HomeMy WebLinkAbout23527 RESOLUTION NO. 23527
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, FINDING THE PREVIOUSLY ADOPTED
MITIGATED NEGATIVE DECLARATION NUMBER 2006109031
AS SUFFICIENT AND APPROPRIATE ENVIRONMENTAL
DOCUMENTATION FOR THE PROPOSED AMENDMENT TO
PLANNED DEVELOPMENT DISTRICT 324, APPROVING AN
AMENDMENT TO PLANNED DEVELOPMENT DISTRICT 324
AND VESTING TENTATIVE TRACT MAP 34190, PALM
SPRINGS, LLC, FOR THE DEVELOPMENT OF A 150 ROOM
HOTEL, ANCILLARY COMMERCIAL RETAIL AND FREE
STANDING PARKING STRUCTURES ON THE APPROXIMATELY
4.1 ACRE PARCEL LOCATED AT THE SOUTHEAST CORNER
OF ALEJO ROAD AND NORTH PALM CANYON DRIVE
(CASE 5.1091 PDD 324).
WHEREAS, Palm Springs, LLC, (the "Applicant') has filed an application with the
City to amend a previously approved Planned Development District 324 pursuant to the
provisions of Section 94.02.00 (B) of the Palm Springs Zoning Code; and
WHEREAS, the City Council of the City of Palm Springs originally amended
Planned Development District 324 (PDD 324), on September 7, 2011, for a mixed-use
development consisting of a 175-room hotel and ancillary commercial/retail use; and
WHEREAS, the Amended project is considered a "project' pursuant to the terms
of the California Environmental Quality Act ("CEQA"), and an Environmental
Assessment was previously prepared for this project and was previously distributed for
public review and comments in accordance with CEQA; and
WHEREAS, on December 11, 2013, a public hearing on the application was held
by the Planning Commission in accordance with applicable law; and
WHEREAS, the Planning Commission has carefully reviewed and considered all
of the evidence presented in connection with the meeting on the project, including but
not limited to the staff report, and all written and oral testimony presented; and
WHEREAS, a notice of public hearing of the City Council of the City of Palm
Springs to consider Case No. 5.1091-PD324 AMND was given in accordance with
applicable law; and
WHEREAS, on April 2, 2014, a public hearing on the application was held by the
City Council in accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the
Resolution No. 32527
Page 2
evidence presented in connection with the meeting on the project, including but not
limited to the staff report, and all written and oral testimony presented.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. The proposed amended project was reviewed under the provisions
of the California Environmental Quality Act (CEQA) and determined that the proposal is
a "project'. An updated traffic study and a subsequent environmental analysis was
prepared under the provisions of the California Environmental Quality Act (CEQA); a
determination was made that the proposed amended project will not result in any new
additional impacts beyond those that were previously identified and addressed and that
adequate mitigation measures had already been incorporated into the project. In the
new assessment, it was concluded that the MND and the subsequent environmental
analysis covered the issues the City addressed, including topics such as land use
policies, safety, aesthetics, biological resources noise effects and traffic impacts during
9 p s du ng
construction and operation of the project. In addition to the mitigation measures
included in the MND, conditions of approval in support of the subsequent environmental
analysis and the previously adopted Mitigated Negative Declaration have been
included.
SECTION 2. Pursuant to Section 94.03.00(E) and 94.02.00(B) of the Palm
Springs Zoning Code, the Council makes the following findings:
a. The proposed planned development amendment is consistent and in conformity
with the general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of
the Palm Springs Zoning Code.
The proposed planned development amendment is consistent with the General Plan,
which includes special provisions for the Central Business District. The project will bring
revitalization to the Downtown area with the development of new retail commercial
space; also, the 150-room hotel could enhance the City's tourism base.
b. The subject property is suitable for the uses permitted in the proposed planned
development district, in terms of access, size of parcel, relationship to similar or
related uses, and other relevant considerations.
The amended project, as proposed, is consistent with the Downtown Design Guidelines
and the vision of the area for the future. The site is physically suitable for the proposed
project, and provides sufficient access points for all uses proposed.
C. The proposed establishment of the planned development district is necessary
and proper, and is not likely to be detrimental to adjacent property or residents.
The Amended Planned Development District modifies certain development standards
Resolution No. 32527
Page 3
requirements in a manner which is conducive with the urban development sought for the
site in the future. The inclusion of a mixed-use project consisting of a 150-hotel and
retail commercial in this area of the City will increase vitality and activity in the
Downtown area.
d. That the site for the proposed use relates to streets and highways properly
designed and improved to carry the type and quantity of traffic to be
generated by the proposed use.
The project proposes primary vehicular access to the public streets from Palm Canyon
Drive. There is another entry to the northerly portion of the development from Alejo
Road; therefore the development will relate to existing streets and highways. Also,
traffic and ease of circulation within and around the development were analyzed in the
previously adopted MND incorporated into the current document.
e. That the conditions to be imposed and shown on the approved site plan
are deemed necessary to protect the public health, safety and general
welfare and may include minor modification of the zone's property
development standards.
A draft set of conditions of approval are proposed in the attached Exhibit B; these
conditions are from different departments of the City which include Planning, Building,
Fire and Public Works. All the conditions from the original entitlement and Mitigation
Measures from the new analysis to the previously adopted MND also apply to this
project. Therefore, staff believes that the conditions imposed are deemed necessary to
protect the public health, safety and general welfare.
Vesting Tentative Tract Map Amendment
Additional findings are required for the proposed subdivision pursuant to Section 66474
of the Subdivision Map Act. These findings and a discussion of the project as it relates
to these findings follow:
a. The proposed Vesting Tentative Tract Map is consistent with all applicable
general and specific plans.
