HomeMy WebLinkAbout23507 RESOLUTION NO. 23507
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED
NEGATIVE DECLARATION AND APPROVING CASE
5.1310 PDD 365; A PLANNED DEVELOPMENT DISTRICT
IN LIEU OF A CHANGE OF ZONE TO ESTABLISH
DEVELOPMENT STANDARDS, DENSITY AND TYPE OF
RESIDENTIAL UNITS; PRELIMINARY AND FINAL
DEVELOPMENT PLANS FOR THE CONSTRUCTION OF
(39) DETACHED SINGLE FAMILY RESIDENCES AND
ONE GUEST UNIT; AND APPROVING CASE TTM 36548
FOR THE SUBDIVISION OF ROUGHLY 6.37-ACRES INTO
(39) RESIDENTIAL LOTS, COMMON AREA AND PRIVATE
STREETS; FOR THE PROPERTY AT 1501 SOUTH
BELARDO ROAD (WEST SIDE OF SOUTH BELARDO
ROAD, APPROXIMATELY 500 FEET SOUTH OF THE
MORONGO ROAD INTERSECTION).
WHEREAS, on April 18, 2007, the City Council adopted a Mitigated Negative
Declaration (MND) and approved the Preliminary Planned Development District (PDD-
326) and Tentative Tract Map 34580 to construct sixty-six (66) residential units on
approximately 6.9 acres at the subject site; and
WHEREAS, PDD-326 expired as a result of no Final Development Plan
submittal, but TTM 34580 is presently valid as a result of automatic time extensions
granted by the State of California; and
WHEREAS, Wessman Development ("Applicant') has filed an application with
the City pursuant to Section 94.03.00 (Planned Development District), 94.04.00
(Architectural Review) and 94.07.00 (Zone Change) of the Zoning Code, seeking
approval for a Planned Development District in Lieu of a Change of Zone (including
Preliminary and Final Development Plans) proposing 39-single family residential units
and deviations in the underlying development standards on an approximately 6.37 acre
parcel located at 1501 South Belardo Road; and
WHEREAS, the applicant submitted an application pursuant to Title 9 of the Palm
Springs Municipal Code and Section 66474 of the California Subdivision Map Act for
Tentative Tract Map 36548; and
WHEREAS, on January 6, 2014, the Architectural Advisory Committee (AAC)
reviewed the proposal and made a favorable recommendation to the Planning
Commission; and
Resolution No. 23507
Page 2
WHEREAS, notice of a public hearing of the Planning Commission of the City of
Palm Springs to consider Case Nos. 5.1310 PD 365 and TTM 36548, was given in
accordance with applicable law; and
WHEREAS, on January 22, 2014, a public hearing on the applications was held
by the Planning Commission in accordance with applicable law, and the Commission
adopted Resolution No. 6379; unanimously approving and recommending approval of
Case Nos, 5.1310 PD 365 and TTM 36548; and
WHEREAS, notice of public hearing of the City Council of the City of Palm
Springs to consider Case Nos. 5.1310 PD 365 and TTM 36548, was given in
accordance with applicable law; and
WHEREAS, on February 19, 2014, a public hearing on the application for the
project was held by the City Council in accordance with applicable law; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA)
Guidelines, the project has been determined to be a project subject to environmental
analysis under the California Environmental Quality Act (CEQA); and
WHEREAS, pursuant to Public Resources Code Section 21166 and CEQA
Guidelines Section 15162, the subject applications were evaluated in an initial study to
determine whether further environmental review would be required beyond those
assessed in the MND adopted on April 18, 2007; and
WHEREAS, the initial study concluded that although the new project would result
in changes to the previously approved project, the resulting environmental effects will be
mitigated to a less than significant level with the incorporation of mitigation measures,
and it was therefore determined that a Subsequent Mitigated Negative Declaration and
Mitigation Monitoring Program would adequately address any potential impacts
pursuant to CEQA Guidelines Section 15162(b); and
WHEREAS, the City Council makes the finding that the public benefit is identified
as the preservation of open space and making such open space available via improved
public access provided by the applicant; and
WHEREAS, the City Council has carefully reviewed and considered all of the
evidence presented in connection with the meetings on the project, including but not
limited to the staff report, and all written and oral testimony presented.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. The project has been reviewed under the provisions of the
California Environmental Quality Act (CEQA). The Planning Commission and City
Council independently reviewed and considered the information contained in the
Resolution No. 23507
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Subsequent Mitigated Negative Declaration prior to its review of the proposed project,
and the Subsequent Mitigated Negative Declaration reflects the City's independent
judgment and analysis. The City Council finds, on the basis of the whole record before
it, including the initial study and comments received, that there is no substantial
evidence that this project will have a significant effect on the environment. The City
Council adopts the Subsequent Mitigated Negative Declaration and approves the
Mitigation Monitoring Program. The City Council finds that no further environmental
review is required. (Public Resources Code § 21166; CEQA Guidelines § 15162) The
record of proceedings on which the City Council decision is based, including, but not
limited to, the General Plan EIR, the original Negative Declaration, and the Subsequent
Mitigated Negative Declaration, is located at the City of Palm Springs, 3200 E. Tahquitz
Canyon Way, Palm Springs, California. The custodian of record of proceedings is the
Director of Planning Services;
SECTION 2. Planned Development District. Pursuant to Section 94.03.00 (E)
"Planned Development Districts"of the Zoning Code, a Planned Development District in
lieu of a Change of Zone (PDD) may be established in accordance with the procedures
required by Section 94.07.00. The proposed project is evaluated against the findings as
follows:
a. The proposed planned development is consistent and in
conformity with the general plan and report.
The General Plan land use designation of the subject site is HDR (High
Density Residential). This designation allows residential uses with densities of 0
to 30 dwelling units per acre. The proposed project includes single family
residences at a density of 6.37 dwelling units per acre, which is consistent with
the type and range of residential dwelling units permitted within the HDR land
use designation. Thus, the proposed change of zone is in conformity with the
General Plan map and report.
b. The subject property is suitable for the uses permitted in the
proposed planned development district, in terns of access, size of parcel,
relationship to similar or related uses, and other relevant considerations.
The density of the proposed project is much less than the R-3 zone
permits. The proposed site plan incorporates private streets that conform to the
minimum widths required. The project includes adequate means of emergency
access. The project proposes lot sizes that are adequate to provide usable
outdoor space, including small pools and spas. Thus, the project is deemed
consistent with this finding.
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.
