HomeMy WebLinkAbout23518 RESOLUTION NO. 23518
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP 36715 OF ONE (1) LOT EQUALING 35,672-
SQUARE FEET FOR THE PURPOSE OF A NINE (9) UNIT
CONDOMINIUM PROJECT CONSISTING OF THREE
BUILDINGS ON COMMON GROUND LOCATED AT 100
NORTH CERRITOS ROAD, ZONE R-2, SECTION 13,
(CASE TTM 36715).
WHEREAS, Gerard and Janet Biegel ("the applicant") has filed an application
with the City pursuant to Chapter 9.62 of the City's Municipal Code (Maps) and Section
66474 of the State of California Subdivision Map Act, for a Tentative Tract Map
proposing to subdivide one large lot into two lots; and
WHEREAS, the applicant submitted an application to Title 9 of the Palm Springs
Municipal Code and Section 66474 of the California Subdivision Map Act for Tentative
Tract Map 36715; and
WHEREAS, a notice of public hearing of the Planning Commission of the City of
Palm Springs to consider Case TPM 36715 was given in accordance with applicable
law; and
WHEREAS, on February 26, 2014, a public meeting on Case TTM 36715 was
held by the Planning Commission in accordance with applicable law; and
WHEREAS, at said meeting the Planning Commission 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
and voted 6-1 to recommend approval of the Tentative Tract Map by Resolution, subject
to Conditions of Approval; and
WHEREAS, City has evaluated the project pursuant to the guidelines of the
California Environmental Quality Act (CEQA) and determined that the project is
Categorically Exempt from further analysis pursuant to Section 15315 of the CEQA
guidelines (Minor Land Divisions); and
WHEREAS, notice of public hearing of the City Council of the City of Palm
Springs to consider TTM 36715 was given in accordance with applicable law; and
WHEREAS, 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.
Resolution No. 23518
Page 2
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1: Pursuant to the California Environmental Quality Act (CEQA)
Guidelines, the City Council adopts a Class 15 Categorical Exemption (Minor Land
Division) for the proposed tract map.
SECTION 2: Pursuant to Municipal Code Chapter 9.64 (Maps) and the State of
California Subdivision Map Act Section 66474, the City Council finds as follows:
a. That the proposed Tentative Tract Map is consistent with all applicable general
and specific plans.
The TTM proposes one (1) lot equaling 35,672-square feet for the purpose of a nine (9)
unit condominium project. The proposed development consists of six, two-bedroom
units and three one-bedroom units in three buildings. The three buildings are attached
to one another with small roofs spanning between them and thus, for zoning purposes
are evaluated as one building. The proposed use meets the density requirement for
Medium Density Residential (MDR) consistent with the General Plan land use
designation, and this finding has been met.
b. The design and improvements of the proposed Tentative Parcel Map are
consistent with the zone in which the property is located.
The proposed subdivision is consistent with the R-2 zone in which the property is
located. The Tentative Tract Map will consist of one lot equaling 35,672-square feet.
The design of the proposed condominium development is consistent with the applicable
zoning and the finding has been met.
c. The site is physically suited for this type of development.
The proposed development on a vacant flat lot will have access to two public streets.
The surrounding neighborhood is a mix of residential properties, office buildings and
other commercial establishments. Site modifications include the placement of new
sidewalks, a complex perimeter wall, with new building construction consisting of one-
story buildings. The site is physically suited for this type of development and the
finding has been met.
d. The site is physically suited for the proposed density of development.
The proposed nine (9) unit condominium project on a 35,672-square foot lot is consistent
with the allowable density of 6.1 — 15 dwelling units per acre in the MDR General Plan
designation. In addition, the R-2 zone requires 3,000-square feet per dwelling unit which
is within the zone density requirement.
Resolution No. 23518
Page 3
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The Tentative Tract Map associated with Cases 3.3625 and 5.1299 GPA have been
reviewed under the Califomia Environmental Quality Act, and deemed a project. An initial
study has been conducted and the City has concluded that there are no significant impacts
caused by the proposed project. A Negative Declaration has been adopted.
f. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The design of the proposed condominium complex includes connections to all public
utilities including water and sewer systems. The private driveways from East Tahquitz
Canyon Way and North Cerritos Drive will provide access to the subject lot. Pedestrian
access will connect the Sofia Condominiums to existing sidewalks.
