at curb returns and curb
pop-outs) to Belardo Road as shown on approved site plan.
ENG 8. Zero curb face curb shall be constructed on the south side of New Main
Street from the east property line of the project to proposed Belardo Road in
conjunction with the Downtown Palm Springs project.
ENG 9. Construct sidewalk ranging in width from 8 feet to 15 feet wide along both
sides of New Main Street as shown on approved improvement plans, in
accordance with City of Palm Springs Standard Drawing No. 210 and the
Museum Market Plaza Specific Plan.
ENG 10. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal,
between the edges of proposed gutters on each side of the street along the
New Main Street , in accordance with City of Palm Springs Standard Drawing
No. 110 and the Museum Market Plaza Specific Plan. 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 11 . The intersection of New Main Street, with Belardo Road, shall be constructed
with enhanced or decorative paving.
BELARDO ROAD
ENG 12. Dedicate full street right-of-way width of 41 feet as shown on the approved
version of the site plan for Tentative Parcel Map No. 36446, together with a
property line - corner cut-back at the southwest corner of the intersection of
Main Street and Belardo Road as required by the City Engineer.
ENG 13. Dedicate a minimum sidewalk easement of 8 feet (or as needed to match
proposed sidewalk) for those portions of sidewalk located outside of the
public right-of-way.
ENG 14. Belardo Road shall have one northbound and on southbound lane, as well as
parking on both sides of Belardo Road (except at curb returns) along the
Hotel project frontage.
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Case 3.3908 MAJ— Block B-1 Hotel Page 7 of 26
ENG 15. Construct a 25 feet radius curb return at the southwest corner of the
intersection of Belardo Road with Main Street in accordance with City of Palm
Springs Standard Drawing No. 200 and 206.
ENG 16. Construct a Type A curb ramp meeting current California State Accessibility
standards at the southwest corners of the intersection of Belardo Road and
Main Street, in accordance with City of Palm Springs Standard Drawing No.
212.
ENG 17. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal,
between the edges of proposed gutters on each side of the street along the
Belardo Road frontage, in accordance with City of Palm Springs Standard
Drawing No. 110 and the Museum Market Plaza Specific Plan. If an
alternative pavement section is proposed, the proposed pavement section
shall be designed by a California registered Geotechnical Engineer using "R"
values from the project site and submitted to the City Engineer for approval.
ENG 18. The intersection of Belardo Road and Main Street, shall be constructed with
enhanced or decorative paving (such as decorative pavers).
SANITARY SEWER
ENG 19. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
ENG 20. All on-site sewer systems (not located in public streets) shall be privately
maintained.
ENG 21. Submit sewer improvement plans prepared by a California registered civil
engineer to the Engineering Division. The plan(s) shall be approved by the
City Engineer prior to issuance of any building permits.
ENG 22. Construct an 8 inch V.C.P. sewer main across the proposed Belardo Road
frontage, located 5 feet from centerline (or as required by the City Engineer),
including a sewer lateral for future connection of the on-site sewer system to
the public sewer, as required by the City Engineer. The new sewer line shall
connect to the manhole located in Tahquitz Canyon Way at the intersection of
the proposed Belardo Road.
ENG 23. Construct an 8 inch V.C.P. sewer main across the proposed New Main Street
frontage and west to Museum Drive, located 5 feet from centerline (or as
required by the City Engineer), including a sewer lateral for future connection
of the on-site sewer system to the public sewer, as required by the City
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Case 3.3908 MAJ — Block B-1 Hotel Page 8 of 26
Engineer. The new sewer line shall connect to the proposed manhole located
at the intersection of Belardo Road and New Main Street.
ENG 24. All sewer mains constructed by the developer and to become part of the City
sewer system shall be digitally video recorded by the City prior to acceptance
of the sewer system for maintenance by the City. Any defects of the sewer
main shall be removed, replaced, or repaired to the satisfaction of the City
Engineer prior to acceptance.
ENG 25. Any sewer connection fees shall be paid at the Building Department counter
at time of building permit issuance.
ENG 26. Upon completion of the construction of public sewer lines, an as-built drawing
in digital format shall be provided to the City as required by the City Engineer,
if the sewer was not constructed in accordance with the original approved
sewer plans.
GRADING
ENG 27. 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 http://www.AQMD.gov.