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The applicant proposes two-story single family dwelling units on small,
individual lots in a gated community. San Jacinto Mountains are located to the
west and south of the project site; multi-family residential exists to the north; and
vacant land and a shopping complex exist to the east. Although the high density
residential land use designation would also permit development of greater
densities than that proposed, there is demand in the new home market at this
time to support this type of development. The use would not be detrimental to
adjacent property or residents in this area due to a less intense project and
zoning.
In addition to the above, required findings outlined in Section 94.02.00
Conditional Use Permit apply to Planned Developments. The project as it relates to
these findings is found below:
a. That the use applied for at the location set forth in the application is
properly one for which a conditional use permit is authorized by this Zoning
Code;
As part of the proposed project, a change of zone from R-3 to PD-365 has
been requested to allow single family residential. Section 94.03.00 specifically
allows such action; therefore, the use applied for at the subject location is
property one for which is authorized by the Zoning Code.
b. That the use is necessary or desirable for the development of the
community, is in harmony with the various elements or objectives of the general
plan, and is not detrimental to existing uses or to future uses specifically
permitted in the zone in which the proposed use is to be located,
The proposed use is a compact form of single-family living with average
lot sizes at around 3,500 square feet. Each site will accommodate a two-story
residence with garages and private yards. Other similar size projects have been
approved in the City and proven successful with completion of build out.
Therefore, the use is desirable for the development of the community.
The land use designation of the site is HDR (High Density Residential),
which describes typical development within this designation as "duplexes,
townhomes and apartments, and other uses as allowed by code." The proposed
single-family residential use is allowed by the code under Section 94.03.00.
Thus, the use is consistent with the general plan.
The project will consist of two-story single-family residential on vacant land
which will be rezoned to PD-365. No other uses are permitted within this zone.
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Should alternate uses be proposed, an amendment to the PD would be required.
Consequently, the use is not detrimental to the existing uses or to future uses
specifically permitted in the zone (PD-365).
C. That the site for the intended use is adequate in size and shape to
accommodate such use, including yards, setbacks, walls or fences, landscaping
and other features required in order to adjust such use to those existing or
permitted future uses of land in the neighborhood;
The subject property is approximately 6.37-acres in total size and will be
subdivided to accommodate 39 residential lots, two-way private streets, common
area and open space. The PD will establish all development standards for each
residential parcel to accommodate a two-story residence and private yard area.
The development will be consistent in height as those existing uses to the
north and east. The adjacent complex to the north is residential. The existing
complex across the street to the east is commercial. Mountain exists to the west
and south.
Therefore, the site for the intended residences is adequate in size and
shape to adjust such use to those existing and future permitted uses of land in
the neighborhood.
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 site is located adjacent to Belardo Road, which is defined as a
Collector road by the General Plan Circulation Element. Collectors are designed
as two lanes and typically carry local traffic. Belardo Road is improved to two
lanes wide with a bike lane on each side. Thus, the adjacent street is properly
designed and improved to carry the type of traffic expected for a 39-lot single-
family subdivision.
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.
Resolution No. 23507
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The project was evaluated under the California Environmental Quality Act
(CEQA) to determine if any environmental impacts would occur as a result of this
project. An Initial Study was prepared and it was determined that the potential
for impact may occur, but with the incorporation of mitigation measures impacts
would be less than significant. Conditions imposed include mitigation measures
and code requirements to ensure the public health, safety and general welfare is
protected.
SECTION 3. Architectural Review. Pursuant to Section 94.04.00 "Architectural
Review" of the Zoning Code, the proposed project is evaluated against the review
guidelines listed in subsection (D) as follows:
1. Site layout, orientation, location of structures and relationship to
one another and to open spaces and topography. Definition of pedestrian and
vehicular areas i.e., sidewalks as distinct from parking lot areas,-
Site and building layout is sensitive to existing topography. Streets
defined by pavers / paved areas; however, no sidewalks provided on interior of
development.
2. Harmonious relationship with existing and proposed adjoining
developments and in the context of the immediate neighborhood/community,
avoiding both excessive variety and monotonous repetition, but allowing similarity
of style, if warranted,-
Adjoining property that is developed consists of two-story multi-family
residential, which is similar to the proposed two-story single-family residential
project in terms of structure height and residential use. Commercial shopping
center exists to the east. These existing developments are of Spanish influence
and proposed project will be modern design, which will avoid monotonous
repetition.
3. Maximum height, area, setbacks and overall mass, as well as parts
of any structure (buildings, walls, screens, towers or signs) and effective
concealment of all mechanical equipment,-
Structure heights and mass will be consistent with a development built in
an R-3 zone; that is two stories and twenty-four feet in height. Setbacks are
proposed to be modified as a part of the PD process. Rooftop mechanical units
will be screened by parapet.
4. Building design, materials and colors to be sympathetic with desert
surroundings;
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Colors consist of tans, grays, browns and rust, which are sympathetic with
desert surroundings.
5. Harmony of materials, colors and composition of those elements of
a structure, including overhangs, roofs, and substructures which are visible
simultaneously,
Materials, colors and composition are harmoniously applied on each of the
two proposed buildings types. The casita on Lot 39 has a similar design and will
blend with the remainder of the development.
6. Consistency of composition and treatment,
Floor plans are designed with similar composition and treatment.
7. Location and type of planting, with regard for desert climate
conditions. Preservation of specimen and landmark trees upon a site, with proper
irrigation to insure maintenance of all plant materials,
Plant material consists of trees and ground covers used in desert
environments, including agave species, Ocotillo, Red Yucca, Lantana, Pink
Muhly, Acacia, Palo Verde, Olive, Mesquite and California Fan Palms.
SECTION 4. Tentative Tract Map. The findings required for the proposed
Tentative Map are pursuant to Section 66474 of the California Subdivision Map Act. The
project is evaluated against these findings as follows:
a. The proposed Tentative Tract Map is consistent with all applicable
general and specific plans.
The TTM proposes individual residential lots with open space, common
area and private streets. The proposed density is within the range specified by
the HDR General Plan land use designation. Private streets will provide
adequate access to residents and emergency vehicles seeking entrance to
individual properties. No specific plans are associated with the subject property.
b. The design and improvements of the proposed Tentative Tract Map
are consistent with the zone in which the property is located.
