HomeMy WebLinkAbout23457 RESOLUTION NO. 23457
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, FINDING THE PREVIOUSLY
ADOPTED MITIGATED NEGATIVE DECLARATION NUMBER
200700845 AND THE ADDENDUM THERETO AS
SUFFICIENT AND APPROPRIATE ENVIRONMENTAL
DOCUMENTATION FOR THE PROPOSED AMENDMENT TO
PLANNED DEVELOPMENT DISTRICT 333, APPROVING AN
AMENDMENT TO PLANNED DEVELOPMENT DISTRICT 333
AND TENTATIVE TRACT MAP 35236, AS PROPOSED BY
PRAETOR INVESTMENT, LLC, FOR THE DEVELOPMENT OF
A 200-ROOM HOTEL, 50 HIGH-END RESIDENTIAL UNITS,
AND A PARKING STRUCTURE ON APPROXIMATELY 10.47
ACRES OF LAND LOCATED AT THE NORTHWEST CORNER
OF AVENIDA CABALLEROS AND AMADO ROAD.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS FINDS:
A. Praetor Investments, LLC, (the "Applicant") has filed an application with
the City to amend the previously approved Planned Development District 333 and
Tentative Tract Map 35236 pursuant to the provisions of Section 94.02.00 (B) of the
Palm Springs Zoning Code.
B. The City Council of the City of Palm Springs originally approved Planned
Development District 333 (PDD 333), on July 18, 2007, for a 200-room hotel and
143-unit condominium units ("Initial Project').
C. The project applicant timely submitted a request for an extension of PDD
333 and applied for amendments to the PDD 333 and Tentative Tract Map 35236 (TPM
35236) (collectively the "Amended Project').
D. On April 22, 2013, the proposed amendment to PDD 333, was reviewed
by the Architectural Advisory Committee (AAC), which recommended approval to the
Planning Commission with a unanimous vote.
E. On June 12, 2013, a public hearing on the Amended Project was held by
the Planning Commission in accordance with applicable law.
F. On October 2, 2013, the City Council directed staff to re-notice the
Amended Project for a public hearing by the Planning Commission.
G. The Amended Project is considered a "project' pursuant to the terms of
the California Environmental Quality Act ("CEQA"), and a Mitigated Negative
Resolution No. 23457
Page 2
Declaration has been previously prepared for Initial Project and was distributed for
public review and comment in accordance with CEQA prior to its adoption in 2007.
H. An Addendum has been prepared to the Mitigated Negative Declaration
pursuant to CEQA Guidelines (Title 14 California Code of Regulations) Section 15164
and submitted to the Planning Commission for its review and consideration.
I. Notice of public hearing of the Planning Commission of the City of Palm
Springs to consider the Amended Project was given in accordance with applicable law.
The Planning Commission conducted public hearings on October 23, 2013, and
November 13, 2013 and recommended approval of the Amended Project to the City
Council with a unanimous vote.
J. Notice of public hearing of the City Council of the City of Palm Springs to
consider the Amended Project, was given in accordance with applicable law.
K. On November 20, 2013, a public hearing on the Amended Project was
held by the City Council in accordance with applicable law; and
L. The City Council carefully reviewed and considered all of the evidence
presented in connection with the meeting on the Amended Project, including but not
limited to the staff report, the Mitigated Negative Declaration and the final Addendum,
and all written and oral testimony presented concerning the Amended Project.
M. A Mitigated Negative Declaration (MND) has been previously completed
for the Initial Project under the provisions of the California Environmental Quality Act
(CEQA). On July 18, 2007, the Palm Springs City Council made a determination that
the Initial Project had the potential for significant impacts, but the impacts would not be
significant because Initial Project modifications and mitigation measures had been
incorporated into the Initial Study in order to reduce impacts to less than significant
levels. Any extension of the previously-approved PDD 333 relies upon the MND. An
Addendum to the MND has been prepared which finds that the Amended Project will not
result in any new environmental impacts or substantially increase the severity of
previously identified impacts as compared to the Initial Project. The analysis in the
Addendum concludes that none of the conditions described in Section 15162 of the
CEQA Guidelines calling for preparation of a subsequent EIR or Negative Declaration
have occurred and therefore the Addendum to the Amended Project is appropriate to
satisfy CEQA requirements for the Amended Project given its minor technical changes
and additions to the Initial Project. The evidence in the file and the Addendum supports
the finding that no circumstances or conditions requiring the preparation of a
subsequent Negative Declaration or EIR are present in this case.
N. Pursuant to Section 94.03.00 of the Palm Springs Zoning Code, the City
Council makes the following specific findings:
Resolution No. 23457
Page 3
1. The proposed planned development amendment is consistent and
in conformity with the general plan pursuant to Sections 94.07.00 (A)(1) and
94.02.00 (A)(4) of the Palm Springs Zoning Code.
The proposed amendment to Planned Development District 333 is consistent
with the General Plan, which includes policies specifically relating to the
expansion of the City's tourism base. The Amended Project is also consistent
with the Section 14 Master Plan, as amended, which represents the General
Plan and Zoning for the property on which the Amended Project would be
located.
2. The subject property is suitable for the uses permitted in the
proposed planned development district, in terms of access, size of parcel,
relationship to similar or related uses, and other relevant considerations.
The Amended Project, as planned, designed, and conditioned, is consistent with
the Section 14 Master Plan and the City of Palm Springs' vision of the area for
the future. The site is physically suitable and appropriate for the Amended
Project given its close proximity to the Convention Center and the downtown
area. The location provides sufficient access points for all uses proposed.