The previously approved vesting tentative tract map was for a two-parcel condominium
map and three lettered lots for the entire project. The applicant is now proposing to
modify the condominium map by subdividing the property into one parcel with three
lettered lots for street purposes only. The map is consistent with the City's general plan.
b. The design and improvements of the proposed Vesting Tentative Tract Map are
consistent with the zone in which the property is located.
The design of the map is consistent with the allowable uses under the Planned
Development District for this property. The Planned Development District allows for
certain variations from zoning standards.
Resolution No. 32527
Page 4
c. The site is physically suited for this type of development.
The currently vacant site was previously fully developed with commercial uses and it is
surrounded by existing development and City streets. The construction of commercial /
retail and hotel buildings on the site is appropriate at this location.
d. The site is physically suited for the proposed density of development.
The site can accommodate the proposed 150-room hotel ancillary commercial uses as
designed. The approximately 4.1-acre site is physically suited for the size, scope and
density of the proposed hotel and ancillary commercial retail.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The Amended Vesting Tentative Tract Map and associated Planned Development
District have been reviewed under the California Environmental Quality Act, and a
Mitigated Negative Declaration was adopted. Mitigation measures have been included
which will reduce potential impacts to less than significant levels. The site has been fully
developed for many years, and does not include any natural habitat. The project will
therefore not damage or injure fish, wildlife or their habitats.
f. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The subdivision is designed to meet or exceed City standards. The 150-room hotel and
commercial spaces will be required to meet or exceed City building codes. The project
will not cause public health problems.
g. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
There are no known public easements or access across the subject property, therefore
the design of the subdivision will not conflict with easements for access through or use
of the property. Any utility easements can be accommodated within the project design.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council approves the proposed amendments to Planned Development District 324 and
Vesting Tentative Tract Map 34190; for the development of a 150-room hotel and
ancillary commercial retail space on approximately 4.1 acres of vacant land located at
southeast corner of North Palm Canyon Drive and Alejo Road, subject to the Conditions
of Approval attached to this Resolution as Exhibit A. These approvals shall be valid for two
years, unless otherwise extended in a manner authorized under applicable provisions of
the Palm Springs Municipal Code.
Resolution No. 32527
Page 5
ADOPTED THIS 2ND DAY OF APRIL, 2014.
DAVID H. READY, C ANAGER
ATTEST:
AMES 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. 23527 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 2nd day of April, 2014, by the
following vote:
AYES: Councilmember Foat, Councilmember Lewin, Councilmember Mills, Mayor
Pro Tern Hutcheson, and Mayor Pougnet.
NOES: None.
ABSENT: None.
ABSTAIN: None.
MES THOMPSON, CITY CLERK
City of Palm Springs, California ai Lor'�
RESOLUTION NO. 23527
EXHIBIT A
Case 5.1091 PDD 324 & TTM 34190 AMND
Port Lawrence
Southeast corner of Alejo Road and North Palm Canyon Drive
CONDITIONS OF APPROVAL
April 2, 2014
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case
5.1091-PD324 / TTM34190 AMND; except as modified with the approved
Mitigation Monitoring Program and the conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped September 5, 2013,
including site plans, architectural elevations, exterior materials and colors,
landscaping, and grading on file in the Planning Division except as modified
by the approved conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 5.1091-PDD 324 & TTM 34190 AMND. 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
Conditions of Approval Page 2 of 26
Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
will advance funds to pay for defense of the matter by the City Attorney. If the
City of Palm Springs fails to promptly notify the applicant of any such claim,
action or proceeding or fails to cooperate fully in the defense, the applicant
shall not, thereafter, be responsible to defend, indemnify, or hold harmless
the City of Palm Springs. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but
should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgment or
failure to appeal, shall not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Time Limit on Approval. Approval of the Planned Development District (PDD)
shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 9. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of
the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
to the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial projects or 1/4% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
ADM 10. Cause No Disturbance. The owner shall monitor outdoor parking areas,
walkways, and adjoining properties and shall take all necessary measures to
ensure that customers do not loiter, create noise, litter, or cause any
disturbances while on-site. The Police Chief, based upon complaints and/or
other cause, may require on-site security officers to ensure compliance with
all City, State, and Federal laws and conditions of approval. Failure to comply
Conditions of Approval Page 3 of 26
Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
with these conditions may result in revocation of this permit, temporary
business closure or criminal prosecution.
ADM 11. Comply with City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
Violations may result in revocation of this Conditional Use Permit.
ADM 12. Conditional Use Permit/PDD Availability. The applicant shall provide a copy
of this Conditional Use Permit/PDD to all buyers and potential buyers.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitiaation Fee (LDMF) NOT required. This project is
exempt of payment of the CVMSHCP LDMF pursuant the terms of that plan.
ENV 2. Notice of Determination. The project is subject to the provisions of the
California Environmental Quality Act (CEQA); therefore, an administrative fee
of $50 shall be submitted by the applicant in the form of a money order or a
cashier's check payable to the Riverside County Clerk within two business
days of the Commission's final action on the project. This fee shall be
submitted by the City to the County Clerk with the Notice of Determination.
Action on this application shall not be considered final until such fee is paid.
ENV 3. Mitigation Measures. All the Mitigation Measures contained in the Initial Study
are hereby incorporated into these conditions of approval by reference.
PLANNING DEPARTMENT CONDITIONS
PLN 1. _Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down-lights shall be utilized. No lighting of
hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the Water
Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to submittal
to the City, landscape plans shall also be certified by the local water agency
that they are in conformance with the water agency's and the State's Water
Efficient Landscape Ordinances.
Conditions of Approval Page 4 of 26
Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
PLN 3. Restaurant Use. Restaurant use at the location shall not exceed 25% of the
total floor area of development.
PLN 4. Sign Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00.
PLN 5. 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 6. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 7. 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 8. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 9. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 10. Outside Storage Prohibited. No outside storage of any kind shall be permitted
except as approved as a part of the proposed plan.