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 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 hereby approves Case TTM 36715 a Tentative Tract Map of one (1) lot
equaling 35,672-square feet for the purpose of a nine (9) unit condominium project at
100 North Cerritos Road; subject to the attached conditions set forth in Exhibit A.
ADOPTED THIS 19T" DAY OF MARCH, 2014.
DAVID H. READY, ClS AGER
ATTEST:
�MES THOMPSON, CITY CLERK
Resolution No. 23518
Page 4
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. 23518 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 19th of March, 2014, by
the following vote:
AYES: Councilmember Foat, Councilmember Lewin, Mayor Pro Tern Hutcheson,
and Mayor Pougnet.
NOES: None.
ABSENT: Councilmember Mills.
ABSTAIN: None.
CES THOMPSON, CITY CLERK
ity of Palm Springs, California040flo'.'4
RESOLUTION NO. 23518
EXHIBIT A
Tentative Tract Map 36715
Case 3.3625 MAJ / 5.1299 GPA
Nine-unit condominium at the Northeast Corner of
Tahquitz Canyon Way and North Cerritos Road
March 19, 2014
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.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case
3.3625 MAJ / 5.1299 GPA and TTM 36715; 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 February 14, 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 Mitigation Measures and conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
City Council Resolution No.
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Conditions of Approval
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case TTM 36715 & 3.3625 MAJ / 5.1299 GPA. The City
of Palm Springs will promptly notify the applicant of any such claim, action, or
proceeding against the City of Palm Springs and the applicant will either
undertake defense of the matter and pay the City's associated legal costs or
will advance funds to pay for defense of the matter by the City Attorney. If the
City of Palm Springs fails to promptly notify the applicant of any such claim,
action or proceeding or fails to cooperate fully in the defense, the applicant
shall not, thereafter, be responsible to defend, indemnify, or hold harmless
the City of Palm Springs. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but
should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgment or
failure to appeal, shall not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and 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 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 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
City Council Resolution No.
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Conditions of Approval
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. Park Development Fees. The developer shall dedicate land or pay a fee in
lieu of a dedication, at the option of the City. The in-lieu fee shall be
computed pursuant to Ordinance No. 1632, Section IV, by multiplying the
area of park to be dedicated by the fair market value of the land being
developed plus the cost to acquire and improve the property plus the fair
share contribution, less any credit given by the City, as may be reasonably
determined by the City based upon the formula contained in Ordinance No.
1632. In accordance with the Ordinance, the following areas or features shall
not be eligible for private park credit: golf courses, yards, court areas,
setbacks, development edges, slopes in hillside areas (unless the area
includes a public trail) landscaped development entries, meandering
streams, land held as open space for wildlife habitat, flood retention facilities
and circulation improvements such as bicycle, hiking and equestrian trails
(unless such systems are directly linked to the City's community-wide system
and shown on the City's master plan).
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. CC&R's The applicant prior to issuance of building permits shall submit a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the
Director of Planning for approval in a format to be approved by the City
Attorney. These CC&R's may be enforceable by the City, shall not be
amended without City approval, and shall require maintenance of all property
in a good condition and in accordance with all ordinances
ADM 13. CC&R's.
ADM 22. CC&R's. Prior to recordation of a final Tentative Tract Map or issuance of
building permits, the applicant shall submit a draft declaration of covenants,
conditions and restrictions ("CC&R's") to the Director of Planning for approval
in a format to be approved by the City Attorney. The draft CC&R package
shall include:
a. The document to convey title
b. Deed restrictions, easements, of Covenant Conditions and Restrictions to
be recorded.
c. Provisions for joint access to the proposed parcels, and any open space
restrictions.
City Council Resolution No.
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Conditions of Approval
d. A provision, which provides that the CC&R's may not be terminated or
substantially amended without the consent of the City and the developer's
successor-in-interest.
Approved CC&R's are to be recorded following approval of the final map.