3. The proposed establishment of the planned development district is
necessary and proper, and is not likely to be detrimental to adjacent property or
residents.
The Amended Project Planned Development District modifies development of the
Initial Project while maintaining the original development envisioned for the site;
upon completion of the Amended Project, the development will still reflect a
manner that is conducive with the urban development sought for in the area. The
Amended Project also project adds to the Section 14 Master Plan facilities which
are complementary to the Convention Center and the nearby downtown area.
O. The Planning Commission further finds consistent with the requirements of
the Subdivision Map Act and Title 9 of the Palm Springs Municipal Code, based on the
evidence in the file and the record that the Amended Project complies with applicable
requirements as to area, general plan, improvements and design, floodwater drainage
control, appropriate improved public roads, sanitary disposal facilities, water supply
availability, environmental protection, and all other requirements of Title 9 of the Palm
Springs Municipal Code.
P. Pursuant to Section 66412.3 of the Subdivision Map Act, the Planning
Commission has considered the effect of the Amended Project on the housing needs of
the region, and has balanced these needs against the public service needs of residents
and available fiscal and environmental resources.
Resolution No. 23457
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NOW, THEREFORE, BE IT RESOLVED that based upon the foregoing, the City
Council approves the proposed amendments to Planned Development District 333 and
Tentative Tract Map 35236 (which shall hereafter be referred to as "Tentative Parcel Map
35236") for the development of a 200-room hotel, 50 high-end residential units and a
parking structure on an approximately 10.47 acres of vacant land located at the northwest
comer of Avenida Caballeros and Amado Road, subject to the Conditions of Approval
attached to this Resolution as Exhibit A. These approvals shall be valid for two years,
unless otherwise extended in a manner authorized under applicable provisions of the Palm
Springs Municipal Code.
ADOPTED THIS 20TH DAY OF NOVEMBER, 2013.
DAVID H. READY, CITY 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. 23457 is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on the 20th day of November,
2013, by the following vote:
AYES: Councilmember Foat, Councilmember Hutcheson, Councilmember Lewin,
Mayor Pro Tern Mills, and Mayor Pougnet.
NOES: None.
ABSENT: None.
ABSTAIN: None.
ES THOMPSON, CITY CLERK
ity of Palm Springs, California 1Ll i�r z613
Resolution No. 23457
Page 5
EXHIBIT A
Case No. 5.1132 — PD 333 & Tentative Tract Map 35236 AMND
Praetor Investments, LLC
Northwest corner of Avenida Caballeros and Amado Road
(Dolce Palm Springs Hotel)
CONDITIONS OF APPROVAL
November 20, 2013
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 Chief of Police,
the Fire Chief or their designee, depending on which department recommended the
condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. 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 5.1132-PD 333 and
Tentative Tract Map 35236 AMND. The City of Palm Springs will promptly notify
the applicant of any such claim, action, or proceeding against the City of Palm
Springs and the applicant will either undertake defense of the matter and pay the
City's associated legal costs or 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.
Resolution No. 23457
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3. That the property owner(s) and successors and assignees in interest shall
maintain and repair the improvements including and without limitation sidewalks,
bikeways, parkways, 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.
4. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code
regarding public art. The project shall either provide public art or payment of an in
lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total
building permit valuation as calculated pursuant to the valuation table in the
Uniform Building Code, the fee being 1/2% for commercial or industrial projects,
1/4% for new residential subdivisions, or 1/4% for new individual single-family
residential units constructed on a lot located in an existing subdivision 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 Services 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.
5. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government
Code Section 66477 (Quimby Act), all residential development shall be required to
contribute to mitigate park and recreation impacts such that, prior to issuance of
residential building permits, a parkland fee or dedication shall be made.
Accordingly, all residential development shall be subject to parkland dedication
requirements and/or park improvement fees. The parkland mitigation amount shall
be based upon the cost to acquire and fully improve parkland. The applicant shall
submit a property appraisal to the Planning Services Department for the purposes
of calculating the Park Fee. The Park Fee payment and/or parkland dedication
shall be completed prior to the issuance of building permits.
Environmental Assessment
6. The mitigation measures of the Initial Study shall apply to the proposed project.
The applicant shall submit a signed agreement that the mitigation measures will
be included in the Planning Commission consideration of the environmental
assessment. Mitigation measures are included in the Initial Study, and hereby
incorporated into these conditions by reference.
7. 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
Resolution No. 23457
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developers operations and activities for compliance with all applicable dust and
noise operations, and cultural resource mitigation. 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.
CC&R's
9. The applicant prior to issuance of building pen-nits shall submit three (3) sets of a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the
Director of Planning Services for approval in a form to be approved by the City
Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be
submitted with a list of the adopted conditions of approval and an indication of
where applicable conditions are addressed in the CC&Rs. The CC&R's shall 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.
10. 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 filing fee, in
accordance with the fee schedule adopted by the City Council, shall also be paid
to the City Planning Services Department for administrative review purposes.
Final Design
11. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning Services, prior to issuance
of a building permit. Landscape plans shall be approved by the Riverside County
Agricultural Commissioner's Office prior to submittal. All landscaping located
within the public right of way or within community facilities districts must be
approved by the Public Works Director and the Director of Parks and Recreation.
12. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00,
Outdoor Lighting Standards, shall be submitted for review and approval by the
Director of Planning Services prior to the issuance of building permits.