PLN 11. Bicycle Parking. The project shall be required to provide additional secure
bicycle parking facilities on site for use by patrons and staff. Location and
design shall be approved by the Director of Planning.
PLN 12. Tree Planting Plan. Tree planting plan for the development shall be consistent
with the requirements of the Downtown Urban Design Plan tree planting plan.
PLN 13. No trash enclosure nor storage shall be allowed in the external south property
setback nor access from the setback.
PLN 14. There shall be another submittal for application of all exterior elevations and
applicable sections including landscape materials in deck areas to go to the
Architectural Advisory Committee and Planning Commission prior to submittal
of Final PDD.
PLN 15. There shall be no vehicular access to the southerly setback.
PLN 16. The southerly setback shall have locked gated and be monitored by security
cameras.
PLN 17. Rework and activate the corner of Alejo and Indian Canyon.
Conditions of Approval Page 5 of 26
Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
PLN 18. There shall be pedestrian access to Palm Canyon from the ground level
parking garage.
PLN 19. Amend the street-level parking garage elevation to improve fenestration.
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.
FIRE DEPARTMENT CONDITIONS
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the site plan dated
September 5. 2013. 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.
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.
FID 3 Plot Plan: Prior to completion of the project, an 8.5°x11" 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 4 PLANS AND PERMITS
When there are significant changes in occupancy, water supply, storage
heights, type, and quantity of storage, storage configurations, Tenant
Improvements or any other changes which may affect the fire sprinkler
system design, the owner, tenant or contractor shall submit plans and
secure permits. Complete plans for private fire service mains or fire
Conditions of Approval Page 6 of 26
Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
sprinkler systems should be submitted for approval well in advance of
installation. Plan reviews can take up to 20 working days. Submit a
minimum of four (4) sets of drawings for review. Upon approval, the Fire
Prevention Bureau will retain two sets.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: M — TH, 8:00 AM — 11:00 AM and 2:00 PM —6:00 PM
A deposit for Plan Check and Inspection Fees is required at the time of
Plan Submittal. The minimum fee is $ 208.00. These fees are established
by Resolution of the Palm Springs City Council.
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall
be UL listed or FM approved for fire protection service and approved by
the Fire Prevention Bureau prior to installation.
Plans shall indicate all necessary engineering features, including all
hydraulic reference nodes, pipe lengths and pipe diameters as required by
the appropriate codes and standards. Plans and supportive data
(calculations and manufacturer's technical data sheets) shall be submitted
with each plan submittal. Complete and accurate legends for all symbols
and abbreviations shall be provided on the plans.
Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an
electronic CAD version shall be provided to the fire department. This shall
clearly show all access points, fire hydrants, knox box locations, fire
department connections, unit identifiers, main electrical panel locations,
sprinkler riser and fire alarm locations. Large projects may require more
than one page.
FID 5 Public Safety CFD: The Project will bring a significant number of additional
residents to the community. The City's existing public safety and recreation
services, including police protection, criminal justice, fire protection and
suppression, ambulance, paramedic, and other safety services and
recreation, library, cultural services are near capacity. Accordingly, the City
may determine to form a Community Services District under the authority of
Government Code Section 53311 et seq, or other appropriate statutory or
municipal authority. Developer agrees to support the formation of such
assessment district and shall waive any right to protest, provided that the
amount of such assessment shall be established through appropriate study
and shall not exceed $500 annually with a consumer price index escalator.
The district shall be formed prior to sale of any lots or a covenant
agreement shall be recorded against each parcel, permitting incorporation
of the parcel in the district.
Conditions of Approval Page 7 of 26
Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
FID 6 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. Any addition, alteration, or enlargement
of twenty percent or more in total floor area of an existing building or
structure, then such building or structure shall be retrofitted or otherwise
modified to comply with these requirements. This system must meet the
City of Palm Springs Public Safety Radio System Coverage Specifications
as stated in the Palm Springs Municipal Code Chapter 11.03.
FID 7 Photovoltaic System: Photovoltaic system design and installation must
be approved by the fire department. Detailed plans need to be submitted
for review and include allowable roof access to perform fire suppression
and rescue operations.
FID 8 Trash Dumpster (CFC 304.3.3) Dumpsters and containers with an
individual capacity of 1.5 cubic yards [40.5 cubic feet (1.15 m3)) or more
shall not be stored in buildings or placed within 5 feet (1524 mm) of
combustible walls, openings or combustible roof eave lines.
Exceptions:
1. Dumpsters or containers in areas protected by an approved
automatic sprinkler system installed throughout in accordance with
Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Storage in a structure shall not be prohibited where the structure
is of Type I or IIA construction, located not less than 10 feet (3048
mm) from other buildings and used exclusively for dumpster or
container storage.
FID 9 Ceiling Clearance (CFC 315.2.1): Storage shall be maintained 2 feet or
more below the ceiling in non-sprinklered areas of buildings or 18 inches
or more below sprinkler head deflectors in sprinklered areas of buildings.
Attention to this requirement during installation of storage shelving will
reduce problems later.
FID 10 Equipment Room Storage (315.2.3): Combustible material shall not be
stored in boiler rooms, mechanical rooms or electrical equipment rooms.
FID 11 Combustible Outside Storage (CFC 315.3): Outside storage of
combustible materials shall not be located within 10 feet (3048 mm) of a
property line.
FID 12 Storage Beneath Overhead Projections From Buildings (CFC
315.3.1): Where buildings are protected by automatic sprinklers, the
outdoor storage, display and handling of combustible materials under
conditions of Approval Page 8 of 26
Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
eaves, canopies or other projections or overhangs is prohibited except
where automatic sprinklers are installed under such eaves, canopies or
other projections or overhangs.
FID 13 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 14 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 15 Access Road Dimensions (CFC 503.2.1): 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 16 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 17 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 (45 720 mm) 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 18 Fire Department Access: Roads/driveways shall be provided so that no
portion of the exterior wall of the first floor of any building will be more than
150 feet from such roads.