The proposed project design and improvements are generally not
consistent with the R-3 zone in which the property is located. The PDD proposes
a set of development standards and design details with smaller setbacks than
would otherwise be required by the underlying zone. The overall density is less
than the maximum allowable for the zone and the average lot size is smaller than
required by the zone. Improvements proposed include single family homes
which are prohibited in the R-3 zone. The applicant seeks approval to change
Resolution No. 23507
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the zone by permitting single family uses on these specific parcels at this
location. With the approval of the PDD, the project will be consistent with this
finding.
C. The site is physically suited for this type of development.
The project site will be graded to accommodate the proposed
development. Site modifications include new private driveways to individual
residential lots. Each lot is proposed to accommodate a two-story residence. A
total of 39 residences are proposed on the 6.37-acre site. The site has adequate
vehicular access with four proposed driveways to the public street, Belardo
Road. The site is physically suited for this type of development.
d. The site is physically suited for the proposed density of development.
The project proposes 39 single family dwelling units on approximately 6.37
acres or roughly 6.4 du/ac which is consistent with the density range under the
General Plan. The site abuts improved public streets with existing utilities and with
right of way widths that are projected in the City's 2007 General Plan update to
operate at normal levels of service (LOS).
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 and associated Planned Development District have
been reviewed under the California Environmental Quality Act, and a Mitigated
Negative Declaration is proposed. Mitigation measures have been included which
will reduce potential impacts to less than significant levels. The site was partially
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 design of the proposed subdivision includes connections to all public
utilities including water and sewer systems. The layout of internal private streets
provides access to each lot. No serious public health problems are anticipated.
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.
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SECTION 5. Public Benefit. The City Council finds that the Public Benefit is
identified as the preservation of open space and making such open space available via
improved public access provided by the applicant.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council hereby adopts a Mitigated Negative Declaration and approves Case 5.1310
PDD 365 a gated development of 39-single family residential units on individual lots on
a roughly 6.37 acre parcel with private streets, common area and open space, and
Tentative Tract Map No. 36548 to subdivide a roughly 6.37-acre parcel into 39 single
family lots, open space, common area and private streets, subject to the conditions set
forth in Exhibit A, which is attached hereto and made a part of this resolution
ADOPTED THIS 19T" DAY OF FEBRUARY, 2014.
David H. Ready, C' ager
ATTEST:
mes Thompson, City Clerk
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 23507 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 19th day of February, 2014,
by the following vote:
AYES: Councilmember Foat, Councilmember Lewin, Councilmember Mills, and
Mayor Pro Tern Hutcheson.
NOES: None.
ABSENT: Mayor Pougnet.
ABSTAIN: None.
es Thompson, City Clerk /� f 20 i .
City of Palm Springs, California I
Resolution No. 23507
Page 10
EXHIBIT A
Case No. 5.1310 PDD 365 and TTM 36548
"Dakota"
Planned Development District and Tentative Tract Map
6.37-acres on west side of Belardo Road, approx. 500ft south of Morongo Road
(1501 South Belardo Road)
February 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
5.1310 PDD 365 TTM 36548; 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 (October 24, 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. Tentative Map. This approval is for Tentative Tract Map 36548, date stamped
December 17, 2013. This approval is subject to all applicable regulations of
the Subdivision Map Act, the Palm Springs Municipal Code, and any other
applicable City Codes, ordinances and resolutions.
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ADM 6. 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 5.1310 PDD 365 & TTM 36548. 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 7. 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 8. Time Limit on Approval. Approval of the Planned Development District (PDD)
and Tentative Tract Map (TTM) 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.
Extensions of time may be approved pursuant to Code Section 9.63.110.
Such extension shall be required in writing and received prior to the expiration
of the original approval.
ADM 9. 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 10. 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
Resolution No. 23507
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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 11. 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 12. Community Services District. 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.
ADM 13. Tribal Fees Required. As the property is Indian reservation land, fees as
required by the Agua Caliente Band of Cahuilla Indians Tribal Council,
including any applicable habitat conservation plan fees shall be paid prior to
issuance of any grading permit for the site.
ADM 14. Comply with City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
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ADM 15. 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 16. 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.
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 17. 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.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. 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
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Department of Fish & Game. Applicants may apply for a refund by the CFG
at www.dfg.ca.gov for more information.
ENV 2. Mitigation Monitoring. The mitigation measures of the environmental
assessment shall apply. The applicant shall submit a signed agreement that
the mitigation measures outlined as part of the negative declaration will be
included in the project. Mitigation measures are included in the Initial Study,
and hereby incorporated into these conditions by reference. The mitigation
monitoring shall be pursuant to the December 2013 Initial Study / Mitigated
Negative Declaration prepared under contract for the City by Terra Nova
Planning and Research, Inc.
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. Reimburse City for Monitoring Expenses. The developer shall reimburse the
City for the City's costs incurred in monitoring the developer's compliance
with the conditions of approval and mitigation monitoring program, including,
but not limited to inspections and review of developer's operations and
activities for compliance with all applicable mitigation measures. This
condition of approval is supplemental and in addition to normal building permit
and public improvement permits that may be required pursuant to the Palm
Springs Municipal Code.
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
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submittal to the City, landscape / irrigation plans shall also be certified by the
local water agency that they are in conformance with the water agency's and
the State's Water Efficient Landscape Ordinances.
PLN 3. Conditions Imposed from AAC Review. The applicant shall incorporate the
following comments from the review of the project by the City's Architectural
Advisory Committee:
a. Acacia trees shall be planted near the interior street and Lots 3 — 9 and 32
— 35 where not impeded by underground utilities.
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 (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 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. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 9. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 10. Bicycle Parking. The project shall be required to provide secure bicycle
parking facilities on site for use by residents and guests. Location and design
shall be approved by the Director of Planning.
PLN 11. Update of City's Zoning Map. Upon approval of the proposed Change of
Zone, Tract Map and/or Planned Development District, the applicant shall be
responsible for costs associated with update of the City's GIS based zoning
maps.
PLN 12. Development Standards.
Individual lots shall be developed as shown on the approved site plan, and
meet the following criteria:
a. Building Height: 24 feet above finished floor (except permitted projections
specified in Section 93.03.00 of the zoning code)
Resolution No. 23507
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b. Front Yard: 5 feet
c. Side Yards: 3 feet
d. Street Side Yards: 5 feet
e. Rear Yard: 10 feet
f. Pool/spa setbacks: 3 feet
g. Distance Between Buildings: 6 feet
PLN 13. Hillside Open Space. The hillside area shown as Lot II on TTM 36548 shall
be dedicated as open space.
PLN 14. Trailhead. An improved trailhead providing public access shall be provided
by dedication to the City.
