HomeMy WebLinkAbout24002 RESOLUTION NO. 24002
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING A MAJOR
ARCHITECTURAL APPLICATION FOR A ONE AND TWO-
STORY BUILDING LOCATED ON BLOCK C OF THE
DOWNTOWN PALM SPRINGS SPECIFIC PLAN AT THE
SOUTHWEST CORNER OF PALM CANYON DRIVE 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. Palm Springs Promenade, LLC, ("Applicant') filed an application with the City,
pursuant to the Specific Plan and Section 94.04.00 of the Zoning Code, for an
amendment to Major Architectural Application (Case No. 3.3607-MAJ AMEND) for the
easterly half of Block C to include a one and two-story building.
C. On April 20, 2016, the Architectural Advisory Committee voted to recommend
approval of Case 3.3607 MAJ AMEND to the Planning Commission.
D. On April 20, 2016, a public hearing to consider Case 3.3607 MAJ AMEND was
held by the Planning Commission in accordance with applicable law and a
recommendation of approval was made.
E. On April 20, 2016, a public hearing was held by the City Council to receive
testimony and consider Case 3.3607 MAJ AMEND in accordance with applicable law.
F. This proposed project is part of a larger project ("Museum Market Plaza Specific
Plan") evaluated and analyzed under the California Environmental Quality Act
("CEQA"). The City certified and Environmental Impact Report (EIR) which analyzed
impacts related to the Museum Market Plaza Specific Plan in 2009. Subsequent
addenda have been prepared to analyze project changes within the Specific Plan area.
The approved application was consistent with the environmental analysis prepared, and
the amended application includes a reduction in scope as described in a staff report.
The intensity and density of the project will be consistent with the impacts identified in
the EIR and Addenda. No changed circumstances, changes in the environment or
changes in regulations have occurred since the certification of the EIR or the adoption
of the Addenda. Based on the requirements of the Public Resources Code and the
CEQA Guidelines, no additional environmental analysis is required for this project and
the mitigation measures previously imposed within the EIR will apply.
Resolution No. 24002
Page 2
G. 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.
H. 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. Street-lined retail is proposed consistent
with the requirements and general vision of the Specific Plan. The use of high-
quality materials and contemporary building design will create a vibrant, exciting
and safe 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 large sidewalk areas and building separation
space consistent with the Specific Plan. Thus, the project meets the connection
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 both of its street
frontages. Such retail may include national and regional chain stores, as well as
local businesses.
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.
As noted above, the project includes retail street frontages. While residential is
not permitted on the ground floor, it is allowed on floors above the first floor. The
project proposes 6,500-square feet of second floor space, which may be used as
residential and increase the number of homes in downtown. Further, there are
other locations within the Specific Plan area where residential can still occur.
Resolution No. 24002
Page 3
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.
The proposed residential, if constructed on the second floor, will relate to the
surrounding commercial. Outdoor balconies are proposed and create synergy
between the ground floor pedestrian experience and the residential outdoor
space above.
6. The development of additional resort hotels which provide luxury
accommodations and increase the visitors to the City's downtown.
The proposed retail space will support shopping and dining activities for visitors
staying at hotel properties within the Specific Plan area and elsewhere in the city.
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 the mountains are provided with building separation on Main
Street and the proposed low-rise building fronting Palm Canyon Drive. Eighty
feet of building separation between the subject building and the building located
on Block B will create a view corridor down Main Street. The views will be
enhanced by the 26-ft. height of the building adjacent to Palm Canyon Drive.
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
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 70-feet in width, which
enables sufficient space for circulation, planters and outdoor dining. The
proposed building ranges in height between 23 to 34 feet, and is massed/scaled
appropriately for reducing its visual dominance.
Resolution No. 24002
Page 4
I. 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. Planning Commission's 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 amended project proposes a multi-tenant, mixed-use building with ground
floor commercial and upper floor space that may be office, residential or other
uses as permitted by the Specific Plan. The portion of the building fronting Palm
Canyon Drive is one-story with height variations between 23 and 26-feet.
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. Underground parking
can be accessed from nearby stairways and elevators via public sidewalks.
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 buildings are constrained in size by the street grid and proposed courtyard
and hotel development so that they remain in scale with the surrounding area.