A Fugitive Dust Control Plan, in conformance with the Coachella Valley
Fugitive Dust Control Handbook, shall be submitted to and approved by the
Engineering Division prior to approval of the Grading plan.
b. The first submittal of the Grading Plan shall include the following information:
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Case 3.3908 MAJ — Block B-1 Hotel Page 9 of 26
a copy of final approved conformed copy of Conditions of Approval; a copy of
a final approved conformed copy of the Site Plan or Tentative Parcel Map No.
36446; 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 28. 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. The applicant shall contact the Tribal Historic
Preservation Officer or the Tribal Archaeologist at (760) 699-6800, to
determine their requirements, if any, associated with grading or other
construction. The applicant is advised to contact the Tribal Historic
Preservation Officer or Tribal Archaeologist as early as possible. If required, it
is the responsibility of the applicant to coordinate scheduling of Tribal
monitors during grading or other construction, and to arrange payment of any
required fees associated with Tribal monitoring.
ENG 29. 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 or be decorative in nature; 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 30. 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 31 . 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 32, 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 33. Projects causing soil disturbance of one acre or more, must comply with the
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General Permit for Stormwater Discharges Associated with Construction
Activity, and shall prepare and implement a stormwater pollution prevention
plan (SWPPP) for all Blocks of the Downtown Palm Springs project. 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 project
applicant shall cause the approved final project-specific Water Quality
Management Plan to be incorporated by reference or attached to the project's
SWPPP as the Post-Construction Management Plan. A copy of the up-to-
date SWPPP shall be kept at the project site and be available for review upon
request.
ENG 34. 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 35. A Geotechnical/Sails 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 36. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the approved
grading plan shall be certified by a California registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
Geotechnical/Soils Report prepared for the project. Documentation of all
compaction and other soils testing are to be provided. No certificate of
occupancy will be issued until the required certification is provided to the City
Engineer.
ENG 37. 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 38. 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
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Case 3.3908 MAJ — Block B-1 Hotel Page 11 of 26
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 39, 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 the City Engineer, including provisions in
Covenants, Conditions, and Restrictions (CC&R's) required for the
development (if any).
ENG 40. 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 Plan.
ENG 41. 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&R's); 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.
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ENG 42. 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 43. 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
single 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. On-site open space,
in conjunction with dry wells and other subsurface solutions should be
considered as alternatives to using landscaped parkways for on-site retention.
ENG 44. Direct release of on-site nuisance water or stormwater runoff shall not be
permitted to proposed Main Street, and proposed Belardo Road. Provisions
for the interception of nuisance water from entering adjacent public streets
from the project site shall be provided through the use of a minor storm drain
system that collects and conveys nuisance water to landscape or parkway
areas, and in only a stormwater runoff condition, pass runoff directly to the
streets through parkway or under sidewalk drains. Much of the drainage shall
go into the existing public storm drain line in Tahquitz Canyon Way.
ENG 45. Construct all necessary on-site storm drain improvements, including but not
limited to catch basins and storm drain lines, for drainage of site into the on-
site underground detention system(s) and other specifications for construction
of required on-site storm drainage improvements, as described in a final
Hydrology Study for the Downtown Palm Springs project (Tentative Parcel
Map No. 36446), reviewed and approved by the City Engineer.
ENG 46. All on-site storm drain systems shall be privately maintained.
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ENG 47. The underground stormwater detention system(s) shall be sized to have
sufficient capacity equal to the volume of increased stormwater runoff due to
development of the site, as identified in a final hydrology study approved by
the City Engineer. A decrease to the required detention volume may be
allowed for percolation of the stormwater runoff into the underlying gravel and
soil, not to exceed 2 inches per hour. Maintenance of the underground
stormwater detention systems are the sole responsibility of the development
owner(s); maintenance and/or replacement of the system(s), will be at the
sole expense of the development owner(s). The Final Project-Specific Water
Quality Management Plan Covenant and Agreement shall reserve the right of
the City to inspect and ensure that the underground detention system(s) are
operable, and in the event of its failure, shall provide the City the right to
advise the owner(s) of the development and require its repair or replacement
within 30 days notice, to the satisfaction of the City Engineer.
ENG 48. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212.00 per acre in accordance
with Resolution No. 15189. Fees shall be paid prior to issuance of a building
permit unless developer can provide evidence that fee or a partial fee was
paid by the Desert Fashion Plaza in previous years.
