HomeMy WebLinkAbout23252 RESOLUTION NO. 23252
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING PLANNED
DEVELOPMENT DISTRICT 360 FOR THE ARRIVE HOTEL
A 32-ROOM HOTEL WITH ACCESSORY RESTAURANT,
RETAIL USES, OFF-STREET PARKING, AND
LANDSCAPING ON A APPROXIMATE 1.27-ACRE
PARCEL LOCATED AT 1551 NORTH PALM CANYON
DRIVE; (APN'S 5105-165-002, 003, 007, 009, 011, AND
012) (CASE 5.1284 PDD 360).
WHEREAS, Palm Grove Group LLC, "applicant", has filed an application with the City
pursuant to Sections 94.02.00 (Conditional Use Permit) and 94.03.00 (Planned
Development District) of the Zoning Code requesting approval of a Planned
Development District (PDD) that seeks adjustments in the underlying development
standards for a development comprised of a hotel, restaurant, retail uses, off street
parking and landscaping on a roughly 1.27 acre lot at 1551 North Palm Canyon Drive,
zone C-1 / R-3, Resort Combining Zone; and
WHEREAS, a notice of public hearing for Case 5.1284 PDD 360 was given in
accordance with applicable law; and
WHEREAS, on October 10, 2012, a public meeting on Case 5.1284 PDD 360 was held
by the Planning Commission in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project" pursuant to the guidelines of
the California Environmental Quality Act ("CEQA") and has been determined to be
Categorically Exempt under CEQA Section 15332 "In-fill development projects"; and
WHEREAS, the Planning Commission carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including, but not
limited to, the staff report, and all written and oral testimony presented and voted
unanimously to approve the project subject to the conditions of approval and to
recommend approval by the City Council subject to the attached conditions of approval,
and
WHEREAS, on November 7, 2012, a properly noticed public meeting on Case 5.1284
PDD 360 was held by the City Council in accordance with applicable law; and
WHEREAS, the City Council carefully reviewed and considered all of the evidence
presented in connection with the hearing on the project, including, but not limited to, the
staff report, and all written and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to the California Environmental Quality Act (CEQA) Guidelines,
the project is determined to be Categorically Exempt under CEQA Section 15332 ("in-fill
development").
Resolution No. 23252
Page 2
Section 2: Pursuant to PSZC Section 94.02.00 (Conditional Use Permit) and Section
94.03.00 (Planned Development District), the Planning Commission finds as follows:
1) 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.
Pursuant to Section 92.04.01 and 92.12.01, hotels, restaurants and retail uses are
allowed in the C-1 and R-3 zones. The project therefore conforms to this finding.
2) 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 of this site for a hotel with accessory restaurant and retail uses are
uses which are consistent with the Mixed-use / Multi-use designation in the General
Plan. The proposed uses support the tourist/resort nature of Palm Springs and
therefore are desirable for the development of the community. The project proposes
development that is compatible and complementary to the existing and permitted uses
in the Uptown district. Thus, the proposed use is not detrimental to existing or future
uses. The proposed use is in harmony with the General Plan as noted in the following
goals and policies from the General Plan:
Policy LU2.5: "Encourage lot consolidation and mixed-use development to
reduce fragmentation of parcels and to facilitate infill development."
The project proposes to consolidate a series of small contiguous lots to enable
development of a mixed-use project of hotel, restaurant and retail uses on an infill lot in
the Uptown district.
Policy LU 8.1: "Encourage new mixed / multi-use development in areas
that are currently vacant or underutilized"
The project proposes a new mixed-use hotel / restaurant / retail complex on a site
facing Palm Canyon Drive in the Uptown district that has been vacant for many years.
Policy LU 8.7: "On-site parking is encouraged to be accessed from side
streets or public alleys to minimize traffic impacts on major streets and to
avoid interruption in the street-front design of commercial centers."
The project proposes a 47-space on-site parking lot that is accessed from Wawona
Road, a local street on the west side of the project site and a valet drop-off lane along
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Palm Canyon Drive that does not interrupt the pedestrian movement or the street-front
design of the commercial area along this segment of Palm Canyon Drive.
3) 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 site is roughly 1.27 acres in size. It conforms to the minimum size and shape
requirements for the zones in which it is located. The applicant has requested minor
adjustments in setbacks and other development standards via the PDD, and as shown
in the attached Exhibit A, including a reduction of the front yard setback from five feet to
zero in order to allow the buildings along that frontage to align with the existing adjacent
structures. The project conforms to this finding.