The heights of the building range from approximately 23 to 34 feet and are
generally consistent with the development character of the surrounding area,
which includes one-, two- and multiple-story buildings.
The proposed architecture is of a contemporary style consistent with surrounding
development, but introduces design elements, colors and materials, including
patterned block, stumbled brick and stucco walls, exposed steel beams, louvers,
board-formed concrete, anodized aluminum and steel storefronts. 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. 24002
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 range from 23 to 34-feet. Exterior
elevations show projections at building edges. Mass is divided with exterior
building articulation and height variation. 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 earth 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 and previously
approved landscape plan.
6. Consistency of composition and treatment;
The building design uses consistent forms and treatments across each elevation,
yet differentiates the design and materials for the different tenants along Palm
Canyon. The contemporary elements interact with each other in a consistent and
rhythmic manner where appropriate.
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;
An overall landscape plan was reviewed and approved for the Museum Market
Plaza Specific Plan and no changes or new landscape is proposed under this
proposed amendment.
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.
THE CITY COUNCIL RESOLVES:
Based upon the foregoing, the City Council hereby approves Case 3.3607 MAJ
AMEND, for the construction of a one and two-story building on Block C of the
Resolution No. 24002
Page 6
Downtown Palm Springs Specific Plan, located at the southwest corner of Palm Canyon
Drive 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
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. 24002 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 201h 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.
es Thompson, City Clerk 6ble6l vat b
ity of Palm Springs, California
RESOLUTION NO. 24002
EXHIBIT A
Case 3.3607 MAJ AMEND
Downtown Palm Springs Specific Plan / Block C
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 SPECIFIC CONDITIONS
1. This approval is not valid until the effective date of Ordinance 1889.
2. 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.
3. 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.
4. A Land Use Permit shall be obtained for outdoor dining, in accordance with
Subsection III.C.1 of the Museum Market Plaza Specific Plan.
5. Review by the AAC of exterior elevations for all individual tenancies, if proposed
differences are significant in the opinion of the Director of Planning Services.
6. A sign program shall be submitted for review by AAC and Planning Commission.
7. Approval shall be granted for the two-story option, as shown on Sheet 3.1 of the
submitted architectural drawings and dated April 20, 2016.
8. The west fagade of the building design shall be revised to provide additional
articulation and details of the trash enclosure room, and shall be reviewed and
approved by the AAC and the Planning Commission.
9. Screening of the mechanical equipment shall be submitted, reviewed and approved
by the AAC.
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Case 3.3607 MAJ AMEND— Block C Mixed-Use Building Page 2 of 25
10.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.
11 .A sorting area for recyclable materials shall be provided in accordance with the
Downtown Palm Springs Specific Plan.
12.Revisions to the approved landscape/hardscape plan shall be reviewed and and
approved by the Downtown Subcommittee, AAC and the Planning Commission prior
to the issuance of building permits.
ADMINISTRATIVE CONDITIONS
ADM 1 . Project Description. This approval is for the project described per Case
3.3607 — MAJ AMEND, except as modified by these conditions.
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 3.3607-MAJ AMEND. 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
City Council Resolution No. 24002 April 20, 2016
Case 3.3607 MAJ AMEND—Block C Mixed-Use Building Page 3 of 25
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 ''/s% for
commercial projects or '/<% 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 City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1 Coachella Valley 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
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Case 3.3607 MAJ AMEND— Block C Mixed-Use Building Page 4 of 25
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. 6 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.
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.
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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
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.
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.
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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.
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,
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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
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,
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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 has completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella
Valley Fugitive Dust Control Handbook and related "PM10" Dust Control
issues, please contact AQMD at (909) 396-3752, or at http://www.AQMD.gov.
A Fugitive Dust Control Plan, in conformance with the Coachella Valley
Fugitive Dust Control Handbook, shall be submitted to and approved by the
Engineering 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 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
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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
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.
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ENG 35. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the
grading plan for the proposed development. A copy of the Geotechnical/Soils
Report shall be submitted to the Engineering Division with the first submittal
of a grading plan.
ENG 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
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
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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.
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
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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.
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
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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
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)
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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
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.