FID 19 Fences (CFC 503.1.5): When fences are installed that cause the distance
from an approved fire department access road to exceed the maximum
distance allowed in Section 503 herein, a gate shall be provided in the
fence to maintain the required fire department access. The gate shall be a
minimum four (4) feet in width and be equipped with a key box and/or lock
accessible from both sides in accordance with Section 506 herein.
FID 20 Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an
unobstructed width of not less than 20 feet except for approved security
Conditions of Approval Page 9 of 26
Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
gates in accordance with Section 503.6 and an unobstructed vertical
clearance of not less than 13 feet 6 inches.
FID 21 Surface (CFC 503.2.3): Fire apparatus access roads shall be designed
and maintained to support the imposed loads of fire apparatus (73,000 lbs.
GVW) and shall be surfaced so as to provide all-weather driving
capabilities.
Fire 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 22 Aerial Access Proximity to Building (CFC 503.2.8.2): 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 23 Plot Plan: Prior to completion of the project, a 8.5"xl 1" plot plan shall be
provided to the fire department. This shall clearly show all access points &
fire hydrants.
FID 24 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 25 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.
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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.
FID 26 Key Box Contents (CFC 506.1): The Knox key box shall contain keys to
all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment
rooms, mechanical rooms, elevator rooms, elevator controls, plus a card
containing the emergency contact people and phone numbers for the
building/complex.
FID 27 Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire
hydrants shall be provided in accordance with CFC Appendix B, Fire Flow
Requirements for Buildings, for the protection of buildings, or portions of
buildings, hereafter constructed. The required fire hydrant flow for this
project is 1,500 gallons per minute (CFC Appendix B) and one available
fire hydrant must be within 250 feet from any point on your lot street
frontage. (CFC Appendix C)
FID 28 Operational Fire Hydrant(s) (CFC 508.1, 508.5.1 & 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 29 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), Double Check Detector Assembly, Fire
Department Connection and associated valves.
FID 30 Water Systems and Hydrants (CFC 508.1, 508.2, 508.4, 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,
2002 Edition. Prior to final approval of the installation, contractor shall
submit a completed Contractors Material & Test Certificate for
Underground Piping to the Fire Department. (10.10 NFPA 24, 2002
Edition).
FID 31 Identification (CFC 510.1): 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.
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FID 32 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 II
emergency in-car operation in accordance with ASME A17.1.
FID 33 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 I/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 34 Balconies and Decks (903.3.1.2.1). Sprinkler protection shall be provided
for exterior balconies, decks and ground floor patios of dwelling units
where the building is of Type V construction. Sidewall sprinklers that are
used to protect such areas shall be permitted to be located such that their
deflectors are within 1 inch (25 mm) to 6 inches (152 mm) below the
structural members and a maximum distance of 14 inches (356 mm)
below the deck of the exterior balconies and decks that are constructed of
open wood joist construction.
FID 35 Audible Water Flow Alarms (CFC 903.4.2): An approved audible
sprinkler flow alarm (Wheelock hom/strobe # MT4-115-WH-VFR with
WBB back box or equal) shall be provided on the exterior of the building in
an approved location. An approved audible sprinkler flow alarm (Wheelock
horn/strobe # MT4-115-WH-VFR with WBB back box or equal) to alert the
occupants shall be provided in the interior of the building in a normally
occupied location.
FID 36 Valve and Water-Flow Monitoring (CFC 903.4): All valves controlling
the fire sprinkler system water supply, and all water-flow switches, shall be
electrically monitored. All control valves shall be locked in the open
position. Valve and water-flow alarm and trouble signals shall be distinctly
different and shall be automatically transmitted to an approved central
station.
FID 37 Residential Smoke and Carbon Monoxide Alarms Installation with
Fire Sprinklers (CFC 907.2.10.1.2, 907.2.10.2 & 907.2.10.3; CRC R315):
Provide and install Residential Smoke and Carbon Monoxide Alarms
(Kidde SM120X Relay / Power Supply Module connected to multi-station
Kidde smoke and carbon monoxide alarms or equal system and fire
sprinkler flow switch). Alarms shall receive their primary power from the
building wiring, and shall be equipped with a battery backup. In new
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construction, alarms shall be interconnected so that operation of any
smoke alarm, carbon monoxide alarm or fire sprinkler flow switch causes
all smoke and carbon monoxide alarms within the dwelling to sound and
activate the exterior horn/strobe.
The wiring of this system shall be in accordance with Kidde SM120X
Relay / Power Supply Module manual. The 120 volt device wired to turn
on when alarm sounds is the exterior horn / strobe. The pull for fire device
is the fire sprinkler flow switch.
FID 38 Penetrations of Fire Rated Assemblies (CBC 712): Penetrations of fire
sprinkler piping shall maintain fire-resistive assemblies integrity with fire
rated caulking or other approved methods compatible with piping
materials.
FID 39 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 40 Fire Hydrant & FDC Location (CFC 912.2): A public commercial fire
hydrant is required within 30 feet of the Fire Department Connection
(FDC). Fire Hose must be protected from vehicular traffic and shall not
cross roadways, streets, railroad tracks or driveways or areas subject to
flooding or hazardous material or liquid releases.
FID 41 Fire Department Connections (CFC 912.2.1 & 912.3): Fire Department
connections shall be visible and accessible, have two 2.5 inch NST female
inlets, and have an approved check valve located as close to the FDC as
possible. All FDC's shall have KNOX locking protective caps. Contact the
fire prevention secretary at 760-323-8186 for a KNOX application form.
FID 42 Ventilating Hood & Duct System (CFC 904.11 & CMC 507.1): A Type I
ventilating hood and duct system shall be provided for commercial-type
food heat-processing equipment that produces smoke or grease-laden
vapors.