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be submitted for approval prior to issuance of a building permit.
If lights are proposed to be mounted on buildings, down-lights shall be utilized.
General Conditions/Code Requirements
13. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape
Document Package to the Director of Planning Services for review and approval
prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal
Code for specific requirements.
Resolution No. 23457
Page 8
14. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan
shall be submitted and approved by the Building Official. Refer to Chapter 8.50
of the Municipal Code for specific requirements.
15. The grading plan shall show the disposition of all cut and fill materials. Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
16. Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the Planning
Commission prior to issuance of building permits.
17. All materials on the flat portions of the roofs shall be earth tone in color, unless
landscaped.
18. All roof mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 93.03.00 of the Zoning
Ordinance. The screening shall be considered as an element of the overall
design and must blend with the architectural design of the building(s). The
exterior elevations and roof plans of the buildings shall indicate any fixtures or
equipment to be located on the roof of the building, the equipment heights, and
type of screening. Parapets shall be at least 6" above the equipment for the
purpose of screening.
19. No exterior downspouts shall be permitted on any facade on the proposed
building(s) which are visible from adjacent streets or residential and commercial
areas.
20. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 93.02.00.D.
21. The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
22. The street address numbering/lettering shall not exceed eight inches in height.
23. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title
25 of the California Administrative Code. Compliance shall be demonstrated to
the satisfaction of the Director of Building and Safety.
24. Prior to the issuance of building permits, locations of all telephone and electrical
boxes must be indicated on the building plans and must be completely screened
or located in the interior of the building.
Resolution No. 23457
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25. Parking for the hotel shall be valet-only. Such a requirement shall be recorded
concurrent with the recordation of the Final Map on lots 1 and 2 as depicted on
Tentative Tract Map 35236.
26. Parking for condominium guests shall meet Zoning Ordinance requirements. The
parking, if gated, shall include an intercom system to the units, and adequate
turn-around area for guests unable to contact the resident they are seeking.
27. Avenida Caballeros shall have minimum 8' sidewalks with shade trees on private
property pursuant to Fig. 5-7 in Section 14 Specific Plan. (Added by PC on 6.12.13)
28. Amado Road shall have a minimum 5' sidewalk, 4' parkway and shade trees
spacing out 30' or less per Section Specific Plan. (Added by PC on 6.12.13)
29. On Amado Road and Avenida Caballeros, the planting materials along the street
frontages shall be pursuant to Tables 5-5 and 5-6 of Section 14 Specific Plan.
(Added by PC on 6.12.13)
30. Streetscape furniture shall be provided along Avenida Caballeros subject to the
approval of Director of Public Works pursuant to Section 14 Specific Plan. (Added
by PC on 6.12.13)
31. Crosswalks at Avenida Caballeros and Calle Alvarado shall meet paving
requirements of Section 14 Specific Plan, shall be approved by the City
Engineer. (Added by PC on 6.12.13)
Engineering Department
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
ENG 2. Submit street improvement plans prepared by a registered California civil engineer to
the Engineering Division. The plans shall be approved by the City Engineer prior to
issuance of any building permits.
ENG 3. Master planned roadways (Avenida Caballeros, Amado Road, and Calle Alvarado)
shall be improved to the Final Section 14 Master Development Plan/Specific Plan
design standards on and adjacent to the site, as generally identified herein, or to
alternative design standards proposed by the applicant and approved by the City.
AVENIDA CABALLEROS
ENG 4. Remove the existing driveway approach and replace with new street improvements
(curb and gutter, and sidewalk) to match existing street improvements, in accordance
with applicable City standards.
Resolution No. 23457
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ENG 5. Remove the existing street improvements as necessary to construct a minimum 24
feet wide driveway approach located approximately 160 feet north of the centerline of
Amado Road. The driveway approach shall be constructed in accordance with City of
Palm Springs Standard Drawing No. 205.
ENG 6. Construct a Type A curb ramp meeting current California State Accessibility standards
on either side of the driveway approach in accordance with City of Palm Springs
Standard Drawing No. 212. The applicant shall ensure that an appropriate path of
travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the
location of the access ramps, if necessary, to meet ADA guidelines, subject to the
approval of the City Engineer. If necessary, additional pedestrian and sidewalk
easements shall be provided on-site to construct a path of travel meeting ADA
guidelines.
ENG 7. Avenida Caballeros street improvements shall be installed consistent with the
streetscape standards and guidelines in the Section 14 Master Development
Plan/Specific Plan (November 2004), which includes a landscaped private setback of
variable width and an 8 feet wide pedestrian sidewalk with double palm trees planted
approximately 60 feet apart. The specific street improvements described in this
condition may be modified by the applicant, in consultation with the City, provided that
the intent of the Section 14 Specific Plan guideline is maintained.
ENG 8. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
AMADO ROAD
ENG 9. Dedicate additional right-of-way of 15 feet to provide the ultimate half street right-of-
way width of 40 feet along the entire frontage, together with a property line - comer
cut-back at the northwest comer of the intersection of Amado Road and Avenida
Caballeros, and at the northeast comer of the intersection of Amado Road and Calle
Alvarado, in accordance with City of Palm Springs Standard Drawing No. 105.
ENG 10. Dedicate additional right-of-way concentric with the back of the proposed vehicle turn-
out bay, with the back of right-of-way located at the back of sidewalk.
ENG 11. Remove the existing driveway approach and replace with new street improvements
(curb and gutter, and sidewalk) to match existing street improvements, in accordance
with applicable City standards.