PLN 15. Solar Control on Lots 1-10. Plans for street elevation on Lots 1-10 shall be
submitted showing additional sun control measures for review and approval of
the Planning Department.
PLN 16. Mailbox Design. Mailboxes to be integrated into project design, subject to
approval of the Planning Department.
PLN 17. Fence at Rear of Proiect Site. The entire "purple" retaining wall and fence
above (Design Arch, Sheet L3.1, 1013/2013) shall be changed to colors
compatible with the natural environment (not charcoal), subject to approval of
the Planning Department.
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.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
Resolution No. 23507
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ENG 2. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plans 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
streets 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 streets 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 streets 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.
BELARDO ROAD
ENG 4. Dedicate a property line - corner cut back at each side of the Street "A"
intersection with Belardo Road in accordance with City of Palm Springs
Standard Drawing No. 105.
ENG 5. Dedicate abutters rights of access to Belardo Road along the entire frontage
of the project, excluding the four approved access points; vehicular access to
Belardo Road shall be prohibited except through the four approved access
points.
ENG 6. Remove existing street improvements as necessary to construct a Main Entry
and new street intersection (Street "A") located approximately 110 feet south
of the north site property line. The Main Entry shall be constructed with 25
feet radius curb returns and Type A curb ramps meeting current California
State Accessibility standards at the northwest and southwest corners of the
intersection of Belardo Road and Street "A" in accordance with City of Palm
Springs Standard Drawing No. 200 & 206, and 212, respectively.
ENG 7. Remove existing street improvements as necessary to construct three
driveway approaches in accordance with City of Palm Springs Standard
Drawing No. 201. Construct a driveway approach (26 feet wide) at the
southeast end of Street "B"; construct a driveway approach (18 feet wide)
approximately 180 feet south of the centerline of the Street "B" driveway
approach for the benefit of access to residential Lots 37, 38, and 39; construct
a driveway approach (16 feet wide) approximately 375 feet south of the
centerline of the Street "B" driveway approach for the benefit of access to the
residential Lot 39 casita.
Resolution No. 23507
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ENG 8. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
ON-SITE PRIVATE STREETS
ENG 9. Dedicate an easement for public utility purposes, including sewers, with the
right of ingress and egress for service and emergency vehicles and personnel
over the proposed private streets.
ENG 10. Street "A" shall be two-way with a minimum travelway width of 30 feet, and
shall be constructed with standard 6 inch curb and gutter, a wedge curb, a
mow strip at roadway grade, or other approved curbs along both sides of the
street, and a centerline gutter, as necessary to accept and convey street
surface drainage of Street "A" to the drainage system, in accordance with
applicable City standards. Construct a Type B2 gutter, modified to 3 feet
wide, along the centerline of Street "A" in accordance with City of Palm
Springs Standard Drawing No. 200.
ENG 11. Streets "B" through "D" shall be two-way with a minimum travelway width of
25 feet, and shall be constructed with standard 6 inch curb and gutter, a
wedge curb, a mow strip at roadway grade, or other approved curbs on both
sides of the streets, and a centerline gutter, as necessary to accept and
convey street surface drainage of the on-site streets to the drainage system,
in accordance with applicable City standards. Construct a Type B2 gutter,
modified to 3 feet wide, along the centerlines of the on-site private Streets "B"
through "D" in accordance with City of Palm Springs Standard Drawing No.
200.
ENG 12. The minimum pavement section for all on-site pavement 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,
between the edges of the proposed gutters (or mow strips) of the on-site
private streets. 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 13. Parking shall be restricted along both sides of the on-site private streets, as
necessary to maintain a minimum 24 feet wide clear two-way travel way.
Alternatively, the guest parking areas scattered throughout the development,
shall be used in lieu of on-street parallel parking. Regulatory Type R26 "No
Parking" signs or red curb shall be installed along the private streets as
necessary to enforce parking restrictions. The Home Owners Association
(HOA) shall be responsible for regulating and maintaining required no parking
restrictions, which shall be included in Covenants, Conditions, and
Restrictions (CC&Rs) required for the development.
Resolution No. 23507
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ENG 14, The gated Main Entry on Belardo Road is subject to review and approval by
the City Engineer and Fire Marshall. The applicant shall provide an exhibit
showing truck turning movements around the Main Entry, demonstrating the
ability of standard size vehicles to maneuver through the entry (without
reversing) if unable to enter the project. A minimum of 50 feet shall be
provided between the back of sidewalk on Belardo Road and the gated entry
directory/control panel, with an approved maneuvering area provided
between the directory/control panel and the entry gates. The ingress and
egress lanes shall be a minimum of 20 feet wide, unless otherwise approved
by the Fire Marshall. A Knox key operated switch shall be installed at every
automatic gate. Secured automated vehicle gates or entries shall utilize a
combination of a Tomar StrobeswitchTM, or approved equal, and an approved
Knox key electric switch when required by the fire code official. Secured non-
automated vehicle gates or entries shall utilize an approved padlock or chain
(maximum link or lock shackle size of '% inch) when required by the fire code
official. In the event of a power failure, the gates shall be defaulted or
automatically transferred to a fail safe mode allowing the gate to be pushed
open without the use of special knowledge or any equipment. If a two-gate
system is used, the override switch must open both gates.
ENG 15. The gated entry at Street "B" shall be for egress only. A Knox key operated
switch shall be installed at every automatic gate.
ENG 16. The gated entry for Lots 37, 38, and 39 shall be for ingress to and egress
from these lots only. A Knox key operated switch shall be installed at every
automatic gate
SANITARY SEWER
ENG 17. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
ENG 18. Submit sewer 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.
ENG 19. The proposed connection of the sewer system to the existing private sewer
manhole in Belardo Road, and the existing private sewer system across the
Plaza Del Sol Shopping Center is not approved. The existing on-site private
sewer system in the Plaza Del Sol Shopping Center is not an approved public
sewer system. As necessary to provide public sewer service to Tentative
Tract Map 36548, the applicant shall construct one of the following
alternatives or another alternative as approved by the City Engineer:
Alternative A: The applicant may extend an 8 inch V.C.P. sewer main in
Morongo Road from the existing terminal sewer manhole located
approximately 100 feet east of S. Palm Canyon Drive extending westerly to
Resolution No. 23507
Page 20
Belardo Road; and in Belardo Road from Morongo Road extending southerly
to the proposed public sewer manhole located adjacent to Street "A" of the
TM36548 site; the proposed on-site public sewer system shall connect to this
proposed sewer manhole. An alternative sewer alignment, within public
rights-of-way may be approved by the City Engineer. If this alternative is
constructed, the existing on-site private sewer system servicing the Plaza Del
Sol Apartments (Assessor's Parcel No. 513-300-045), shall be connected to
the extended public sewer system within Belardo Road; the existing terminal
manhole and 8 inch V.C.P. sewer main extending to Belardo Road from the
Plaza Del Sol Shopping Center shall be removed to a point within the Plaza
Del Sol Shopping Center, as required by the City Engineer.