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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
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
FID 1 . These conditions are subject to final plan check and review. Initial fire
department conditions have been determined based on the submitted site
plan. The submitted plans do not provide enough detail. Additional
requirements may be required at that time based on revisions to site plans.
FID 2. Fire Department Conditions were based on the 2010 California Fire Code as
adopted by City of Palm Springs, Palm Springs Municipal Code and latest
adopted NFPA Standards. Four 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.
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FID 3. 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.
FID 4. 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.
FID 5. 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.
FID 6. 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 7. Fencing Requirements (8.04.260 PSMC): Construction site fencing with 20
foot wide access gates is required for all combustible construction over 5,000
square feet. Fencing shall remain intact until buildings are stuccoed or
covered and secured with lockable doors and windows.
FID 8. 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 9. Fire Apparatus Access Gates (8.04.260 PSMC): Entrance gates shall have
a clear width of at least 15 feet and be equipped with a frangible chain and
padlock.
FID 10. 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.
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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. Decomposed granite (DG),
grass, dirt, sand and other materials that can wash away, develop ruts or be
dug up shall not be used. Interlocking pavers, turf block or other similar
materials may be allowed, subject to the provision of proper base material
and compliance with City Engineering Department compaction requirements.
Prior to permit sign-off, compaction test results shall be submitted to the City
Engineering Department for approval.
FID 11. Turning radius (CFC 503.2.4): Fire access road turns and corners shall be
designed with a minimum inner radius of 25 feet and an outer radius of 43
feet. Radius must be concentric.
FID 12. Dead Ends (CFC 503.2.5): Dead-end fire apparatus roads in excess of 150
feet in length shall be provided with an approved area for turning around fire
apparatus. The City of Palm Springs has two approved turn around
provisions. One is a cul-de-sac with an outside turning radius of 43 feet from
centerline. The other is a hammerhead turnaround meeting the Palm Springs
Public Works and Engineering Department standard dated 9-4-02.
FID 13. 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. The security gates and the emergency operation shall be
maintained operational at all times. 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 '/< inch). Approved
security gates shall be a minimum of 14 feet in unobstructed drive width on
each side with gate in open position.
Gate arms securing parking lots and parking structures shall be equipped with
a fire department approved dual-keyed Knox key electric switch. When
activated, the arm or arms shall open to allow fire and law enforcement
access.
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.
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If there is no sensing device that will automatically open the gates for exiting,
a fire department approved Knox electrical override switch shall be placed on
each side of the gate in an approved location.
A final field inspection by the fire code official or an authorized representative
is required before electronically controlled gates may become operative.
Prior to final inspection, electronic gates shall remain in a locked-open
position.
FID 14. Plot Plan: Prior to completion of the project, an 8.5"xl V plot plan or drawing,
and an electronic version in an industry standard file format capable of being
used in a geographical information system (GIS) preferably an ESRI shape
file(s) shall be provided to the fire department. The GIS file shall be projected
in the California State Plane Zone VI coordinate system and capable of being
re-projected into the North American Datum 1983 coordinate system. PDF
files by themselves will not meet this requirement. The GIS and ESRI shape
file(s) shall clearly show all access points, fire hydrants, KNOXTm box
locations, fire department connections, dwelling unit or suite identifiers, main
electrical panel location(s), sprinkler riser and fire alarm locations. Industry
standard symbols used in emergency management and pre-fire planning are
encouraged. Large projects may require more than one page. AutoCAD files
will be accepted but must be approved prior to acceptance.
FID 15, Premises Identification (CFC 505.1): New and existing buildings shall have
approved address numbers, building numbers or approved building
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.
FID 16. 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.
FID 17. 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.
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FID 18. 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.
FID 19. 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 20. Required Water Supply (CFC 507.1): An approved water supply capable of
supplying the required fire flow for fire protection shall be provided to
premises upon which facilities, buildings or portions of buildings are hereafter
constructed or moved into or within the jurisdiction.
FID 21 . Fire Hydrant Flow (CFC 507.3): Fire flow requirements for buildings or
portions of buildings and facilities are shall be determined by Appendix B.
FID 22. Fire Hydrant Systems (CFC 507.5): Fire hydrant systems shall comply with
Sections 507.5.1 through 507.5.6 and Appendix C.