ENG 12. Remove the existing street improvements as necessary to construct the proposed
driveway approach to and from the proposed turn-out bay at a minimum of 24 feet
wide in accordance with City of Palm Springs Standard Drawing No. 205. The
centerline of the driveway approach shall be located approximately 270 feet east of
the centerline of Calle Alvarado. Access limitations, configuration, width, and location
Resolution No. 23457
Page 11
of the driveway approach to and from the proposed turn-out bay are subject to further
evaluation by the City Engineer.
ENG 13. Construct a Type A curb ramp meeting current California State Accessibility standards
on either side of the driveway approach in accordance with City of Palm Springs
Standard Drawing No. 212. The applicant shall ensure that an appropriate path of
travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the
location of the access ramps, if necessary, to meet ADA guidelines, subject to the
approval of the City Engineer. If necessary, additional pedestrian and sidewalk
easements shall be provided on-site to construct a path of travel meeting ADA
guidelines.
ENG 14. Construct the proposed vehicle tum-out bay in accordance with applicable City
standards. The vehicle turn-out bay shall be a minimum of 12 feet wide where there is
no parallel parking allowed and a minimum of 20 feet wide when there is one traffic
lane with parallel parking on the north side of the tum-out. The vehicle tum-out bay
shall be constructed with new curb, gutter, and sidewalk to match existing
improvements, in accordance with applicable City standards.
ENG 15. Amado Road street improvements shall be installed consistent with the streetscape
standards and guidelines in the Section 14 Master Development Plan/Specific Plan
(November 2004), which includes a 4 feet wide landscaped parkway that includes
shade trees in an informal pattern at a spacing of 30 feet or less and a 4 feet wide
pedestrian sidewalk. The specific street improvements described in this condition may
be modified by the applicant, in consultation with the City, provided that the intent of
the Section 14 Specific Plan guideline is maintained.
ENG 16. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
CALLE ALVARADO
ENG 17. Dedicate additional right-of-way concentric with the back of the existing vehicle turn-
out bay, with the back of right-of-way located at the back of sidewalk.
ENG 18. Remove the existing driveway approaches as necessary and replace with new street
improvements (curb and gutter, and sidewalk) to match existing street improvements,
in accordance with applicable City standards.
ENG 19. Remove the existing street improvements as necessary to construct two minimum 24
feet wide driveway approaches located approximately 415 feet north and 960 feet
north of the center fine of Amado Road, respectively. The driveway approaches shall
be constructed in accordance with City of Palm Springs Standard Drawing No. 205.
Note that the most southern driveway is shown as being only 20 feet wide on the
current site plan.
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ENG 20. Construct a Type A curb ramp meeting current California State Accessibility standards
on each side of the driveway approaches in accordance with City of Palm Springs
Standard Drawing No. 212. The applicant shall ensure that an appropriate path of
travel, meeting ADA guidelines, is provided across the driveways, and shall adjust the
location of the access ramps, if necessary, to meet ADA guidelines, subject to the
approval of the City Engineer. If necessary, additional pedestrian and sidewalk
easements shall be provided on-site to construct a path of travel meeting ADA
guidelines.
ENG 21. Construct an 8 feet wide sidewalk behind the curb along the entire frontage (where not
already existing) in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 22. Calle Alvarado street improvements shall be installed consistent with the streetscape
standards and guidelines in the Section 14 Master Development Plan/Specific Plan
(November 2004), which includes a 5 feet wide landscaped parkway and a 5 feet wide
pedestrian sidewalk. The specific street improvements described in this condition may
be modified by the applicant, in consultation with the City, provided that the intent of
the Section 14 Specific Plan guideline is maintained.
ENG 23. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
ON-SITE
ENG 24. A reciprocal access easement shall be reserved on the Final Map or shall be done by
separate instrument prepared in a form acceptable to the City Engineer providing
unlimited and unrestricted access across all of the lots for access through the on-site
private street. The reciprocal access easement shall be executed by the appropriate
parties prior to issuance of a building permit, and shall be recorded, and copy of same
provided to the City Engineer, prior to issuance of a certificate of occupancy.
ENG 25. The applicant shall provide a copy of an executed and recorded reciprocal parking
agreement for all lots, prior to approval of a grading plan.
ENG 26. The on-site private street shall have a minimum travel way width of 24 feet, and shall
be constructed with standard 6 inch curb and gutter, a wedge curb, or other approved
curbs along both sides of the street, as necessary to accept and convey on-site
stormwater runoff to the on-site drainage system, in accordance with applicable City
standards. Note that one-way sections of the roadway (including ramps) shall be a
minimum of 16 feet wide.
ENG 27. The on-site private street shall have a minimum centerline radius of 50 feet.
ENG 28. The on-site private street and service loading dock intersection shall be subject to
further evaluation by the City Engineer. Detailed analysis shall be provided in final
design to demonstrate that sufficient maneuvering area is provided for delivery trucks
accessing the loading dock.
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Page 13
ENG 29. The minimum pavement section for all on-site pavement shall be 2% inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal. If an alternative
pavement section is proposed, the proposed pavement section shall be designed by a
California registered Geotechnical Engineer using "R" values from the project site and
submitted to the City Engineer for approval.
ENG 30. Parking shall be restricted along the two-way drive aisle as necessary to maintain a 24
feet wide clear two-way travel way. Regulatory Type R26 "No Parking" signs or red
curb shall be installed along the drive aisle as necessary to enforce parking
restrictions. A Home Owners Association shall be responsible for regulating and
maintaining required no parking restrictions, which shall be included in Covenants,
Conditions, and Restrictions required for the development.