Alternative B: The applicant may construct a public sewer main from the
Street "B" driveway across Belardo Road to Tribal Allottee Parcel 67B within
that parcel identified by Assessor's Parcel No. 513-300-038 (Plaza Del Sol
Shopping Center) a minimum of 10 feet away from the most southern portion
of the Steinmart Building and connect to a proposed sewer manhole on the
west side of S. Palm Canyon Drive. A 20 feet wide public sewer easement
shall be attained across the Tribal Allottee parcel 67B for the Alternative B
public sewer main. When public dedications of easements or rights-of-way
over Tribal Allottee land are required, the applicant shall be responsible for
compliance with all Bureau of Indian Affairs (BIA) requirements, including
payment of any BIA fees, obtaining appraisals and payment of just
compensation to the underlying owner. It is the applicant's responsibility to
determine what additional costs or other requirements may be necessary to
obtain any required public dedications as identified by the City for this
development. Required public dedications for easements or rights-of-way are
"without limitation as to tenure'; easements granted with a defined term, or
made in connection with an underlying Indian Land Lease, shall not be
accepted. Upon completion of Alternative B improvements by the applicant,
and as a condition of acceptance by the City Engineer, the applicant shall
prepare for the City Engineer's approval, an Affidavit of Completion in
accordance with Section 169.16, Title 25, of the Code of Federal Regulations,
for any improvements constructed by the applicant for which an easement
was dedicated to the City through the Bureau of Indian Affairs. The Affidavit
of Completion shall be provided to and approved by the City Engineer prior to
final acceptance of the project, including issuance of a final certificate of
occupancy. The applicant shall be responsible for obtaining the necessary
form for the Affidavit of Completion from the Palm Springs Agency of the
Bureau of Indian Affairs, and for having it completed as necessary by the
applicant's Engineer of Record.
ENG 20. Construct an 8 inch V.C.P. sewer main across the entire on-site private street
frontages located 5 feet from centerline or as required by the City Engineer
and connect to the extended public sewer system in Belardo Road at the
northeast corner of the site or alternatively, connect to an extended public
Resolution No. 23507
Page 21
sewer system going from the project from the "B" Street driveway across
Belardo Road to the Plaza Del Sol Shopping Center onto Tribal Allottee
Parcel 67B . All sewer mains constructed by the applicant and to become part
of the public sewer system shall be digitally video recorded by the City prior to
acceptance of the sewer system for maintenance by the City. A computer disc
of the video recording shall be provided to the City Engineer for review. Any
defects of the sewer main shall be removed, replaced, or repaired to the
satisfaction of the City Engineer prior to acceptance.
ENG 21. The applicant shall dedicate a 15 feet wide public sewer easement across
common area Lot AA. The required sewer easement shall be located entirely
within common area Lot AA. Note that the sewer main shall be constructed in
Street "A" from Street "B" to Belardo Road, and not across Lot 1. The
easement shall be kept clear and free of any and all obstructions to allow for
the continued operation and maintenance of the proposed public sewer main
within the easement. Construction of permanent structures or other
improvements determined to be an obstruction of the public sewer easement
shall not be allowed. Planting of large trees or other planting material with
invasive or deep root structures shall be restricted. Access to the public
sewer easement from Street "B" shall be maintained. Provisions for the
maintenance of the public sewer easement, acceptable to the City Engineer,
shall be included in the CC&Rs for the tract. Notice shall be clearly included in
the CC&Rs defining restrictions of development within the easement.
ENG 22. Provisions for maintenance of the public sewer easement, acceptable to the
City Engineer, shall be included in the Codes, Covenants, and Restrictions
(CC&Rs) required for this development. Notice shall be clearly included in the
CC&Rs defining the restrictions of development within the easement across
common area Lot AA. The CC&Rs shall advise the property owners of the
City's right to enter the site, clear and remove any and all improvements
and/or obstructions within the easement, and give the City the right to charge
all costs incurred in enforcing this provision to the owners of common area
Lot AA. The CC&Rs shall also advise the property owners of the fact that the
City is not required to replace in- like kind, any landscaping or other
improvements within the public sewer easement in the event repair or
replacement of the existing sewer main is required, and that the City shall be
limited to leaving the property in a rough graded condition following any such
repair or replacement.
ENG 23. Applicant shall construct an 8 inch V.C.P. sewer main across the entire on-
site private street frontages located 5 feet from centerline or as required by
the City Engineer and connect to the extended public sewer system in
Belardo Road adjacent to the northeast corner of the TTM36548 site or
alternatively, to connect to the proposed public sewer main across the Tribal
Allottee parcel running easterly to the proposed public sewer manhole on the
west side of S. Palm Canyon Drive, or alternatively to another location as
approved by the City Engineer. The on-site public sewer system will not be
Resolution No. 23507
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accepted for public maintenance until the system has been accepted by the
City.
ENG 24. 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 25. Common space Lot II shall not be graded by applicant. A Grading plan
submitted to the City Engineer for review and approval shall incorporate this
grading restriction. Lot II shall be dedicated to the City on the Final Map for
open space, recreation, or other purposes, as approved by the City Engineer.
ENG 26. Submit a Precise Grading & Paving Plan prepared by a California registered
Civil engineer to the Engineering Division for review and approval. The
Precise Grading Plan shall be approved by the City Engineer prior to
issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant
and/or its grading contractor and submitted to the Engineering Division for
review and approval. The applicant and/or its grading contractor shall be
required to comply with Chapter 8.50 of the City of Palm Springs Municipal
Code, and shall be required to utilize one or more "Coachella Valley Best
Available Control Measures" as identified in the Coachella Valley Fugitive
Dust Control Handbook for each fugitive dust source such that the
applicable performance standards are met. The applicant's or its
contractor's Fugitive Dust Control Plan shall be prepared by staff that has
completed the South Coast Air Quality Management District (AQMD)
Coachella Valley Fugitive Dust Control Class. The applicant and/or its
grading contractor shall provide the Engineering Division with current and
valid Certificate(s) of Completion from AQMD for staff that has completed
the required training. For information on attending a Fugitive Dust Control
Class and information on the Coachella Valley Fugitive Dust Control
Handbook and related "PM10" Dust Control issues, please contact AQMD
at (909) 396-3752, or at http://www.AQMD.gov. A Fugitive Dust Control
Plan, in conformance with the Coachella Valley Fugitive Dust Control
Handbook, shall be submitted to and approved by the Engineering
Division prior to approval of the Grading plan.
b. The first submittal of the Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Tentative
Tract Map; 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.