FID 23. 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.
FID 24. 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, 2010 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, 2010 Edition).
FID 25. Fire Command Center (CFC 508.1): Where required by other sections of
this code and in all buildings classified as high-rise buildings by the California
Building Code and as amended by the Palm Springs Municipal Code for
buildings between 60 to 75 feet in height to the top of the structure, a fire
command center for fire department operations shall be provided. The fire
command center shall be located adjacent to the main lobby and shall be
accessible from fire department vehicular access or as approved by the Fire
Chief.
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The fire command center shall be separated from the remainder of the
building by not less than a 2-hour fire barrier constructed and in accordance
with section 706 of the California Building Code or horizontal assembly
constructed in accordance with section 711 of the California Building Code, or
both.
The room shall provide direct access from the building exterior at the lowest
level of fire department access and be a minimum of 96 square feet with a
minimum dimension of eight feet. A layout of the fire command center and all
features required by this section to be contained therein shall be submitted for
approval prior to installation. The fire command center shall comply with
NFPA 72 and the applicable provisions of the Electrical Code, and shall
contain the following features:
1. The emergency voice/alarm communication units shall comply with section
907.2.12.2 of the California Fire Code.
2. The fire department communication system.
3. Fire-detection and alarm system annunciator system.
4. Annunciator visually indicating the location of the elevators and whether
they are operational.
5. Survivability. Interconnecting cables between the Fire Command Center
and the remote control equipment within evacuation signaling zones, and
notification appliance control equipment within notification zones shall be
protected from attack by fire.
6. The fire-fighter's control panel required by Section 909.16 for smoke
control systems installed in the building.
7. Controls for unlocking stairway doors simultaneously.
8. Sprinkler valve and water-flow detector display panels.
9. Emergency and standby power status indicators.
10. A telephone for fire department use with controlled access to the public
telephone system.
11 . Fire pump status indicators.
12. Schematic building plans indicating the typical floor plan and detailing the
building core, means of egress, fire protection systems, fire-fighting
equipment and dire department access.
13. Work table.
14. Generator supervision devices, manual start and transfer features.
15. Public address system, where specifically required by other sections of
this code.
16. Fire command centers shall not be used for the housing of any boiler,
heating unit, generator, combustible storage, or similar hazardous equipment
or storage.
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FID 26. Fire Command Center Identification (CFC 508.2): The fire command center
shall be identified by a permanent, easily visible sign stating "Fire Department
Command Center", located on the door to the fire command center.
FID 27. 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.
FID 28. Radio Communications: Must install an in-building Public Safety Radio
Communications Coverage System composed of a radiating cable system or
an internal multiple antenna system with FCC-certified bi- directional 800 MHz
and 150 MHz (as required to meet the two indicated 150 MHz frequencies)
amplifier(s), distribution system, and subcomponents shall be required for all
buildings in excess of three stories, or has subterranean floors, or
subterranean parking. This system must meet the City of Palm Springs
Public Safety Radio System Coverage Specifications.
FID 29. 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.
FID 30. 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.
FID 31. Minimum Signal Strength into the Building (CFC 510.2.1): minimum signal
strength of-95 dBm shall be receivable within the building.
FID 32. Minimum Signal Strength Out of the Building (CFC 510.2.2): minimum
signal strength of -100 dBm shall be received by the agency's radio system
when transmitted from within the building.
FID 33. Elevator Recall Required (CFC 607.1): Existing elevators with a travel
distance of 25 feet (7620 mm) or more above or below the main floor or other
level of a building and intended to serve the needs of emergency personnel
for fire-fighting or rescue purposes shall be provided with emergency
operation in accordance with ASME A17.3. New elevators shall be provided
with Phase I emergency recall operation and Phase 11 emergency in-car
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operation in accordance with ASME A17.1 (California Code of Regulations,
Title 8, Division 1, Chapter 4, Subchapter 6, Elevator Safety Orders).
FID 34. 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 35. Fire Dampers (CMC 606.2): They shall be provided where air ducts
penetrate fire-rated walls or ceilings.