The CC&R's may be enforceable by the City, shall not be amended without
City approval, and shall require maintenance of all property in a good
condition and in accordance with all ordinances,
ADM 23. CC&R's Deposits & Fees. The applicant shall submit to the City of Palm
Springs, a deposit in the amount of $3,500, for the review of the CC&R's by
the City Attorney. A $675 filing fee shall also be paid to the City Planning
Department for administrative review purposes
ADM 24. CC&R's Noise Disclosure. The CC&R's shall have a disclosure statement
regarding the location of the project relative to roadway noise, City special
events, roadway closures for special events and other activities which may
occur in the Central Business District, Desert Museum and Desert Fashion
Plaza. Said disclosure shall inform perspective buyers about traffic, noise and
other activities which may occur in this area.
ADM 25. Notice to Tenants. The applicant shall provide all tenants with a copy of the
Conditions of Approval for this project.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) required. All projects within the
City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians
reservation are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
ENV 2. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711.4 of the California Fish and
Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to the final City action on the project (either
Planning Commission or City Council determination). This fee shall be
submitted by the City to the County Clerk with the Notice of Determination.
Action on this application shall not be final until such fee is paid. The project
may be eligible for exemption or refund of this fee by the California
Department of Fish & Game. Applicants may apply for a refund by the CFG
at www.dfq.ca.gov for more information.
City Council Resolution No.
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Conditions of Approval
ENV 3. Cultural Resource Survey Required. Prior to any ground disturbing activity,
including clearing and grubbing, installation of utilities, and/or any
construction related excavation, an Archaeologist qualified according to the
Secretary of the Interior's Standards and Guidelines, shall be employed to
survey the area for the presence of cultural resources identifiable on the
ground surface.
ENV 4. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground-disturbing activities. (check for duplication in
engineering conditions)
a. A Native American Monitor(s) shall be present during all ground
disturbing activities including clearing and grubbing, excavation, burial of
utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of
Cahuilla Indian Cultural Office for additional information on the use and
availability of Cultural Resource Monitors. Should buried cultural deposits
be encountered, the Monitor shall contact the Director of Planning. After
consultation the Director shall have the authority to halt destructive
construction and shall notify a Qualified Archaeologist to further
investigate the site. If necessary, the Qualified Archaeologist shall
prepare a treatment plan for submission to the State Historic Preservation
Officer and Agua Caliente Cultural Resource Coordinator for approval.
b. Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning Department prior to final inspection.
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.
City Council Resolution No.
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Conditions of Approval
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape plans shall also be certified by the local water
agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
PLN 3. Sign Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00. The applicant shall submit a sign program to
the Department of Planning Services prior to the issuance of building permits.
PLN 4. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for "Cool Roofs". Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of
64 and a three-year aged solar reflectance of 0.55 or greater. Only matte
(non-specular) roofing is allowed in colors such as beige or tan.
PLN 5. Maintenance of Awninqs & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 6. 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 7. 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 8. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 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. No off-site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
PLN 12. Bicycle Parking. The project shall be required to provide secure bicycle
parking facilities on site for use by residents and commercial/retail patrons
City Council Resolution No.
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Conditions of Approval
and owners. Location and design shall be approved by the Director of
Planning.
PLN 13. Prior to recordation of the final subdivision map, the developer shall submit for
review and approval the following documents to the Planning Department
which shall demonstrate that the project will be developed and maintained in
accordance with the intent and purpose of the approved tentative map:
a. The document to convey title.
b. Deed restrictions, easements, covenant conditions and restrictions that
are to be recorded.
c. The approved documents shall be recorded at the same time that the
subdivision map is recorded. The documents shall contain provisions for
joint access to the proposed parcels and open space restrictions. The
approved documents shall contain a provision which provides that they
may not be terminated or substantially amended without the consent of
the City and the developer's successor-in-interest.
PLN 14. (add any additional conditions imposed by the City Council here)
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
The Engineering Division recommends that if this application is approved, such
approval is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
GENERAL
1. All requirements and improvements identified in Exhibit A (Conditions
of Approval) of City Council Resolution No. 23454 adopted November
6, 2013, for Case No. 3.3625 MAJ / 5.1299 GPA, are incorporated
herein by reference.
City Council Resolution No.
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Conditions of Approval
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 applicant shall be required to construct asphalt concrete paving for the on-
site travel way in two separate lifts. The final lift of asphalt concrete pavement
shall be postponed until such time that on-site construction activities are
complete, as may be determined by the City Engineer. Paving of the on-site
travel way in one lift prior to completion of on-site construction will not be
allowed, unless prior authorization has been obtained from the City Engineer.