ENG 31. An accessible pedestrian path of travel shall be provided throughout the development,
as may be required by applicable state and federal laws. An accessible path of travel
shall be constructed of Portland cement concrete, unless alternative materials meeting
state and federal accessibility standards is approved by the City Engineer.
SANITARY SEWER
ENG 32. All sanitary facilities shall be connected to the public sewer system via the on-site
private sewer system. Existing sewer service laterals to the property may be used for
new sanitary facilities. New laterals shall not be connected at manholes.
ENG 33. All on-site sewer systems shall be privately maintained by a Home Owners
Association (HOA). Provisions for maintenance of the on-site sewer system
acceptable to the City Engineer shall be included in the Covenants, Conditions and
Restrictions (CC&R's) required for this project.
ENG 34. The project is subject to the Section 14 Sewer Impact Fee. The sewer impact fee at
the present time is $696.00 per acre. The fee shall be paid prior to, or concurrently
with issuance of building permits.
GRADING
ENG 35. Submit a Precise Grading & Paving Plan prepared by a California registered Civil
engineer to the Engineering Division for review and approval. The Precise Grading &
Paving Plan shall be approved by the City Engineer prior to issuance of grading
permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review and
approval. The applicant and/or its grading contractor shall be required to comply
with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be
Resolution No. 23457
Page 14
required to utilize one or more "Coachella Valley Best Available Control Measures"
as identified in the Coachella Valley Fugitive Dust Control Handbook for each
fugitive dust source such that the applicable performance standards are met. The
applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff
that has completed the South Coast Air Quality Management District (AQMD)
Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading
contractor shall provide the Engineering Division with current and valid
Certificate(s) of Completion from AQMD for staff that have completed the required
training. For information on attending a Fugitive Dust Control Class and
information on the Coachella Valley Fugitive Dust Control Handbook and related
"PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at
http://www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the
Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and
approved by the Engineering Division prior to approval of the Grading plan.
b. The first submittal of the Grading Plan shall include the following information: 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.
ENG 36. 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 37. 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 38. 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 39. 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
Resolution No. 23457
Page 15
8.50.022. Following stabilization of all disturbed areas, perimeter fencing shall be
removed, as required by the City Engineer.
ENG 40. 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 41. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
ENG 42. A Notice of Intent (NO[) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified September 2,
2009) is required for the proposed development via the California Regional Water
Quality Control Board online SMARTS system. A copy of the executed letter issuing a
Waste Discharge Identification (WDID) number shall be provided to the City Engineer
prior to issuance of a grading or building permit.
ENG 43. This project requires the preparation and implementation of a sormwater pollution
prevention plan (SWPPP). As of September 4, 2012, all SWPPPs shall include a
post-construction management plan (including Best Management Practices) in
accordance with the current Construction General Permit. Where applicable, the
approved final project-specific Water Quality Management Plan shall be incorporated
by reference or attached to the SWPPP as the Post-Construction Management Plan.
A copy of the up-to-date SWPPP shall be kept at the project site and be available for
review upon request.
ENG 44. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the
applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per
disturbed acre at the time of issuance of grading permit for mitigation measures for
erosion/blowsand relating to this property and development.
ENG 45. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the grading
plan for the proposed development. A copy of the Geotechnical/Soils Report shall be
submitted to the Engineering Division with the first submittal of a grading plan.
ENG 46. The applicant shall provide all necessary geotechnical/soils inspections and testing
in accordance with the Geotechnical/Soils Report prepared for the project. All
backfill, compaction, and other earthwork shown on the approved grading plan shall
be certified by a California registered geotechnical or civil engineer, certifying that all
grading was performed in accordance with the Geotechnical/Soils Report prepared
for the project. No certificate of occupancy will be issued until the required
certification is provided to the City Engineer.
ENG 47. The applicant shall provide pad elevation certifications for all building pads in
conformance with the approved grading plan, to the Engineering Division prior to
construction of any building foundation.
Resolution No. 23457
Page 16
ENG 48. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export of
soil will be required to present a clearance document from a Department of Food
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 49. This project shall be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater
River Region from the Colorado River Basin Regional Water Quality Control Board
(RWQCB). The applicant is advised that installation of BMP's, including mechanical
or other means for pre-treating contaminated stormwater and non-stormwater runoff,
shall be required by regulations imposed by the RWQCB. It shall be the applicant's
responsibility to design and install appropriate BMP's, in accordance with the
NPDES Permit, that effectively intercept and pre-treat contaminated stormwater and
non-stormwater runoff from the project site, prior to release to the City's municipal
separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and
the RWQCB. Such measures shall be designed and installed on-site; and provisions
for perpetual maintenance of the measures shall be provided to the satisfaction of
the City Engineer, including provisions in Covenants, Conditions, and Restrictions
(CC&Rs) required for the development.
ENG 50. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading or
building permit. The WQMP shall address the implementation of operational Best
Management Practices (BMP's) necessary to accommodate nuisance water and
storm water runoff from the site. Direct release of nuisance water to the adjacent
property or public streets is prohibited. Construction of operational BMP's shall be
incorporated into the Precise Grading and Paving Plan.