GENERAL
ENG 49. 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 50. On phases or elements of construction following initial site grading (e.g.,
sewer, storm drain, or other utility work requiring trenching) associated with
this project, the applicant shall be responsible for coordinating the scheduled
construction with the Agua Caliente Band of Cahuilla Indians, Tribal Historic
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Case 3,3908 MAJ — Block B-1 Hotel Page 14 of 26
Preservation Officer or Tribal Archaeologist. Unless the project site has
previously been waived from any requirements for Tribal monitoring, it is the
applicant's responsibility to notify the Tribal Historic Preservation Officer or
the Tribal Archaeologist at (760) 699-6800, for any subsequent phases or
elements of construction that might require Tribal monitoring. If required, it is
the responsibility of the applicant to coordinate scheduling of Tribal monitors
during construction, and to arrange payment of any required fees associated
with Tribal monitoring. Tribal monitoring requirements may extend to off-site
construction performed by utility companies on behalf of the applicant (e.g.
utility line extensions in off-site streets), which shall be the responsibility of the
applicant to coordinate and arrange payment of any required fees for the
utility companies.
ENG 51 . All proposed utility lines shall be installed underground.
ENG 52. All existing utilities shall be shown on the improvement plans if required for
the project. The existing and proposed service laterals shall be shown from
the main line to the property line. Upon approval of any improvement plan by
the City Engineer, the improvement plan shall be provided to the City in digital
format, consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD
ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater)
formats. Variation of the type and format of the digital data to be submitted to
the City may be authorized, upon prior approval of the City Engineer.
ENG 53. 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.
ENG 54. 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 55. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No. 904.
ENG 56. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
ENG 57. If there are any lights from Lighting District No. 1, existing on Tahquitz
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Case 3.3908 MAJ — Block B-1 Hotel Page 15 of 26
Canyon Way along the Tentative Parcel Map (TPM) 36446 frontage, those
lights shall be removed in conjunction with this project.
MAP
ENG 58. In accordance with Government Code Section 66411.1 (b), the Tentative
Parcel Map is a subdivision of five or more lots (parcels), and is subject to
construction of all required public improvements. Prior to approval of a Parcel
Map, all required public improvements shall be completed to the satisfaction
of the City Engineer, or shall be secured by the Project Financing Agreement
signed by Palm Springs Promenade, LLC and the City of Palm Springs on
September 7, 2011 (in accordance with Government Code Section 66462) as
amended. Parcel Map 36446 must be recorded prior to issuance of any
grading or construction permits.
TRAFFIC
ENG 59. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development.
ENG 60. 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 61. Submit traffic striping and signage plans for Main Street and Belardo 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 62. Install street name signs at all corners of all intersections that are a part of the
Downtown Palm Springs project, in accordance with City of Palm Springs
Standard Drawing Nos. 620 through 625 and the California Manual on
Uniform Traffic Control Devices for Streets and Highways, dated January 13,
2012, or subsequent editions in force at the time of construction, as required
by the City Engineer.
ENG 63. 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
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Case 3.3908 MAJ — Block B-1 Hotel Page 16 of 26
California Manual on Uniform Traffic Control Devices for Streets and
Highways, dated January 13, 2012, or subsequent editions in force at the
time of construction.
ENG 64. 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. Detailed plans are
still required for review.
1 . These conditions are subject to final plan check and review. Initial fire
department conditions have been determined from the preliminary plans
stamped received September 10, 2015. Additional requirements will be required
at that time based on receipt of actual plans.
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. Four (4) 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.
3. Plans and Permits (CFC 105.1):
Permits and scaled drawings are required for this aroiect. Plan reviews can take
up to 20 working days. Submit a minimum of four (4) sets of drawings for
review. Upon approval, the Fire Prevention Bureau will retain one set.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM — 6:00 PM, Monday—Thursday
A deposit for Plan Check and Inspection Fees is required at the time of Plan
Submittal. 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 (four sets). All system materials
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Case 3.3908 MAJ — Block B-1 Hotel Page 17 of 26
shall be UL listed or FM approved for fire protection service and approved by
the Fire Prevention Bureau prior to installation.
4. 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.
5. Buildings and Facilities (CFC 503.1.1): Approved fire apparatus access roads
shall be provided for every facility, building or portion of a building hereafter
constructed or moved into or within the jurisdiction. The fire apparatus access
road shall comply with the requirements of this section and shall extend to
within 150 feet of all portions of the facility and all portions of the exterior walls
of the first story of the building as measured by an approved route around the
exterior of the building or facility.
6. Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and
maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW)
and shall be surfaced so as to provide all-weather driving capabilities.
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.
8. 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.