Completion of asphalt concrete paving for travel ways prior to completion of
on-site construction activities, if authorized by the City Engineer, will require
additional paving requirements prior to acceptance of the street improvements,
including, but not limited to: removal and replacement of damaged asphalt
concrete pavement, overlay, slurry seal, or other repairs, as required by the
City Engineer.
E. TAHQUITZ CANYON WAY
ENG 4. Remove existing street improvements as necessary to reconstruct the east half
of a 6 feet wide cross gutter and spandrel at the northeast corner of the
intersection of E. Tahquitz Canyon Way and E. Cerritos Drive with a flow line
parallel with and located 41 feet north of the centerline of E. Tahquitz Canyon
Way in accordance with City of Palm Springs Standard Drawing No. 200 and
206.
ENG 5. Construct a minimum 24 feet wide driveway approach located approximately 25
feet west of the east property line in accordance with City of Palm Springs
Standard Drawing No. 201. The driveway shall have right-turn ingress and
right-turn egress access only.
ENG 6. In accordance with Planning Commission Resolution No. 1503, dated
November 18, 1970, Washingtonia Filifera (California fan palm) palm trees with
tree wells (14 feet from ground to fronds in height) shall be planted
approximately 60 feet apart along the entire frontage of Tahquitz Canyon Way
with the exact number to be determined by the City Engineer based upon final
site layout. The minimum trunk diameter and tree height shall be consistent
with palm trees along E. Tahquitz Canyon Way in the vicinity; palm trees
selected by the applicant shall be pre-approved by the City Engineer prior to
planting. The applicant shall be responsible for installation of an irrigation and
City Council Resolution No.
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Conditions of Approval
lighting system and for the perpetual maintenance of the new palm trees and
other parkway landscaping along the Tahquitz Canyon Way frontage to the
satisfaction of the City Engineer. Note that palm tree maintenance includes
shearing off of dead palm fronds in compliance with City palm tree trimming
policy.
ENG 7. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
E. CERRITOS DRIVE
ENG 8. Construct a 6 inch curb and gutter, 20 feet east of centerline along the entire
frontage that matches existing curb return at the northeast corner of the
intersection of E. Tahquitz Canyon Way and E. Cerritos Drive in accordance
with City of Palm Springs Standard Drawing No. 200.
ENG 9. Construct driveway approach to accommodate bay parking stalls along the E.
Cerritos Drive frontage in accordance with City of Palm Springs Standard
Drawing No. 201. The proposed driveway approach shall be located
approximately 130 feet north of the south property line. Bay parking stalls shall
be located completely on-site, behind sidewalk, and not within public right-of-
way.
ENG 10. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
ENG 11. Construct pavement with a minimum pavement section of 2-1/2 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to clean saw cut edge of pavement along the entire E. Cerritos
Drive frontage in accordance with City of Palm Springs Standard Drawing No.
110 and 300. 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 12. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
ON-SITE
ENG 13. Dedicate an easement for the right of ingress and egress for service and
emergency vehicles and personnel over the proposed private travel way.
City Council Resolution No.
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Conditions of Approval
ENG 14. The on-site drive aisle shall be two-way with a minimum 24 feet wide travel way
(as measured from face of curb) where no on-street parking is proposed.
ENG 15. For on-site bay parking in residential and commercial zones, paving material
shall be decorative paving, colored and/or patterned to relate to the overall
design in accordance with Zoning Code 93.06.00.C.15.e. All bay parking
spaces on E. Cerritos Drive shall be constructed on-site.
ENG 16. 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.
ENG 17. The minimum pavement section for all on-site pavement (drive aisles and
parking spaces) shall be 2-1/2 inches asphalt concrete pavement over 4 inches
crushed miscellaneous base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal. If an alternative pavement section is proposed,
the proposed pavement section shall be designed by a California registered
Geotechnical Engineer using "R" values from the project site and submitted to
the City Engineer for approval.
SANITARY SEWER
ENG 18. All sanitary facilities shall be connected to the public sewer system via the
proposed on-site private sewer system. New laterals shall not be connected at
manholes.