4) 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 site has two street frontages; one on North Palm Canyon Drive, which is a major
thoroughfare on the City's General Plan Circulation Map and Wawona Road, which is a
local street. The project proposes to take vehicular access off Wawona Road via two
driveway curb cuts into the parking lot. The project also proposes a drop-off/ valet lane
along Palm Canyon Drive. The project proposes buildings in alignment with adjacent
existing buildings, thereby continuing the "street pedestrian edge" along Palm Canyon
Drive. The project properly relates to streets and the adjacent roads are capable of
handling the proposed traffic generated by this project.
5) That the conditions to be imposed and shown on the approved site plan
are deemed necessary to protect the public health, safety and general
welfare and may include minor modification of the zone's property
development standards.
A set of conditions of approval are attached as Exhibit B.
Section 3: Pursuant to City Council Policy on Public Benefit associated with Planned
Development Districts dated September 18, 2008, the City Council has considered the
proposed public benefits listed below and believes they are proportionate to the degree
of deviations in the underlying development standards being sought by the applicant:
The applicant proposes the following public benefits:
• The project is proposed to be a Gold-level certified LEED (Leadership in
Environmental and Energy Design) design.
• The project adds new boutique hotel rooms to the City's stock of this unique
hotel type.
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• The project provides an example of prefabricated construction as a type of
sustainable, environmentally friendly construction methodology.
• The project will generate permanent jobs, transient occupancy tax, and sales tax
revenues beneficial to the City.
Section 4: Pursuant to Section 92.25.00 (Resort Combining Zone) of the Palm
Springs Zoning Code, the project is located within the Resort-Combining overlay zone.
The Planning Commission made affirmative findings on October 10, 2012 as follows:
"...that the proposed use is compatible with its surroundings and that the
site in question is not appropriate for other uses allowed by right within the
underlying zone."
The project is located in an area of the Uptown neighborhood in which existing hotel
and commercial uses are located. The project proposes a boutique style hotel,
restaurant and retail uses in walkable proximity to other commercial amenities in the
area. The neighborhood has a number of existing commercial-retail uses and several
vintage / boutique hotels and resorts. The project would enhance the vitality of the
neighborhood and would be compatible with its surroundings. While other "by-right"
uses would be possible, there are none that are of particularly greater benefit or
appropriateness for this parcel in support of the tourist/resort nature of Palm Springs.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council hereby approves Case 5.1284 PDD 360 a preliminary Planned Development
District (PDD) comprised of a 32-room hotel, an 80-seat restaurant, roughly 1,120
square feet of retail uses, a 47-car off-street parking lot and landscaping on a roughly
1.27-acre site at 1551 North Palm Canyon Drive and to adopt adjustments in the
development standards for the parcel as shown in the attached Exhibit A, subject to the
conditions of approval noted in the attached Exhibit B.
ADOPTED THIS 7T" DAY OF NOVEMBER, 2012.
David H. Ready, Ci ager
ATTEST:
ames Thompson, City Clerk
Resolution No. 23252
Page 5
CERTIFICATION:
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, California, do hereby
certify that Resolution No. 23252 is a full, true, and correct copy, and was adopted at a
regular meeting of the City Council held on November 7, 2012, by the following vote:
AYES: Councilmember Hutcheson, Councilmember Lewin, Councilmember Mills,
Mayor Pro Tem Foat, and Mayor Pougnet.
NOES: None.
ABSENT: None.
ABSTAIN: None.
ames Thompson, City Clerk
City of Palm Springs, California of/tS�2o 3
Resolution No. 23252
Page 6
EXHIBIT A
Case 5.1284 PDD 360
1551 North Palm Canyon Drive
PDD 360 Development Standards
C-1 Standards R-3 Standards PDD 360 Standards
Lot Area Minimum 20,000 sf Minimum 20,000 sf 52,677 sf conforms
Lot Width 100 feet 130 feet 354 feet conforms
Lot Depth 150 feet 175 feet when fronting a 220 feet (conforms)
major thoroughfare
Density No requirements General Plan: 15 du/ac; / 0.5 32 hotel rooms (Conforms
FAR for non-res. uses. Up to with approval of PDD)
30 du/ac w/PDD. (38 du max) FAR: 0.23 FAR (conforms)
PSZC: 1000 sf net lot
area/hotel room (55 hotel
rooms max).