FID 43 Termination of Exhaust System (NFPA 96: 7.8): Rooftop termination
shall be arranged or provided with the following:
(a) A minimum of 10 ft of horizontal clearance from the outlet to adjacent
buildings, property lines, and air intakes.
(b) A minimum of 5 ft of horizontal clearance from the outlet (fan housing)
to any combustible structure.
(c) A vertical separation of 3 ft below any exhaust outlets for air intakes
within 10 ft of the exhaust outlet.
(d) Listed grease collection system.
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FID 44 Fire Extinguishing System Required (CFC 904.11): Approved UL 300
automatic fire-extinguishing systems shall be provided for the protection of
commercial type-cooking equipment.
FID 45 Automatic Power and Fuel Shutoffs (CFC 904.11.2 & CIVIC 513.4.1): The
automatic fire extinguishing system shall be interconnected to the fuel or
current supply for cooking equipment. The interconnection shall shut off
all cooking equipment and electrical receptacles which are located under
the hood when the system is actuated. Shutoff valves or switches shall be
of a type that requires manual operation to reset.
FID 46 Fire Extinguishing System Annunciation (CIVIC 513.6.2): Where a fire
alarm signaling system is serving the occupancy where the extinguishing
system is located, the activation of the automatic fire-extinguishing system
shall activate the fire alarm signaling system.
FID 47 Portable Fire Extinguishers for Food Processing Equipment (CFC
906.1 & 4): In addition to the fixed system, a fire extinguisher listed and
labeled for Class K fires shall be installed within 30 feet of commercial
food heat processing equipment, as measured along an unobstructed path
of travel. The preferred location is near the exit from the cooking
equipment area.
FID 48 Standpipe Systems Required (CFC 905.3): Class 1 Standpipe system is
required in addition to the automatic sprinkler system.
FID 49 Fire Alarm System: Fire alarm system is required and installation shall
comply with the requirements of NFPA 72, 2007 Edition.
FID 50 HVAC Duct Smoke Detection/Shut Down with a Fire Sprinkler
Supervision & Alarm System or Fire Alarm System (CFC 907.4.1,
CMC 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 51 Fire Extinguisher Requirements (CFC 906); Provide one 2-A:10-B:C
portable fire extinguisher for every 75 feet of floor or grade travel distance
for normal hazards. Show proposed extinguisher locations on the plans.
Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet
above floor level. Preferred location is in the path of exit travel or near an
exit door.
FID 52 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
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of travel. The preferred location is near the exit from the cooking
equipment area.
FID 53 Posting of Occupant Load (CFC 1004.3): Every room or space that is an
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 54 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 55 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 56 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, which ever is less, from the nearest visible sign.
FID 57 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.
FID 58 Exit or exit access doorways required. (CFC 1015.1) Two exits or exit
access doorways from any space shall be provided. Occupant load noted
in the Conditional use permit is greater than 49 and thus requires two
exits.
FID 59 Two exits or exit access doorways. (CFC 1015.2.1) Where two exits or
exit access doorways are required from any portion of the exit access, the
exit doors or exit access doorways shall be placed a distance apart equal
to not less than one-half of the length of the maximum overall diagonal
dimension of the building or area to be served measured in a straight line
between exit doors or exit access doorways.
FID 60 Fire Dampers (CMC 606.2): They shall be provided where air ducts
penetrate fire-rated walls or ceilings.
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FID 61 Elevator Stretcher Requirement (CBC 3002.4): Elevator shall be
designed to accommodate medical emergency service in buildings four or
more stories above grade plane or four or more stories below grade plane,
at least one elevator shall be provided for fire department emergency
access to all floors. The elevator(s) so designed shall accommodate the
loading and transport of an ambulance gurney or stretcher 24 inches by
84 inches.
ENGINEERING DEPARTMENT CONDITIONS:
Engineering Division recommends that if this application is approved, such approval
is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed
to the satisfaction of the City Engineer.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
ENG 2. Submit street improvement plans prepared by a California Registered Civil
Engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
PALM CANYON DRIVE
ENG 3. All existing decorative street improvements, landscaping, and lighting
improvements shall be protected in place, except removals approved by the City
Engineer. The applicant shall be responsible for the repair, removal and
replacement of existing improvements damaged as a result of the construction of
this project, as directed by the City Engineer.
ENG 4. Remove the existing driveway approaches and replace with new street
improvements (curb and gutter, and sidewalk) to match existing street
improvements, in accordance with applicable City standards. Existing decorative
concrete pavers shall be removed and salvaged to the City Corporation Yard, or
reused in replaced street improvements. New sidewalk shall be constructed of
decorative concrete pavers to match existing.
ENG 5. Remove the existing street improvements as necessary to construct a 40 feet wide
new private street intersection with the centerline of the new street intersection
located approximately 225 feet north of the south property line. The new street
intersection shall be constructed with 25 feet radius curb returns and spandrels,
and a 6 feet wide cross-gutter, in accordance with City of Palm Springs Standard
Drawing No. 200 and 206. Any removal or relocation of existing landscaping,
irrigation, electrical and lighting improvements shall be coordinated with the City
Engineer prior to removal or relocation. Existing decorative concrete pavers shall
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Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
be removed and salvaged to the City Corporation Yard, or reused in replaced
street improvements. Access shall be limited to left-tum ingress and egress only.
ENG 6. Construct a Type A curb ramp meeting current California State Accessibility
standards on either side of the proposed private street intersection in accordance
with City of Palm Springs Standard Drawing No. 212. The curb ramps shall be
constructed of colored Portland cement concrete to match existing decorative
street improvements.