9. 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.
10. Fire Lane Marking (CFC 503.3): Approved signs or other approved notices
shall be provided for fire apparatus access roads to identify such roads or
prohibit the obstruction thereof. Signs or notices shall be maintained in a clean
and legible condition at all times and be replaced or repaired when necessary to
provide adequate visibility.
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Case 3.3908 MAJ —Block B-1 Hotel Page 18 of 26
11. Security Gates (CFC 503.6): The installation of security gates across a fire
apparatus access road shall be approved by the fire chief. Where security gates
are installed, they shall have an approved means of emergency operation.
Secured automated vehicle gates or entries shall utilize a combination of a
Tomar StrobeswitchTM, or approved equal, and an approved Knox key electric
switch. Electric gate operators, where provided, shall be listed in accordance
with UL 325. Gates intended for automatic operation shall be designed,
constructed and installed to comply with the requirements of ASTM F 2200 and
an approved Knox key electric switch. Secured non-automated vehicle gates or
entries shall utilize an approved padlock or chain (maximum link or lock shackle
size of '/4 inch). Approved security gates shall be a minimum of 14 feet in
unobstructed drive width on each side with gate in open position.
In the event of a power failure, the gates shall be defaulted or automatically
transferred to a fail safe mode allowing the gate to be pushed open without the
use of special knowledge or any equipment. If a two-gate system is used, the
override switch must open both gates.
If there is no sensing device that will automatically open the gates for exiting, a
fire department approved Knox electrical override switch shall be placed on
each side of the gate in an approved location.
12. 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.
13. Premises Identification (CFC 505.1): New and existing buildings shall have
approved address numbers, building numbers or approved building
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Case 3.3908 MAJ — Block B-1 Hotel Page 19 of 26
identification placed in a position that is plainly legible and visible from the street
or road fronting the property. These numbers shall contrast with their
background Address numbers shall be Arabic numbers or alphabetical letters.
Numbers shall be a minimum of 4 inches high for R-3 occupancies and 6" - 12"
for all other occupancies depending on distance from street with a minimum
stroke width of 0.5 inch. Where access is by means of a private road and the
building cannot be viewed from the public way, a monument, pole or other sign
or means shall be used to identify the structure.
14. 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.
15. Water Agency Construction Specifications: All public water mains, fire
hydrants and double check detector assemblies must be installed in accordance
with DWA specifications and standards. Private fire hydrants shall be painted
OSHA safety red. Public fire hydrants shall be painted equipment yellow.
16. 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.
17. Fire Hydrant Flow (CFC 507.3): Fire flow requirements for buildings or portions
of buildings and facilities are shall be determined by Appendix B.
18. Fire Hydrant Systems (CFC 507.5): Fire hydrant systems shall comply with
Sections 507.5.1 through 507.5.6 and Appendix C.
19. Operational Fire Hydrant(s) (CFC 507.1, 507.5.1 & 1412.1): Operational fire
hydrant(s) shall be installed within 250 feet of all combustible construction.
They shall be installed and made serviceable prior to and during construction.
No landscape planting, walls, or fencing is permitted within 3 feet of fire
hydrants, except ground cover plantings.
20. 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.
21. 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
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Case 3.3908 MAJ —Block B-1 Hotel Page 20 of 26
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:
F. D. C. SERVES
123 N. P. C.
ALL BLDGS. IN COMPLEX
22. Water Systems and Hydrants (CFC 507.1, 507.2, 507.4, 901.5 & 1412.1):
Underground private fire service mains and fire hydrants shall be installed,
completed, tested and in service prior to the time when combustible materials
are delivered to the construction site. (903 CFC) Installation, testing, and
inspection will meet the requirements of NFPA 24, 2013 Edition. Prior to final
approval of the installation, contractor shall submit a completed Contractors
Material & Test Certificate for Underground Piping to the Fire Department.
(NFPA 24: 10.10, 2013 Edition).
23. 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, 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.
24. 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.
25. Standpipe Systems Required (CFC 905.3): Class I Standpipe system is
required in addition to the automatic sprinkler system. Standpipe systems shall
be installed where required by Sections 905.3.1 through 905.3. 10.1 and in the
locations indicated in Sections 905.4, 905.5 and 905.6. Standpipe systems are
allowed to be combined with automatic sprinkler systems.
26. NFPA 13 Fire Sprinklers Required: An automatic fire sprinkler system is
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Case 3.3908 MAJ— Block B-1 Hotel Page 21 of 26
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.