ENG 51. Prior to issuance of any grading or building permits, the property owner shall record
a "Covenant and Agreement" with the County-Clerk Recorder or other instrument on
a standardized form to inform future property owners of the requirement to
implement the approved Final Project-Specific 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-
Resolution No. 23457
Page 17
Specific WQMP; or equivalent. Alternative instruments must be approved by the
City Engineer prior to the issuance of any grading or building permits.
ENG 52. Prior to issuance of certificate of occupancy or final City approvals, the applicant
shall:
(a) demonstrate that all structural BMP's have been constructed and installed in
conformance with approved plans and specifications;
(b) demonstrate that applicant is prepared to implement all non-structural BMP's
included in the approved Final Project-Specific WQMP, conditions of approval, or
grading/building permit conditions; and
(c) demonstrate that an adequate number of copies of the approved Final Project-
Specific WQMP are available for the future owners (where applicable).
DRAINAGE
ENG 53. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all stormwater
runoff falling on the site, on-site retention or other facilities approved by the City
Engineer shall be required to contain the increased stormwater runoff generated by
the development of the property. Provide a hydrology study to determine the volume
of increased stormwater runoff due to development of the site, and to determine
required stormwater runoff mitigation measures for the proposed development.
Final retention basin sizing and other stormwater runoff mitigation measures shall be
detennined upon review and approval of the hydrology study by the City Engineer
and may require redesign or changes to site configuration or layout consistent with
the findings of the final hydrology study. No more than 40-50% of the street frontage
parkway/setback areas should be designed as retention basins. On-site open space,
in conjunction with dry wells and other subsurface solutions should be considered as
alternatives to using landscaped parkways for on-site retention.
ENG 54. Submit storm drain improvement plans for all on-site storm drainage system facilities
for review and approval by the City Engineer.
ENG 55. Construct storm drain improvements, including but not limited to catch basins, and
storm drain lines, for drainage of on-site private street and underground parking
garages into the on-site underground retention system, as described in the
Preliminary Drainage Study for Tentative Tract Map No. 35236, prepared by
Fomotor Engineering, dated December 2006. The hydrology study for Tentative
Tract Map 35236 shall be amended to include catch basin sizing, storm drain pipe
sizing, and underground retention system sizing calculations and other specifications
for construction of required on-site storm drainage improvements.
ENG 56. All on-site storm drain systems shall be privately maintained by a Homeowners
Association (HOA). Provisions for maintenance of the on-site storm drain systems
acceptable to the City Engineer shall be included in Covenants, Conditions and
Restrictions (CC&Rs) required for this project.
Resolution No. 23457
Page 18
ENG 57. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212 per acre per Resolution No.
15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
ENG 58. Any utility trenches or other excavations within existing asphalt concrete pavement
of off-site streets required by the proposed development shall be backfilled and
repaired in accordance with City of Palm Springs Standard Drawing No. 115. The
developer shall be responsible for removing, grinding, paving and/or overlaying
existing asphalt concrete pavement of off-site streets as required by and at the
discretion of the City Engineer, including additional pavement repairs to pavement
repairs made by utility companies for utilities installed for the benefit of the proposed
development (i.e. Desert Water Agency, Southern California Edison, Southern
California Gas Company, Time Warner, Verizon, Mission Springs Water District,
etc.). Multiple excavations, trenches, and other street cuts within existing asphalt
concrete pavement of off-site streets required by the proposed development may
require complete grinding and asphalt concrete overlay of the affected off-site
streets, at the discretion of the City Engineer. The pavement condition of the existing
off-site streets shall be returned to a condition equal to or better than existed prior to
construction of the proposed development.
ENG 59. All proposed utility lines shall be installed underground.
ENG 60. 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 61. 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 62. 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.
Resolution No. 23457
Page 19
ENG 63. Nothing shall be constructed or planted in the comer 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 64. 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 65. 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 66. 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 absence of a Final Map, shall
be submitted and approved by the City Attorney prior to issuance of Certificate of
Occupancy.
ENG 67. 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 68. As determined by the Westin Hotel and Residences Traffic Impact Study prepared
by Endo Engineering (as revised March 5, 2007), the following mitigation measures
will be required:
Resolution No. 23457
Page 20
a) Pay a fair share contribution determined as 6.71% (or $11,742.50) for the future
installation of a traffic signal, as well as the striping of a northbound, southbound,
westbound, and eastbound left-turn lane at the intersection of Calle El Segundo
and Amado Road. The applicant shall pay the fair share contribution prior to
approval of a final map.
b) Pay a fair share contribution determined as 13.91% (or $20,865) for the future
installation of a traffic signal at the intersection of Avenida Caballeros and Amado
Road. The applicant shall pay the fair share contribution prior to approval of a final
map.
c) Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at all project egress points, in accordance with City of Palm Springs
Standard Drawing Nos. 620-625.
d) A clear unobstructed sight distance shall be provided at all project access points; a
clear sight triangle inside the property measuring 8 feet by 8 feet shall be provided
at each access driveway, with screening fences or landscaping restricted to
maintain the require sight distance.
ENG 69. Submit traffic striping plans for Amado Road, prepared by a California registered civil
engineer, for review and approval by the City Engineer. All required traffic striping
and signage improvements shall be completed in conjunction with required street
improvements, to the satisfaction of the City Engineer, and prior to issuance of a
certificate of occupancy.
ENG 70. A minimum of 48 inches of clearance for handicap accessibility shall be provided on
public sidewalks or pedestrian paths of travel within the development. Minimum
clearance on public sidewalks or pedestrian paths of travel shall be provided by
either an additional dedication of a sidewalk easement (if necessary) and widening
of the sidewalk, or by the relocation of any obstructions within the public sidewalk
along the Avenida Caballeros, Amado Road, and Calle Alvarado frontages of the
subject property.