ENG 7. Construct a new decorative landscape planter to match existing planters along
Palm Canyon Drive, on either side of the new private street intersection. The
applicant shall furnish and install new Washingtonia filifera palm trees within each
new decorative landscape planter. The palm trees shall have a trunk height and
diameter equal to other palm trees along the project frontage, as approved by the
City Engineer. Irrigation, electrical and lighting improvements for the new palm
trees shall be connected to the existing systems, as required by the City Engineer.
ENG 8. New palm trees shall be subject to a one-year plant establishment period. The
applicant shall ensure that adequate irrigation of new palm trees is provided during
the plant establishment period, until such time as the existing irrigation system is
sufficient to irrigate the palm trees. Any palm trees that fail during the one-year
plant establishment period shall be replaced with a new palm tree of similar trunk
height and diameter to the satisfaction of the City Engineer, and shall be subject to
a subsequent one-year plant establishment period.
ENG 9. The applicant shall obtain specific approvals for alternative decorative streetscape
improvements along Palm Canyon Drive, including but not limited to: alternative
decorative pavers in a pattern inconsistent with the established pattern along Palm
Canyon Drive; circular tree wells in lieu of octagonal tree wells; lighting and
electrical system; and landscape palette along the Palm Canyon Drive frontage.
The applicant shall clearly specify the requested alternative streetscape design as
part of the Final Development Plan approval by the Planning Commission. The
applicant shall be required to enter into an Encroachment Agreement for all
alternative decorative streetscape improvements, which shall be privately
maintained.
ENG 10. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
INDIAN CANYON DRIVE
ENG 11. Dedicate additional right-of-way to provide the ultimate half street right-of-way
width of 50 feet along the entire frontage.
ENG 12. All existing street improvements and palm trees shall be protected in place, except
as otherwise required by the City Engineer. The applicant shall be responsible for
the repair, removal and replacement of existing improvements damaged as a result
of the construction of this project, as directed by the City Engineer.
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Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
ENG 13. Remove the existing driveway approaches and replace with new street
improvements (curb and gutter, and sidewalk) to match existing street
improvements, in accordance with applicable City standards.
ENG 14. The proposed diagonal street parking as shown on the Site Plan for the Palm
Springs Hotel is not approved, pending the City Council decision on the Indian
Canyon Drive Two-Way Study, in December, 2013.
ENG 15. Remove the existing street improvements as necessary to construct a 20 feet wide
and a 26 feet wide driveway approach for the northerly access points with the
centerline of the driveway approaches located approximately 265 feet south and
320 feet south of the centerline of Alejo Road, respectively. The driveway
approaches shall be constructed in accordance with City of Palm Springs Standard
Drawing No. 205. Any removal or relocation of existing landscaping and irrigation
improvements shall be Coordinated with the City Engineer prior to removal or
relocation. Access shall be limited to left-turn ingress and egress only for both
driveway approaches.
ENG 16. Remove the existing street improvements as necessary to construct a 24 feet wide
driveway approach for the southerly access point with the centerline of the new
driveway approach located approximately 80 feet north of the south property line.
The new driveway approach shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 205. Any removal or relocation of existing
landscaping and irrigation improvements shall be coordinated with the City
Engineer prior to removal or relocation. Access shall be limited to left-turn ingress
and egress only.
ENG 17. Construct a Type A curb ramp meeting current California State Accessibility
standards on each side of the three proposed driveway approaches on Indian
Canyon Drive, in accordance with City of Palm Springs Standard Drawing No. 212.
The applicant shall ensure that an appropriate path of travel, meeting ADA
guidelines, is provided across the driveways, and shall adjust the location of the
access ramps, if necessary, to meet ADA guidelines, subject to the approval of the
City Engineer. If necessary, additional pedestrian and sidewalk easements shall be
provided on-site to construct a path of travel meeting ADA guidelines.
ENG 18. Remove and reconstruct the decorative pedestrian crosswalk across Indian
Canyon Drive at Alejo Road, as necessary to align with the new proposed curb
ramp to be located at the southwest corner of the intersection of Indian Canyon
Drive and Alejo Road.
ENG 19. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
ALEJO ROAD
ENG 20. Dedicate additional right-of-way to provide the ultimate half street right-of-way
width of 50 feet along the frontage (where required).
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ENG 21. Remove the existing curb and gutter located 32 feet south of centerline, and
construct an 8 inch curb and gutter located 38 feet south of centerline along the
frontage (where required), with a 25 feet radius curb return and spandrel at the
southwest corner of the intersection of Alejo Road and Indian Canyon Drive, in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
ENG 22. Remove the existing catch basin and reconstruct a new catch basin and extend the
existing storm drain connector pipe in accordance with Riverside County Flood
Control and Water Conservation District standards and requirements, as
necessary to relocate the existing curb and gutter along Alejo Road.
ENG 23. Remove the existing driveway approaches and replace with new street
improvements (curb and gutter, and sidewalk) to match existing street
improvements, in accordance with applicable City standards.
ENG 24. Remove the existing street improvements as necessary to construct a minimum 20
feet wide driveway approach for the access point into the parking level area, with
the centerline of the driveway approach located approximately 155 feet east of the
centerline of Palm Canyon Drive. The driveway approach shall be constructed in
accordance with City of Palm Springs Standard Drawing No. 205. Access shall be
limited to right-tum ingress and egress only.
ENG 25. Construct a Type A curb ramp meeting current California State Accessibility
standards on each side of the proposed driveway approach in accordance with
City of Palm Springs Standard Drawing No. 212. The applicant shall ensure that an
appropriate path of travel, meeting ADA guidelines, is provided across the
proposed driveway, and shall adjust the location of the access ramps, if necessary,
to meet ADA guidelines, subject to the approval of the City Engineer. If necessary,
additional pedestrian and sidewalk easements shall be provided on-site to
construct a path of travel meeting ADA guidelines.