Resolution No. 23507
Page 23
ENG 27. 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 28. 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 29. 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 30. 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 31. Prior to issuance of grading permit, the applicant shall provide verification to
the City that the Tribal Habitat Conservation Plan (THCP) fee has been paid
to the Agua Caliente Band of Cahuilla Indians in accordance with the THCP.
ENG 32. In accordance with the Geologic Evaluation for Rock Fall Hazard Report
prepared by Earth Systems, dated June 9, 2006, the following mitigation
measures shall be required:
a. The proposed retaining wall along the toe of slope of the mountains
shall be utilized as a debris wall. The wall shall have a minimum of 2 feet
of freeboard with a v-channel constructed on the slope-facing side to
manage stormwater runoff. The v-channel shall require routine
maintenance to clean accumulated debris that may roll or wash down the
slope and collect behind the wall. Provisions for maintenance of the v-
channel shall be included in the Codes, Covenants, and Restrictions
(CC&Rs) required for this development.
Resolution No. 23507
Page 24
b. Structure setbacks shall be a minimum of 10 feet from the toe of
slope.
ENG 33. Mitigation Measure VIA from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Foundation design and pool locations adjacent to the shelf area near the
existing slope will mitigate for intact bedrock, talus and accumulated boulders
from past rockfall to the satisfaction of the City Engineer (see also MM-VI-14).
ENG 34. Mitigation Measure VI-2 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Retaining walls will be designed to accommodate loading from the retention
of rock materials. The upper freeboard portion of the retaining wall will be
designed to include loading from debris flows.
ENG 35. Mitigation Measure VI-3 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Northwestern Half of Lots (Lot 33 and northwestward): As recommended by
the geotechnical engineer, a catchment ditch shall be employed from Lot 33
northwestward along the toe of slope to Lot 22. The basic design of the ditch
shall conform to the parameters described on page 11 of Earth Systems
Southwest's geotechnical plan review dated August 9, 2013.
Proposed catchment ditches may be designed to serve a dual use for
stormwater retention and debris flow mitigation, in addition to rockfall
mitigation. Access ramps and easements shall be provided to allow
accessibility for maintenance equipment and work crews. Before finalizing,
the design engineer shall submit cross-sections of proposed catchment
ditches to the engineering geologist and geotechnical engineer. Final design
shall be tested with the use of computer simulation for effectiveness relative
to the specific slope geometry.
ENG 36. Provisions for maintenance of the catchment ditches shall be included in the
Codes, Covenants, and Restrictions (CC&Rs) required for this development.
ENG 37. Mitigation Measure VI-4 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Southwestern Half of Lots (south of Lot 33): As recommended by the
geotechnical engineer, a debris flow wall shall be constructed for the
remaining portion of the project along the existing slope. The wall and
drainage swale behind the wall shall be designed in conformance with the
parameters described on pages 7 and 12 of Earth Systems Southwest's
geotechnical plan review dated August 9, 2013. Adequate access for
maintenance equipment and crews shall be provided.
Resolution No. 23507
Page 25
ENG 38. Provisions for maintenance of the wall and drainage swale behind the wall
shall be included in the Codes, Covenants, and Restrictions (CC&Rs)
required for this development.
ENG 39. Mitigation Measure VI-5 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Deck/Flatwork Subgrade Preparation: In the deck/flatwork areas, the
subgrade shall be over excavated according to parameters described on
page 10 of Earth Systems Southwest's geotechnical plan review dated
August 9, 2013. Compaction shall be verified by testing.
ENG 40. Mitigation Measure VI-6 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Cut Slopes: Cut slopes in bedrock shall be evaluated on a slope-by-slope
basis by the project engineering geologist, as described on page 10 of Earth
Systems Southwest's geotechnical plan review dated August 9, 2013.
ENG 41. Mitigation Measure VI-7 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Oversize Rock Disposal: The project shall consult the recommendations
pertaining to oversize rock removal and stockpiling provided on page 10 of
Earth Systems Southwest's geotechnical plan review on August 9, 2013.
ENG 42. Mitigation Measure VI-8 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Slopes: To avoid erosion or overflowing of slopes as they weather and
deteriorate, the project shall consult the recommendations described on page
10 of Earth Systems Southwest's geotechnical plan review dated August 9,
2013,
ENG 43. Mitigation Measure VI-9 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Catchment Ditch: The project shall consult the design recommendations for
the catchment ditch, which are described on page 11 of Earth Systems
Southwest's geotechnical plan review dated August 9, 2013.
ENG 44. Mitigation Measure VI-10 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Remedial Grading: The project shall implement specific recommendations
pertaining to grading, remedial grading, trench backfill, and foundation criteria
provided in the following geotechnical reports: Geotechnical Engineering
Report, File No. 09709-02, Doc. No. 04-08-825, Earth Systems Southwest,
August 31, 2004; Summary of Findings, Geologic Evaluation of Rock Fall
Hazard, File No. 09709-03, Doc. No. 06-06-759, Earth Systems Southwest,
June 9, 2006; and Geotechnical Engineering Report Update, File No. 09709-
02, Doc. No. 13-04-707, Earth Systems Southwest, April 9, 2013.
Resolution No. 23507
Page 26
ENG 45. Mitigation Measure VI-11 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
A qualified geotechnical engineer shall be retained during the construction
process to provide testing and observe compliance with approved plans and
mitigation measures.
ENG 46. Mitigation Measure VI-12 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
All depressions and/or sink holes identified in the geotechnical plan review
prepared by Earth Systems Southwest, dated August 9, 2013, shall be
excavated to firm materials and backfilled with soil or slurry.