ENG 19. All on-site sewer systems shall be privately maintained by a Home Owners
Association (HOA). Provisions for maintenance of the on-site sewer system
acceptable to the City Engineer shall be included in the Covenants, Conditions
and Restrictions (CC&R's) required for this project.
ENG 20. 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 21. Applicant shall connect to the existing public sewer mainline located
approximately 7.5 feet north of the north right-of-way of E. Tahquitz Canyon
Way and extend the 8 inch VCP sewer main to the project site located
approximately 100 feet to the west from the existing terminus that is
approximately aligned with S. Cerritos Drive. No laterals shall be connected at
manholes, but shall be connected in accordance with City of Palm Springs
Standard Drawing No. 405.
City Council Resolution No.
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Conditions of Approval
ENG 22. 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 23. Upon completion of the construction of public sewer lines, an as-built drawing in
digital format shall be provided to the City as required by the City Engineer, if
the sewer was not constructed in accordance with the original approved sewer
plans.
GRADING
ENG 24. Submit a Precise Grading and Paving Plan prepared by a California registered
Civil engineer to the Engineering Division for review and approval. The Precise
Grading and Paving Plan shall be approved by the City Engineer prior to
issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review and
approval. The applicant and/or its grading contractor shall be required to
comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and
shall be required to utilize one or more "Coachella Valley Best Available
Control Measures" as identified in the Coachella Valley Fugitive Dust
Control Handbook for each fugitive dust source such that the applicable
performance standards are met. The applicant's or its contractor's Fugitive
Dust Control Plan shall be prepared by staff that has completed the South
Coast Air Quality Management District (AQMD) Coachella Valley Fugitive
Dust Control Class. The applicant and/or its grading contractor shall provide
the Engineering Division with current and valid Certificate(s) of Completion
from AQMD for staff that 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
htta://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 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
Site Plan; 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.
City Council Resolution No.
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Conditions of Approval
ENG 25. Prior to approval of a Grading Plan or issuance of any 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 26. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed as necessary. 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 27. 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 28. 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 29. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
ENG 30. 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/blow sand relating to this property and
development.
ENG 31. 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.
City Council Resolution No.
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Conditions of Approval
ENG 32. 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 33. 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 34. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export
of soil will be required to present a clearance document from a Department of
Food and Agriculture representative in the form of an approved "Notification of
Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside,
and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading
Plan. The California Department of Food and Agriculture office is located at 73-
710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
WATER QUALITY MANAGEMENT PLAN
ENG 35. 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 36. 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
City Council Resolution No.
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Conditions of Approval
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 37. 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 3& Prior to issuance of certificate of occupancy or final City approvals, 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 39. Direct release of on-site nuisance water or stormwater runoff shall not be
permitted to E. Tahquitz Canyon Way or N. Cerritos 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 40. 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
City Council Resolution No.
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Conditions of Approval
stormwater runoff generated by the development of the property, as described
in the Preliminary Hydrology Study for this project (dated May 6, 2013) by Amir
Engineering. The volume of increased stormwater runoff due to development of
the site, and the required stormwater runoff mitigation measures for the
proposed development 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.
ENG 41. Construct storm drain improvements, including but not limited to catch basins,
drywells, and storm drain lines, for drainage of the on-site travel way into the
on-site underground percolation field, as described in the Preliminary Hydrology
Study (dated May 6, 2013) for this project, prepared by Amir Engineering. The
hydrology study for this project shall be amended to include catch basin sizing,
drywell sizing, storm drain pipe sizing, and underground percolation field sizing
calculations and other specifications for construction of required on-site storm
drainage improvements.
ENG 42. All on-site storm drain systems shall be privately maintained by a Homeowners
Association (HOA). Provisions for maintenance of the on-site storm drain
systems acceptable to the City Engineer shall be included in Covenants,
Conditions and Restrictions (CC&R's) required for this project.