ENG 26. Construct a sidewalk from back of curb to property line along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
ENG 27. Remove the existing curb ramp and construct a new Type A curb ramp meeting
current California State Accessibility standards at the southwest corner of the
intersection of Alejo Road and Indian Canyon Drive, in accordance with City of
Palm Springs Standard Drawing No. 212.
ENG 28. Construct pavement with a minimum pavement section of 5 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to clean sawcut edge of pavement along the frontage (where
required) in accordance with City of Palm Springs Standard Drawing No. 110 and
340. 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.
Conditions of Approval Page 19 of 26
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ENG 29. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
ON-SITE
ENG 30. All on-site two-way parking area drive aisles shall be a minimum of 24 feet wide
and shall be privately maintained.
ENG 31. The minimum pavement section for all on-site pavement shall be 2'Y2 inches
asphalt concrete pavement over 4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal. If an
alternative pavement section is proposed, the proposed pavement section shall be
designed by a California registered Geotechnical Engineer using "R" values from
the project site and submitted to the City Engineer for approval.
ENG 32. Parking shall be restricted along the drive aisles as necessary to maintain a 24 feet
wide clear two-way travel way, except for designated parking spaces and parking
bays. Regulatory Type R26 "No Parking" signs or red curb shall be installed along
the drive aisles as necessary to enforce parking restrictions. The regulation and
maintenance of required no parking restrictions, shall be included in Covenants,
Conditions, and Restrictions required for the development.
ENG 33. An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws. An
accessible path of travel shall be constructed of Portland cement concrete, unless
alternative materials meeting state and federal accessibility standards is approved
by the City Engineer.
SANITARY SEWER
ENG 34. All sanitary facilities shall be connected to the public sewer system. Existing sewer
service laterals to the property may be used for new sanitary facilities. New laterals
shall not be connected at manholes.
ENG 35. Provisions for maintenance of the on-site sewer system acceptable to the City
Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's)
required for this project.
GRADING
ENG 36. Submit a Precise Grading and Paving Plan prepared by a California registered civil
engineer to the Engineering Division for review and approval. 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
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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 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. The Precise Grading and Paving Plan shall be approved by the
City Engineer prior to issuance of grading permit.
a) The first submittal of the Precise Grading and Paving Plan shall include the
following information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Tentative Tract
Map; a copy of current Title Report; a copy of Soils Report; and a copy of the
Final Project-Specific Water Quality Management Plan.
ENG 37. 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 38. In accordance with an approved PM-10 Dust Control Plan, temporary dust control
perimeter fencing shall be installed. Fencing shall have screening that is tan in
color; green screening will not be allowed. Temporary dust control perimeter
fencing shall be installed after issuance of Grading Permit, and immediately prior to
commencement of grading operations.
ENG 39. 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 40. 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.
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ENG 41. Contact Desert Water Agency at (760) 323-4971 Ext. 146 to determine impacts to
any existing Whitewater Mutual Water Company water lines and other facilities that
may be located within the property if any. Make appropriate arrangements to
protect in place or relocate any facilities that are impacted by the development. A
letter of approval for relocated or adjusted facilities from Desert Water Agency shall
be submitted to the Engineering Division prior to approval of the Grading Plan.
ENG 42. A Notice of Intent (NO[) 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 43. This project requires preparation and implementation of a stormwater pollution
prevention plan (SWPPP). As of September 4, 2012, all SWPPPs shall include a
post-construction management plan (including Best Management Practices) in
accordance with the current Construction General Permit. Where applicable, the
approved final project-specific Water Quality Management Plan shall be
incorporated by reference or attached to the SWPPP as the Post-Construction
Management Plan. A copy of the up-to-date SWPPP shall be kept at the project
site and be available for review upon request.
ENG 44. 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 45. 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 46. 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 47. 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 48. 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
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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 Precise Grading and
Paving Plan. The California Department of Food and Agriculture office is located at
73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
WATER QUALITY MANAGEMENT PLAN
ENG 49. 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 50. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading or
building permit. The WQMP shall address the implementation of operational Best
Management Practices (BMP's) necessary to accommodate nuisance water and
storm water runoff from the site. Direct release of nuisance water to the adjacent
property (or public streets) is prohibited. Construction of operational BMP's shall
be incorporated into the Precise Grading and Paving Plan.
ENG 51. Prior to issuance of any grading or building permits, the property owner shall
record a "Covenant and Agreement" with the County-Clerk Recorder or other
instrument on a standardized form to inform future property owners of the
requirement to implement the approved Final Project-Specific Water Quality
Management Plan (WQMP). Other alternative instruments for requiring
implementation of the approved Final Project-Specific WQMP include: requiring the
implementation of the Final Project-Specific WQMP in Home Owners Association
or Property Owner Association Covenants, Conditions, and Restrictions (CC&Rs);
formation of Landscape, Lighting and Maintenance Districts, Assessment Districts
or Community Service Areas responsible for implementing the Final Project-
Specific WQMP; or equivalent. Alternative instruments must be approved by the
City Engineer prior to issuance of any grading or building permits.
ENG 52. Prior to issuance of certificate of occupany or final City approval (OR of "final"
approval by City), the applicant shall:
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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 Water Quality Management
Plan (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 53. Direct release of on-site nuisance water or stormwater runoff shall not be permitted
to Palm Canyon Drive, Indian Canyon Drive, or Alejo 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.
ENG 54. 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.
GENERAL
ENG 55. Any utility trenches or other excavations within existing asphalt concrete pavement
of off-site streets required by the proposed development shall be backfilled and
repaired in accordance with City of Palm Springs Standard Drawing No. 115. The
developer shall be responsible for removing, grinding, paving and/or overlaying
existing asphalt concrete pavement of off-site streets as required by and at the
discretion of the City Engineer, including additional pavement repairs to pavement
repairs made by utility companies for utilities installed for the benefit of the
proposed development (i.e. Desert Water Agency, Southern California Edison,
Southern California Gas Company, Time Warner, Verizon, etc.). Multiple
excavations, trenches, and other street cuts within existing asphalt concrete
pavement of off-site streets required by the proposed development may require
complete grinding and asphalt concrete overlay of the affected off-site streets, at
the discretion of the City Engineer. The pavement condition of the existing off-site
streets shall be returned to a condition equal to or better than existed prior to
construction of the proposed development.