ENG 71. All damaged, destroyed, or modified pavement legends, traffic control devices,
signing, striping, and street lights, associated with the proposed development shall
be replaced as required by the City Engineer prior to issuance of a Certificate of
Occupancy.
ENG 72. Construction signing, lighting and barricading shall be provided during all phases of
construction as required by City Standards or as directed by the City Engineer. As a
minimum, all construction signing, lighting and barricading shall be in accordance
with Part 6 'Temporary Traffic Control' of the California Manual on Uniform Traffic
Control Devices for Streets and Highways, dated January 13, 2012, or subsequent
editions in force at the time of construction.
Resolution No. 23457
Page 21
ENG 73. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
Waste Disposal
1. Trash cans shall be screened from view and kept within fifty (50) feet of the street.
Police Department
1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
Building Department
1. Prior to any construction on-site, all appropriate permits must be secured.
Fire Department
1 Premises Identification: Approved numbers or addresses shall be provided for all
new and existing buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. (901.4.4 CFC) Show location of
address on plan elevation view. Show requirement and dimensions of numbers in
plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the
background.
2. 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 per residential
unit 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.
3. 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.
Resolution No. 23457
Page 22
4. Radio Communications: Must install an in-building Public Safety Radio
Communications Coverage System composed of a radiating cable system or an
internal multiple antenna system with FCC-certified bi- directional 800 MHz and
150 MHz (as required to meet the two indicated 150 MHz frequencies) amplifier(s),
distribution system, and subcomponents shall be required for all buildings in
excess of three stories, or has subterranean floors, or subterranean parking.
This system must meet the City of Palm Springs Public Safety Radio System
Coverage Specifications.
5. Fire Alarm System: Fire Alarm System required. Installation shall comply with the
requirements of NFPA 72.
6. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is
required.
7. Audible water flow alarms: An approved audible sprinkler flow alarm shall be
provided on the exterior of the building in an approved location. An approved
audible sprinkler flow alarm to alert the occupants shall be provided in the interior
of the building in a normally occupied location. (904.3.2 CBC)
8. Fire Hydrant & FDC Location: A public commercial fire hydrant is required within
30 feet of the Fire Department Connection (FDC). Fire Hose must be protected
from vehicular traffic and shall not cross roadways, streets, railroad tracks or
driveways or areas subject to flooding or hazardous material or liquid releases.\
9. Fire Department Connections: Fire Department connections shall be visible and
accessible, have two 2.5 inch NST female inlets, and have an approved check
valve located as close to the FDC as possible. All FDC's shall have KNOX locking
protective caps. Contact the fire prevention secretary at 760-323-8186 for a
KNOX application form.
10.Location of Fire Department Connections: The connection inlets must face the
street, and be located on the street side of the building. The face of the inlets shall
be 18 inches horizontal from the back edge of sidewalk (or back of curb, if no
sidewalk), and shall be 36 to 44 inches in height to center of inlets above finished
grade. No landscape planting, walls, or other obstructions are permitted within 3
feet of Fire Department connections. The FDC and supporting piping shall be
painted OSHA safety red.
The address of the building served shall be clearly indicated on the Fire
Department Connection (FDC). A sign with this information shall be placed on or
near the FDC. The sign shall be constructed of metal. The sign face, lettering,
and attachment shall be made of weather and vandal resistant materials. Sign
background will be bright red. Letters will be bright white. Sign format will be
substantially as follows:
Resolution No. 23457
Page 23
F. D. C.
SERVES
425
S. SUNRISE WAY
ALL BLDGS. IN COMPLEX
11.Valve and water-flow monitoring: All valves controlling the fire sprinkler system
water supply, and all water-flow switches, shall be electrically monitored where the
number of sprinklers is one hundred or more. (Twenty or more in Group I,
Divisions 1.1 and 1.2 occupancies.) All control valves shall be locked in the open
position. Valve and water-flow alarm and trouble signals shall be distinctly different
and shall be automatically transmitted to an approved central station. (1003.3.1
CFC)
12.Trash Container Protection: If trash container space is within 5 feet of a building
wall provide information on the type and size of trash container to be stored there.
If it is a dumpster with a capacity of 1.5 cubic yards or greater, then the container
must be protected by an approved automatic fire sprinkler. (1103.2.2 CFC)
13.Class 1 Standpipe: A Class 1 Standpipe system is required and shall be installed
in accordance with the 98 CFC, Art. 10, Sec. 1004, and 98 CBC, Ch. 9, Std. 9-2
and Sec. 903. Standpipes will be required at every level in the stairwells.
14.Residential Smoke Detector Installation With Fire Sprinklers: Provide
Residential Smoke Detectors (FIREX # 0498 accessory module connected to
multi-station FIREX smoke detectors or equal per dwelling and fire sprinkler flow
switch). Detectors shall receive their primary power from the building wiring, and
shall be equipped with a battery backup. (310.9.1.3 CBC) In new construction,
detectors shall be interconnected so that operation of any smoke detector causes
the alarm in all smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72)
Provide a note on the plans showing this requirement.
15.Fire Department Access: Fire Department Access Roads shall be provided and
maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
Minimum Access Road Dimensions:
Private streets shall have a minimum width of at least 20 feet, pursuant to
California Fire Code 902.1 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.