27. 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.
28. 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.
29. 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.
30. Fire Alarm System: Fire alarm system is required and installation shall comply
with the requirements of NFPA 72, 2013 Edition.
31. 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.
32. 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
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Case 3.3908 MAJ— Block B-1 Hotel Page 22 of 26
level provided that the lower level is less than one full story below the upper
level.
33. 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.
34, Audible Water Flow Alarms (CFC 903.4.2 & Appendix K: 4.3): An approved
audible sprinkler flow alarm (Wheelock horn/strobe with WBB back box or
equal) shall be provided on the exterior of the building in an approved location.
The horn/strobe shall be outdoor rated. A second horn/strobe shall be installed
in the interior of the building in a normally occupied location. In multiple suite
buildings, additional interior horn/strobes shall be installed in all suites with 50 or
more occupant load. Power shall be provided from a fire alarm control unit.
Where a building fire alarm system is installed, actuation of the automatic
sprinkler system shall actuate the building fire alarm system.
35. 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.
36. 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.
37. 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.
38. Elevator System Shunt Trip (CFC 607.5): Where elevator hoistways or
elevator machine rooms containing elevator control equipment are protected
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Case 3.3908 MAJ — Block B-1 Hotel Page 23 of 26
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.
39 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 feet above the floor of the pit.
40. 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.
41. 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 A17.1 , Safety Code for Elevators and Escalators.
42. 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.
43. 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.
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Case 3.3908 MAJ - Block B-1 Hotel Page 24 of 26
44. 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.
45. 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.
46. 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.
47. Fire Dampers (CIVIC 606.2): Shall be provided where air ducts penetrate fire-
rated walls or ceilings.
48. "Exit Analysis Plan" required (CFC 104.7.2): All assembly areas shall
require an approved exit analysis plan prepared, stamped and signed by a state
licensed architect in '/" = 1' scale. The floor plan shall address the following for
a Group A-2 occupancy:
Provide net occupant load calculations for interior and any proposed 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)
Elevation changes in the exit discharge
Locations of fire extinguishers (minimum rating 2A-10BC).
49. Posting of Occupant Load (CFC 1004.3): Every room or space that is
assembly occupancy shall have the occupant load of the room or space posted
in a conspicuous place, near the main exit or exit access doorway from the
room or space. Posted signs shall be of an approved legible permanent design
and shall be maintained by the owner or authorized agent.
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Case 3.3908 MAJ— Block B-1 Hotel Page 25 of 26
50. 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
51. Emergency Responder Radio Coverage in Buildings (CFC 510.1): All
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.
Radio Signal Strength (CFC 510.2): The building shall be considered to have
acceptable emergency responder radio coverage when signal strength
measurements in 95 percent of all areas on each floor of the building meet
the signal strength requirements of Sections 510.2.1 and 510.2.2.
Minimum Signal Strength into the Building (CFC 510.2.1): A minimum signal
strength of-95 dBm shall be receivable within the building.
Minimum Signal Strength Out of the Building (CFC 510.2.2): A minimum signal
strength of -100 dBm shall be received by the agency's radio system when
transmitted from within the building.
52. Stationary Storage Battery Systems Scope (CFC 608.1): Stationary storage
battery systems having an electrolyte capacity of more than 50 gallons for
flooded lead-acid, nickel cadmium (Ni-Cd) and valve-regulated lead-acid
(VRLA), or 1,000 pounds for lithium-ion and lithium metal polymer, used for
facility standby power, emergency power or uninterrupted power supplies shall
comply with this section and Table 608.1.
53. Hazardous Materials Management Plan (HMMP) and Hazardous Materials
Inventory Statement HMIS) The HMMP and HMIS shall be submitted to and
approved by Riverside County Health Department. Palm Springs Fire
Department shall receive an approved copy of the above plan and statement.
The HMMP shall comply with Health and Safety Code, Chapter 6.95, Sections
25500 through 25545, and Title 19, Division 2, Chapter 4. (CFC 5001.5.1) The
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Case 3.3908 MAJ —Block B-1 Hotel Page 26 of 26
HMIS shall comply with Health and Safety Code, Chapter 6.95, Sections 25500
through 25545, and Title 19, Division 2, Chapter 4. (CFC 5001 .5.2) Palm
Springs Fire Department Permits. Permits shall be required as set forth in
Chapter 1 , Sections 105.6 and 105.7. (CFC 5001.5)
END OF CONDITIONS