ENG 56. All proposed utility lines shall be installed underground.
ENG 57. All existing utilities shall be shown on the improvement plans required for the
project. The existing and proposed service laterals shall be shown from the main
line to the property line.
Conditions of Approval Page 24 of 26
Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
ENG 58. Upon approval of any improvement plan by the City Engineer, the improvement
plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD
2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe
Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data
to be submitted to the City may be authorized, upon prior approval of the City
Engineer.
ENG 59. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as-built"
information and returned to the Engineering Division prior to issuance of a final
certificate of occupancy. Any modifications or changes to approved improvement
plans shall be submitted to the City Engineer for approval prior to construction.
ENG 60. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to maintain
an appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
ENG 61. All proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/or curb shall have City approved deep root barriers installed per City
of Palm Springs Standard Drawing No. 904.
MAP
ENG 62. A Final Map shall be prepared by a California registered Land Surveyor or qualified
Civil Engineer and submitted to the Engineering Division for review and approval.
A Title Report prepared for subdivision guarantee for the subject property, the
traverse closures for the existing parcels and all lots created therefrom, and copies
of record documents shall be submitted with the Final Map to the Engineering
Division as part of the review of the Map. The Final Map shall be approved by the
City Council prior to issuance of building permits.
ENG 63. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be
submitted to the City Attorney for review and approval for any restrictions related to
the Engineering Division's recommendations. The CC&R's shall be approved by
the City Attorney prior to approval of the Final Map by the City Council.
ENG 64. In accordance with Section 66434 (g) of the Government Code, the easterly 10
feet of public right-of-way for Palm Canyon Drive adjacent to a portion of the parcel
currently identified by Assessor's Parcel Number (APN) 513-081-006, generally
described as the westerly 10 feet of the northerly 100 feet of Lot 4, Block 24, of
Palm Springs Townsite, as shown on map filed in Book 9, Page 432 (records of
San Diego County), may be abandoned upon the filing of a Final Map identifying
the abandonment of the right-of-way granted to the City of Palm Springs. Prior to
approval of a Final Map, the applicant shall coordinate with each public utility
company and determine specific requirements as to the abandonment and/or
relocation of existing underground utilities that may exist within that portion of the
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Case 5.1091-PD 324&TTM 34190 AMND April 2,2014
public right-of-way to be abandoned. Prior to approval of a Final Map, the
applicant shall provide the City Engineer a letter of approval regarding the
proposed abandonment of a portion of public right-of-way for Palm Canyon Drive
from each public utility agency.
ENG 65. Upon approval of a final map, the final map shall be provided to the City in G.I.S.
digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from
the Riverside County Transportation and Land Management Agency." G.I.S. digital
information shall consist of the following data: California Coordinate System,
CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines,
rights-of-way, and centerlines shown as continuous lines; full map annotation
consistent with annotation shown on the map; map number; and map file name.
G.I.S. data format shall be provided on a CDROM/DVD containing the following:
ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file
(e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF
(AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater)
formats. Variations of the type and format of G.I.S. digital data to be submitted to
the City may be authorized, upon prior approval of the City Engineer.
TRAFFIC
ENG 66. As determined by the Rael Development Traffic Impact Study submitted by RK
Engineering Group, Inc. (as amended on 7/8/11), the following mitigation
measures will be required:
a) Pay a fair share contribution determined as 7.7% (or $15,400) for the future
installation of a traffic signal at the intersection of Indian Canyon Drive and
Tamarisk Road. The applicant shall pay the fair share contribution prior to
approval of a final map.
b) Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at all project access points, in accordance with City of Palm
Springs Standard Drawing Nos. 620-625 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.
c) The project access point on Alejo Road is restricted to right-turn ingress and
egress only; install traffic striping and signage improvements to implement the
access restrictions as required by the City Engineer. The applicant shall install
a Type R6-1 "One Way" sign within the Alejo Road median, opposite the egress
driveway, as required by the City Engineer.
d) The project access points on Palm Canyon Drive and Indian Canyon Drive are
restricted to left-turn ingress and egress only; install traffic striping and "One
Way' signage improvements at all Palm Canyon Drive and Indian Canyon Drive
egress driveways to implement the access restrictions as required by the City
Engineer.
ENG 67. Relocate and modify the existing traffic signal at the intersection of Indian Canyon
Drive and Alejo Road, in conjunction with the associated proposed street
improvements at the southwest corner of the intersection. The applicant shall
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submit traffic signal modification plans prepared by a California registered Civil
Engineer or Traffic Engineer for review and approval by the City Engineer. The
traffic signal shall be relocated and operational prior to issuance of a Certificate of
Occupancy, unless otherwise allowed by the City Engineer.
ENG 68. Revise the traffic striping on Alejo Road to accommodate construction of the four
feet wide median, as required by the City Engineer. Submit traffic striping and
signage plans prepared by a California registered Civil Engineer or Traffic
Engineer for review and approval by the City Engineer.
ENG 69. 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 70. A minimum of 48 inches of clearance for accessibility shall be provided on public
sidewalks or pedestrian paths of travel within the development. Minimum clearance
on public sidewalks or pedestrian paths of travel shall be provided by either an
additional dedication of a sidewalk easement (if necessary) and widening of the
sidewalk, or by the relocation of any obstructions within the public sidewalk along
the Palm Canyon Drive, Indian Canyon Drive, and Alejo Road frontages of the
subject property.
ENG 71. 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 72. 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 73. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
END OF CONDITIONS