ENG 43. The applicant shall install a series of drywells, within the underground
percolation field proposed in the development as necessary to collect and
percolate stormwater runoff, including nuisance water, from the tributary area
within the development that has drainage directed to the underground
percolation field. The drywells shall be appropriately sized to accommodate the
expected daily nuisance water, as well as runoff from ordinary storm events (2-
year storm events), unless otherwise approved by the City Engineer. Provisions
shall be included in the Covenants, Conditions and Restrictions (CC&R's) for
this development that require the routine maintenance of the drywells by the
Home Owners Association (HOA), including the right of the City to inspect and
require the HOA to remove and replace the drywells if they fail to function,
causing stagnant water to accumulate above ground within the basin. The City
shall be given the right, in the interest of the public's health, safety, and welfare,
to order the removal and replacement of drywells in the event the HOA is non-
responsive to the City's written notice, with costs to be recovered against the
HOA by the City in accordance with state and local laws and regulations.
ENG 44. 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.
City Council Resolution No.
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Conditions of Approval
GENERAL
ENG 45. 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 46. All proposed utility lines shall be installed underground.
ENG 47. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal
Code, all existing and proposed electrical lines of thirty-five thousand volts or
less and overhead service drop conductors, and all gas, telephone, television
cable service, and similar service wires or lines, which are on-site, abutting,
and/or transecting, shall be installed underground unless specific restrictions
are shown in General Orders 95 and 128 of the California Public Utilities
Commission, and service requirements published by the utilities. The existing
overhead utilities across the north property line meet the requirement to be
installed underground. Utility undergrounding shall extend to the nearest off-site
power pole; no new power poles shall be installed unless otherwise approved
by the City Engineer. A letter from the owners of the affected utilities shall be
submitted to the Engineering Division prior to approval of a grading plan,
informing the City that they have been notified of the City's utility
undergrounding requirement and their intent to commence design of utility
undergrounding plans. When available, the utility undergrounding plan shall be
submitted to the Engineering Division identifying all above ground facilities in
the area of the project to be undergrounded. Undergrounding of existing
overhead utility lines shall be completed prior to issuance of a certificate of
occupancy.
ENG 48. 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.
City Council Resolution No.
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Conditions of Approval
ENG 49. Upon approval of any improvement plan (if required) by the City Engineer, the
improvement plan shall be provided to the City in digital format, consisting of a
DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange
file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and
format of the digital data to be submitted to the City may be authorized, upon
prior approval by the City Engineer.
ENG 50. 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 51. 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 52. 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 53. 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.
MAP
ENG 54. The existing parcels identified as Lots 25 and 26 of the Luring Sands Park map,
Map Book 20, Page 71, shall be merged. An application for a parcel merger
shall be submitted to the Engineering Division for review and approval. A copy
of a current title report and copies of record documents shall be submitted with
the application for the parcel merger. The application shall be submitted to and
approved by the City Engineer prior to issuance of building permit.
TRAFFIC
ENG 55. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development. Minimum clearance on public sidewalks (or pedestrian paths of
travel) shall be provided by either an additional dedication of a sidewalk
easement (if necessary) and widening of the sidewalk, or by the relocation of
any obstructions within the public sidewalk along the E. Tahquitz Canyon Way
and N. Cerritos Drive frontages of the subject property.
City Council Resolution No,
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Conditions of Approval
ENG 56. 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 57. The applicant shall install a Type R6-1 "One Way" sign within the E. Tahquitz
Canyon Way median for traffic egressing from the site, opposite the 24 feet
wide driveway, as required by the City Engineer.
ENG 58. Install a stop sign, stop bar, and "STOP" legend for traffic exiting the
development at the intersection of E. Tahquitz Canyon Way and entry driveway
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.
ENG 59. 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 60. 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 on the site plan dated 2/14/13.
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. 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. 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.
City Council Resolution No.
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Conditions of Approval
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.
FID 4. Access During Construction (CFC 503): Access for firefighting equipment
shall be provided to the immediate job site at the start of construction and
maintained until all construction is complete. Fire apparatus access roads shall
have an unobstructed width of not less than 20 feet and an unobstructed
vertical clearance of not less than 13'6". Fire Department access roads shall
have an all-weather driving surface and support a minimum weight of 73,000
lbs.
FID 5. Fire Department Access: Fire Department Access Roads shall be provided
and maintained in accordance with (Sections 503 CFC)
Minimum Access Road Dimensions:
1. Fire apparatus access roads shall have an unobstructed width of not less
than 20 feet; a greater width for private streets may be required by the City
engineer to address traffic engineering, parking, and other issues. The
Palm Springs Fire Department requirements for two-way private streets, is
a minimum width of 24 feet is required for this project, unless otherwise
allowed by the City engineer. No parking shall be allowed in either side of
the roadway. The private driveway from Simms Road to San Rafael
Road is designated at a fire lane.