Resolution No. 23457
Page 24
16.Access: Fire department access roads shall be provided so that no portion of the
exterior wall of the first floor of any building will be more than 150 feet from such
roads. CFC 902.2.1 Applicant must add required access routes to the existing
plans to meet code requirements and submit changes to the fire department for
approval.
17.Road Design: Fire apparatus access roads shall be designed and constructed as
all weather capable and able to support a fire truck weighing 73,000 pounds GVW.
(902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an outside
radius of 45 feet.
18.Turn-Around Requirements: 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. (902.2.2.4 CFC) 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.
19.Reduced Roadway Width: Areas with reduced roadway width (such as entry and
exit gates, entry and exit approach roads, traffic calming areas) that are under 36
feet wide require red painted curb to maintain minimum 24 foot clear width. Red
curb shall be stenciled "NO PARKING" and "FIRE LANE" with white paint. (901.4
CFC)
20.Access Gates: Fire/Police/Ambulance access gates shall be at least 14' in width
when in the open position and equipped with a Knox (emergency access) key
switch. A Knox key operated switch shall be installed at every automatic gate.
Show location of switch on plan. Show requirement in plan notes.
21.Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an
unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1 CFC)
22.Vertical Clearance for Underground Parking: Palm Springs fire apparatus
require an unobstructed vertical clearance of not less than 8 feet 6 inches.
(902.2.2.1 CFC)
23.Secondary Access: A secondary access shall be provided for all developments
with 25 or more dwelling units. (Appendix III-D 2.1 CFC)
24.Mid Rise/High Rise: High-rise and mid-rise buildings shall be accessible on a
minimum of two sides. Roadways shall not be less than 10 feet (3048 mm) or
more than 35 feet (10 668 mm) from the building. Landscaping or other
obstructions shall not be placed or maintained around structures in a manner so as
to impair or impede accessibility for fire fighting and rescue operations.
25.Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire
extinguisher for every 75 feet of floor or grade travel distance for normal hazards.
Resolution No. 23457
Page 25
Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers
shall be mounted in a visible, accessible location no more than 5 feet above floor
level. Preferred location is in the path of exit travel near an exit door.
26.Water Supply: The water supply and location/s of fire hydrants must be approved
prior to any work being performed on the job site. (903.1 CFC)
27.Water Systems and Hydrants: Underground water mains and fire hydrants shall
be installed, completed, tested and in service prior to the time when combustible
materials are delivered to the construction site. (903 CFC). Installation, testing,
and inspection will meet the requirements of NFPA 24 1995 edition. Prior to final
approval of the installation, contractor shall submit a completed Contractor's
Material and Test Certificate to the Fire Department. (9-2.1 NFPA 24 1995 edition)
28.Rapid Entry System Approval: The Knox Fire/Police/Ambulance Rapid Entry
System is the only Key Box, Lock Vault, Key Cabinet, Key Switch, Padlock, FDC
Cap, or Decal approved for use by the City of Palm Springs Fire Department.
29. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped
with a Knox key switch device or Key box. Boxes shall be mounted at 6 feet
above grade. Contact the Fire Department at 760-323-8186 for a Knox application
form. (902.4 CFC)
30.Underground Parking: A Class III Standpipe system is required and shall be
installed in accordance with the 98 CFC, Art. 10, Sec. 1004, and 98 CBC, Ch. 9,
Sid. 9-2 and Sec. 903. Hose will not be required.
31.Turn-Around Requirements for Subterranean/Ground Parking: 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. (902.2.2.4 CFC)
32.Elevator Stretcher Requirement: Elevator(s) shall be designed to accommodate
medical emergency service. The elevators) so designed shall accommodate the
loading and transport of an ambulance gumey or stretcher 24 inches by 76 inches
in the horizontal position. The elevator entrance shall have a clear opening of not
less than 42 inches wide or less than 78 inches high. The elevator car shall be
provided with a minimum clear distance between walls or between walls and door
excluding return panels not less than 80 inches by 54 inches, and a minimum
distance from wall to return panel not less than 51 inches with a 42 inch side slide
door. (3003.5a CBC)
33.Commercial Cooking Hood & Duct Systems shall meet all CFC, NFPA and
CMC requirements.
34.Hood & Duct Fire Protection System Plan Review Procedure: Plans must be
submitted directly to a Fire Department approved engineer for review and
Resolution No. 23457
Page 26
recommendation of approval. The contractor should submit fire extinguishing
system plans as soon as possible. Submittal shall include manufacturer's data/cut
sheets and listings with expiration dates on all equipment and materials used.
35.Fire Suppression Systems Testing: The hood and duct fire extinguishing
system shall be function tested prior to final acceptance. Call the fire prevention
secretary at 760-323-8186 for an inspection appointment.
Construction Requirements:
36.Access During Construction: 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. (Sec. 902 CFC).
37.Fencing Required: Construction site fencing with 20 foot wide access gates is
required for all combustible construction over 5,000 square feet. Fencing shall
remain intact until buildings are stuccoed or covered and secured with lockable
doors and windows. (8.04.260 PSMC)
Gates
38.Fire Apparatus Access Gates: Entrance gates shall have a clear width of at
least 15 feet and be equipped with a frangible chain and padlock. (8.04.260
PSMC)
39.Access Gate Obstructions: Entrances to roads, trails or other access ways,
which have been closed with gates and barriers, shall be maintained clear at all
times. (902.2.4.1 CFC).
END OF CONDITIONS