ENG 47. Mitigation Measure VI-13 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Transition Conditions for Residences: In pad transition areas (cut to fill), over
excavation shall occur in accordance with the parameters described on page
9 of Earth Systems Southwest's geotechnical plan review dated August 9,
2013. The bottom of the excavation and excavation sidewalls shall be
reviewed by the project geotechnical engineer or geologist for suitability prior
to recompaction. Compaction shall be verified by testing.
ENG 48. Mitigation Measure VI-14 from the 2013 Initial Study/Mitigated Negative
Declaration shall be considered in the design and construction of the project.
Subgrade Preparation for Pools and Spas Founded in Bedrock and Transition
Conditions: Soils below pool/spa shells and foundation areas (for any water
features of support structures) shall be over excavated in accordance with the
methods described on pages 9 and 10 of Earth Systems Southwest's
geotechnical plan review dated August 9, 2013. The bottom of the excavation
and excavation sidewalls shall be reviewed by the project geotechnical
engineer or geologist for suitability prior to recompaction. Compaction shall be
verified by testing.
ENG 49. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
ENG 50. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified
September 2, 2009) is required for the proposed development via the
California Regional Water Quality Control Board online SMARTS system. A
copy of the executed letter issuing a Waste Discharge Identification (WDID)
number shall be provided to the City Engineer prior to issuance of a grading
or building permit.
ENG 51. This project requires the 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
Resolution No. 23507
Page 27
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 52. 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 53. 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 54. 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. No certificate of
occupancy will be issued until the required certification is provided to the City
Engineer.
ENG 55. 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 56. 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 57. 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
Resolution No. 23507
Page 28
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&Rs) required for the
development.
ENG 58. A Final Project-Speck 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 59. 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&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 the issuance of any grading or building permits.
ENG 60. 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
Resolution No. 23507
Page 29
(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 61. All stormwater runoff across the property shall be accepted and conveyed in a
manner acceptable to the City Engineer and released to an approved
drainage system. The applicant shall obtain approval from Riverside County
Flood Control & Water Conservation District (RCFC) for connection of
proposed storm drain improvements to the existing regional flood control
system identified as Palm Springs Line 28-B. Verification of the capacity of
Palm Springs Line 28-B for the additional stormwater runoff accepted and
conveyed by Tentative Tract Map 36548 shall be determined, subject to
review and approval by RCFC and the City Engineer. RCFC approval shall
be required for any connection of proposed storm drain facilities to the
existing RCFC facility. The applicant shall be required to obtain an
Encroachment Permit from RCFC for connection of proposed storm drain
improvements to Palm Springs Line 28-13. A copy of the Encroachment
Permit shall be provided to the City Engineer, prior to approval of on-site
storm drain improvement plans.
ENG 62. The Preliminary Hydrology Analysis for Tentative Tract No. 36548, prepared
by Sanborn A/E, Inc., dated March, 2013, shall be finalized to determine the
volume of increased stormwater runoff due to development of the site, and to
determine required stormwater runoff mitigation measures for the proposed
development. Final storm drain system sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the
final hydrology analysis by the City Engineer and may require redesign or
changes to site configuration or layout consistent with the findings of the final
hydrology analysis. In the event additional capacity is unavailable within
Palm Springs Line 28-13, the applicant shall be required to revise the
Hydrology Analysis to identify additional stormwater runoff mitigation
measures necessary to contain the increased stormwater runoff generated
from Tentative Tract Map 36548.
ENG 63. Submit storm drain improvement plans for all on-site storm drainage system
facilities for review and approval by the City Engineer.
ENG 64. Construct drainage improvements, including but not limited to catch basins,
and storm drain lines, for drainage of on-site streets, as described in the
Preliminary Hydrology Analysis for Tentative Tract No. 36548, prepared by
Sanborn A/E, Inc., dated March, 2013. The hydrology analysis for Tentative
Tract Map 36548 shall be amended to include catch basin sizing and storm
drain pipe sizing, and other specifications for construction of required on-site
storm drainage improvements.
Resolution No. 23507
Page 30
ENG 65. All on-site storm drain systems shall be privately maintained by a Home
Owners 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&Rs) required for this project.
ENG 66. Applicant shall design the storm drain system so that the 10-year storm will
be discharged to Regional Storm Drain Line 28B; the difference in runoff
between the 100-year storm and the 10-year storm will be discharged as
secondary free land overflow to the on-site streets and ultimately to Belardo
Road through a catch basin outlet system; or another alternative as approved
by the City Engineer.
ENG 67. 15 feet wide easements to the future Home Owners Association for storm
drainage purposes shall be reserved over non-hillside areas of Lots 1 through
39, common area lots BB and DD (on each side of the Main Entry), and
common area Lots CC, EE and FF, (or others, as may be required) for those
portions of the on-site private storm drain system that cross individual lots. 10
feet wide easements to the future Home Owners Association for storm
drainage purposes shall be reserved over the hillside portions of the
aforementioned lots for the on-site private storm drain system as necessary.
ENG 68. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $7,271.00 per acre per Resolution
No. 15189. Fees shall be paid prior to issuance of a building permit. Drainage
fees may be waived upon verification of prior costs paid related to the
construction of the Palm Springs Storm Drain Line, Lateral 28B.
GENERAL
ENG 69. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off-site
streets as required by and at the discretion of the City Engineer, including
additional pavement repairs to pavement repairs made by utility companies
for utilities installed for the benefit of the proposed development (i.e. Desert
Water Agency, Southern California Edison, Southern California Gas
Company, Time Warner, Verizon, Mission Springs Water District, etc.).
Multiple excavations, trenches, and other street cuts within existing asphalt
concrete pavement of off-site streets required by the proposed development
may require complete grinding and asphalt concrete overlay of the affected
off-site streets, at the discretion of the City Engineer. The pavement condition
of the existing off-site streets shall be returned to a condition equal to or
better than existed prior to construction of the proposed development.
Resolution No. 23507
Page 31
ENG 70. All proposed utility lines shall be installed underground.
ENG 71. All existing utilities shall be shown on the improvement plans for the project.
The existing and proposed service laterals shall be shown from the main line
to the property line.
ENG 72. 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 by the City Engineer.
ENG 73. 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 74. 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 75. 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.
MAP
ENG 76. 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 parcel 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 77. A copy of draft Covenants, Conditions and Restrictions (CC&Rs) shall be
submitted to the City Attorney for review and approval for any restrictions
related to the Engineering Division's recommendations. The CC&Rs shall be
approved by the City Attorney prior to approval of the Final Map, or in the
Resolution No. 23507
Page 32
absence of a Final Map, shall be submitted and approved by the City Attorney
prior to issuance of Certificate of Occupancy.