FID 6. Fire Lane Marking (CFC 503.3): Approved signs or other approved notices
shall be provided for fire apparatus access roads to identify such roads or
prohibit the obstruction thereof. Signs or notices shall be maintained in a clean
and legible condition at all times and is replaced or repaired when necessary to
provide adequate visibility.
FID 7. Reduced Roadway Width: Areas with reduced roadway width at entry and
exit gates, entry and exit approach roads, traffic calming areas that are under
36 feet wide require red painted curb to maintain minimum 24 foot clear width.
Red curb shall be stenciled "NO PARKING" and "FIRE LANE" with white paint.
FID 8. 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 during construction.
City Council Resolution No.
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Conditions of Approval
FID 9. 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 10. Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an
unobstructed width of not less than 24 feet except for approved security gates
in accordance with Section 503.6 and an unobstructed vertical clearance of not
less than 13 feet 6 inches.
FID 11. 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.
FID 12. Turning radius (CFC 503.2.4): The required turning radius of a fire apparatus
access road shall be determined by the fire code official. 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 13. 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 numerals or alphabet letters.
Numbers shall be a minimum of 4" high with a minimum stroke width of 0.5".
FID 14. 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.
FID 15. Location of Knox boxes: A Knox box shall be installed at every locked gate.
Boxes shall be mounted at 5 feet above grade. Show location of boxes on plan
elevation views. Show requirement in plan notes. All man gates shall be
included.
FID 16. 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.
City Council Resolution No.
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Conditions of Approval
FID 17. Fire Flow (CFC 508.3): Fire flow requirements for buildings or portions of
buildings and facilities are estimated to be 1,500 GPM with the installation of
fire sprinklers based on Appendix B of the 2010 CFC.
FID 18. Identification (CFC 510.1): Fire protection equipment shall be identified in an
approved manner. Rooms containing controls for air-conditioning systems,
sprinkler risers
p se s 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 19. NFPA 13D Sprinkler System Required (903.2.8): An automatic sprinkler
system installed in accordance with Section 903.3 shall be provided throughout
all buildings with a Group R fire area.
FID 20. Audible Water Flow Alarms (CFC 903.4.2): An approved audible sprinkler
flow alarm (Wheelock horn/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 21. 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
P
water-flow alarm and trouble signals shall be distinctly different and shall be
automatically transmitted to an approved central station.
FID 22. Fire Alarm System: Fire alarm system is required and installation shall
comply with the requirements of NFPA 72, current edition.
FID 23. Portable Fire Extinguisher (CFC 906.1): Portable fire extinguishers shall be
installed. Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of
floor or grade travel distance for normal hazards.
FID 23 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 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.
City Council Resolution No.
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Conditions of Approval
The wiring of this system shall be in accordance with Kidde SM120X Relay /
Power Supply Module manual and Figure 2 (see attached). 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 24 Additional Residential Smoke Alarm Requirements (NFPA 72: 29.5.1.3):
Where the interior floor area for a given level of a dwelling unit, excluding
garage areas, is greater than 1,000 Sq. Ft., the additional requirements are that
all points on the ceiling shall have:
A smoke alarm within a distance of 30 ft. travel distance or
An equivalent of one smoke alarm per 500 Sq. Ft. of floor area.
One smoke alarm per 500 Sq. Ft. is evaluated by dividing the total interior
square footage of floor area per level by 500 Sq. Ft.
FID 25 Carbon Monoxide Alarm or Detector Locations (NFPA 720: 9.4.1.1 &
9.4.1.2; CRC R315.3): Carbon monoxide alarms or detectors shall be installed
as follows:
(1) Outside of each separate dwelling unit sleeping area in the immediate
vicinity of the bedrooms
(2) On every occupiable level of a dwelling unit, including basements,
excluding attics and crawl spaces
(3) Other locations where required by applicable laws, codes, or standards
Each alarm or detector shall be located on the wall, ceiling, or other
location as specified in the manufacturer's published instructions that
accompany the unit.
END OF CONDITIONS