FID 36. Maintenance of Fire-Resistance-Rated Construction (CFC 703.1): The
required fire-resistance rating of fire-resistance-rated construction (including
walls, firestops, shaft enclosures, partitions, smoke barriers, floors, fire-
resistive coatings and sprayed fire-resistant materials applied to structural
members and fire-resistant joint systems) shall be maintained. Such elements
shall be properly repaired, restored or replaced when damaged, altered,
breached or penetrated. Openings made therein for the passage of pipes,
electrical conduit, wires, ducts, air transfer openings and holes made for any
reason shall be protected with approved methods capable of resisting the
passage of smoke and fire. Openings through fire-resistance-rated
assemblies shall be protected by self- or automatic-closing doors of approved
construction meeting the fire protection requirements for the assembly.
FID 37. Interior Finish, Decorative Materials and Furnishings (CFC 801.1): The
provisions of this chapter shall govern interior finish, interior trim, furniture,
furnishings, decorative materials and decorative vegetation in buildings.
Section 803 shall be applicable to existing buildings. Sections 804 through
808 shall be applicable to new and existing buildings.
FID 38. Decorative Materials Other Than Decorative Vegetation In New and
Existing Buildings (CFC 807.1): In occupancies in Groups A, E, I and R-1
and dormitories in Group R-2, curtains, draperies, hangings and other
decorative materials suspended from walls or ceilings shall meet the flame
propagation performance criteria of NFPA 701 in accordance with Section
807.2 or be noncombustible. Provide samples and documentation to submit
to the Palm Springs Fire Department to prove conformance with the above
criteria above.
FID 39. Acceptance Criteria and Reports (CFC 807.2): Where required to be flame
resistant, decorative materials shall be tested by an approved agency and
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meet the flame propagation performance criteria of NFPA 701, or such
materials shall be noncombustible. Reports of test results shall be prepared in
accordance with NFPA 701 and furnished to the fire code official.
FID 40. NFPA 13 Fire Sprinkler System is 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 13, 2010 Edition and using Cp of 0.74 and 1/r Ratio
of 200. No portion of the fire sprinkler system shall be installed prior to plan
approval. Prior to final approval of the installation, contractor shall submit a
completed Contractors Material and Test Certificate for Aboveground Piping
to the Fire Department. (NFPA 13: Figure 24.1)
FID 41. Floor Control Valves (CFC903.3.8 & Ordinance 1781: Item 42): Floor
control valves and waterflow 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 42. Fire Alarm System: Fire alarm system shall comply with the requirements of
NFPA 72, 2010 Edition.
FID 43. 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, 2010 Edition. All control valves
shall be locked in the open position.
FID44. 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 45. 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.
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FID 46. Fire Hydrant & FDC Location: 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. A field analysis of existing hydrants has not been conducted
to verify hydrant location or availability. This comment is included to make
you aware that additional fire hydrants may be required.
FID 47. Fire Department Connections: 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 48. 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:
F. D. C. SERVES
123 N. P. C.
ALL BLDGS. IN COMPLEX.
FID 49. 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.
FID 50. 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.
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FID 51. 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 52. 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.
FID 53. Means of Egress Illumination (CFC 1006.1 & 2): Any time a building is
occupied, the means of egress shall be illuminated at an intensity of not less
than 1 foot-candle at the floor level.
FID 54. Means of Egress Illumination Power Supply (CFC 1006.3): The power
supply for means of egress illumination shall normally be provided by the
premises' electrical supply. In the event of power supply failure, an
emergency electrical system shall automatically illuminate in defined areas
listed in the CFC.
FID 55. Required Exit Signs (CFC 1011.1): Exits & exit access doors shall be
marked by an approved exit sign readily visible from any direction of egress
travel. Access to exits shall be marked by readily visible exit signs in cases
where the exit or path is not immediately visible to occupants. No point in the
corridor shall be more than 100 feet or the listed viewing distance for the sign,
whichever is less, from the nearest visible sign.
FID 56. Exit Sign Illumination (CFC 1011.2, 4 & 5): Exit signs shall be internally or
externally illuminated. When the face of an exit sign is illuminated from an
external source, it shall have an intensity of not less than 5 foot-candles from
either of two electric lamps. Internally illuminated signs shall provide
equivalent luminance and be listed for the purpose.
END OF CONDITIONS