ENG 78. 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 79. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks. Minimum clearance on public sidewalks 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 Belardo Road frontage of the
subject property.
ENG 80. 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 81. Applicant shall restripe the bike lane (if necessary, as determined by the City
Engineer) using thermoplastic material along the project frontage on the west
side of Belardo Road. 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 82. Install a 30 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at the intersection of Belardo Road and the Main Entry, at the
Street "B" driveway access south of the Main Entry, as well as at the Lot AA
driveway serving residential lots 37, 38, and 39, 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,
Resolution No. 23507
Page 33
2012, or subsequent editions in force at the time of construction, as required
by the City Engineer.
ENG 83. If identified by a name, install a street name sign at the intersection of Belardo
Road and the Main Entry in accordance with City of Palm Springs Standard
Drawing Nos. 620 through 625 and the California Manual on Uniform Traffic
Control Devices for Streets and Highways, dated January 13, 2012, or
subsequent editions in force at the time of construction, as required by the
City Engineer.
ENG 84. Install stop controls at on-site street intersections, as may be required by the
City Engineer. Stop signs within the development may be customized,
provided the sign maintains the minimum standards for stop signs in 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, subject to review and approval by the City Engineer.
ENG 85. The applicant shall provide and install one 5600 lumen high pressure sodium
vapor decorative safety street light with glare shield on marbelite pole on the
southwest corner of Belardo Road and the Main Entry with the mast arm over
Belardo Road. The decorative nature of the street light shall be similar to the
style within the project or within the Plaza Del Sol Shopping Center. The
applicant shall coordinate with Southern California Edison for required permits
and work orders necessary to provide electrical service to the street light.
ENG 86. 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 87. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
GENERAL CONDITIONS
These Fire Department conditions may not provide all requirements. Detailed plans are
still required for review.
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the site plan dated
Resolution No. 23507
Page 34
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 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
Resolution No. 23507
Page 35
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.
FID 6 Access During Construction (CFC 603): 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.
Resolution No. 23507
Page 36
FID 7 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 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.
FID 9 Security Gates (CFC 503.6): The installation of security gates across a
fire apparatus access road shall be approved by the Fire Chief. Where
security gates are installed, they shall have an approved means of
emergency operation. The security gates and the emergency operation
shall be maintained operational at all times. Electric gate operators, where
provided, shall be listed in accordance with UL 325. Gates intended for
automatic operation shall be designed, constructed and installed to
comply with the requirements of ASTM F 2200 and an approved Knox key
electric switch. Secured non-automated vehicle gates or entries shall
utilize an approved padlock or chain (maximum link or lock shackle size of
'/< inch). Approved security gates shall be a minimum of 14 feet in
unobstructed drive width on each side with gate in open position.
In the event of a power failure, the gates shall be defaulted or
automatically transferred to a fail safe mode allowing the gate to be
pushed open without the use of special knowledge or any equipment. If a
two-gate system is used, the override switch must open both gates.
If there is no sensing device that will automatically open the gates for
exiting, a fire department approved Knox electrical override switch shall be
placed on each side of the gate in an approved location.
A final field inspection by the fire code official or an authorized
representative is required before electronically controlled gates may
become operative. Prior to final inspection, electronic gates shall remain
in a locked-open position.
FID 10 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
Resolution No. 23507
Page 37
project, unless otherwise allowed by the City engineer. No
parking shall be allowed in either side of the roadway.
2. Roads must be 30 feet wide when parking is not allowed on
only one side of the roadway.
3. Roads must be 40 feet wide when parking is not restricted.
FID 11 Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an
unobstructed width of not less than 20 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 12 Roadway Dimensions: Private streets shall have a minimum width of at
least 20 feet, pursuant to California Fire Code 503.2.1 however, 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, unless otherwise allowed by the City engineer. No
parking shall be allowed in either side of the roadway.
FID 13 Turning radius (CFC 503.2.4): Fire access road turns and corners shall
be designed with a minimum inner radius of 25 feet and an outer radius of
43 feet. Radius must be concentric.
FID 14 Required Turn Arounds: Dead-end fire apparatus access roads in excess
of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus. The City of Palm Springs has two
approved turn around provisions. One is a cul-de-sac with an outside
turning radius of 45 feet from centerline. The other is a hammerhead
turnaround meeting the Palm Springs Public Works and Engineering
Department standard dated 9-4-02.
FID 15 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.
Resolution No. 23507
Page 38
FID 16 Premises Identification (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 SFR
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 17 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 750 gallons per minute (with fire sprinklers) (CFC Appendix B)
and one available fire hydrant must be within 250 feet from any point on
lot street frontages. (CFC Appendix C)
FID 18 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 19 NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system
is required. Only a C-16 licensed fire sprinkler contractor shall perform
system design and installation. System to be designed and installed in
accordance with NFPA standard 13D, 2010 Edition, as modified by local
ordinance. The contractor should submit fire sprinkler plans as soon as
possible. No portion of the fire sprinkler system may be installed prior to
plan approval.
FID 20 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.
Resolution No. 23507
Page 39
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 21 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. A smoke alarm within a distance of 30 ft travel distance or
b. 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 22 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.
FID 23 Audible Residential 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. The horn/strobe shall be outdoor rated.
FID 24 Wildland-Urban Interface Fire Area: This building site is located in a
geographical area identified by the state as a "Fire Hazard Severity Zone"
in accordance with the Public Resources Code Sections 4201 through
4204 and Government Code Sections 51175 through 51189, or other
areas designated by the enforcing agency to be at a significant risk from
wildfires.
FID 25 Construction Methods & Requirements Within Established Limits
(CFC 4905.2): Within the limits established by law, construction methods
intended to mitigate wildfire exposure shall comply with the wildfire
protection building construction requirements contained in the California
Building Standards Code including the following:
Resolution No. 23507
Page 40
1. California Building Code Chapter 7A,
2. California Residential Code Section R327
3. California Reference Standards Code Chapter 12-7A
4. and this chapter
FID 26 Establishment Of Limits (CFC 4905.3) The establishment of limits for
the Wildland-Urban Interface Fire Area's required construction methods
shall be designated pursuant to the California Public Resources Code for
State Responsibility areas or by a local agency following a finding
supported by substantial evidence in the record that the requirements of
this section are necessary for effective fire protection within the area. This
wildland-urban interface area has been designated as a "Severe Fire
Hazard Zone".
END OF CONDITIONS