Building 30 feet 30 feet max. height over a 27 feet at highest point, 24
Height max. of 50% of the ground feet average (conforms)
floor area of all bld s.
Set Back 5 feet average 30 feet on major 0; aligns with adjacent
Front yard thoroughfares commercial building
25 feet for local streets frontages
Interior None 10 feet or equal to height for Average 5 feet
setback bldgs greater than 12 feet
side yard
Distance None 15 feet 7 feet at the closet point
bet. bld s.
Rear Yard None 10 feet or equal to height for 74 feet
Set Back bld s. greater than 12 feet
Parking Based on use (74 Based on use; (66 off-street 47spaces (Assumes joint
off-street parking parking spaces required) use of spaces for various
spaces required) driveway widths minimum 26 uses);
fit
Height of 6 feet pursuant 6 feet max. Walls conform where
walls PSZC 93.02 proposed (frontage of
parking lot
Lot No requirement 30% maximum on sites with 23%
Coverage structure over 18 feet in
height
Open / 50% of open space 45% of the site shall be 50% landscaped open
usable created by front usable landscaped open space proposed
landscape setback shall be space. Front 15 feet of the
/ landscaped, the front yard setback is to be
recreationa remainder may be landscaped
I Space decorative pavement
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Page 7
Outdoor Outdoor Dining No requirement Restaurant use
Uses accessory to a
permitted use &
outdoor uses
permitted with a Land
Use Permit
Minimum 2,000 gsf per No requirement 14,213 sf total
Bldg. Area commercial building
Planned Development District (PDD) 360 establishes minor deviations in certain
development standards as noted in the table above and summarized below:
• Reduce front yard setback from five feet to 0 (to ultimate front PL aligns
with adjacent existing commercial structures)
• Side yard setbacks average of 5 feet.
• Reduce on-site parking from 66 spaces to 47 spaces.
• Reduce distance between buildings from 15 feet to 7 feet.
• Density at 30 du/ac
Resolution No. 23252
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EXHIBIT B
Case 5.1284 PD 360 "Arrive Hotel"
1551 North Palm Canyon Drive
November 7, 2012
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. Protect Description. This approval is for the project described per Case
5.1284 PDD 360; 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, including site plans, architectural
elevations, exterior materials and colors, landscaping, and grading on file in
the Planning Division except as modified by the approved Mitigation
Measures and conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 5.1284 PDD 360. 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
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pay for defense of the matter by the City Attorney. If the City of Palm Springs
fails to promptly notify the applicant of any such claim, action or proceeding
or fails to cooperate fully in the defense, the applicant shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the City of Palm Springs.
Notwithstanding the foregoing, the City retains the right to settle or abandon
the matter without the applicant's consent but should it do so, the City shall
waive the indemnification herein, except, the City's decision to settle or
abandon a matter following an adverse judgment or failure to appeal, shall
not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Time Limit on Approval. Approval of the (Planned Development District
(PDD) shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 9. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37
of the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
to the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial projects or 1/4% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
ADM 10. 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
Resolution No. 23252
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developed plus the cost to acquire and improve the property plus the fair
share contribution, less any credit given by the City, as may be reasonably
determined by the City based upon the formula contained in Ordinance No.
1632. In accordance with the Ordinance, the following areas or features shall
not be eligible for private park credit: golf courses, yards, court areas,
setbacks, development edges, slopes in hillside areas (unless the area
includes a public trail) landscaped development entries, meandering
streams, land held as open space for wildlife habitat, flood retention facilities
and circulation improvements such as bicycle, hiking and equestrian trails
(unless such systems are directly linked to the City's community-wide system
and shown on the City's master plan).
ADM 11. Maintenance of Outdoor Seating/Dining. Daily cleaning and wash down of
sidewalks for any outdoor seating areas or patios will be required. Contact
Parks & Recreation at 760 323 8281 for information regarding the proper
method of cleaning of sidewalks and pavers within the public rights-of-way.
ADM 12. Comply with City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
Violations may result in revocation of this Conditional Use Permit.
ADM 13. Seating Count. The applicant shall be limited to the total number of
restaurant seats as follows: a maximum of 80 seats inside and outside in an
outdoor patio area (including bar stools),. Any deviation from these numbers
shall require prior approval by the Director of Planning. The applicant shall
maintain the minimum clearance as specified by the Fire Department
between the front entrance and the outdoor tables and chairs. This includes
games, pool tables, and other amenities.
ADM 14. Notice to Tenants. The applicant shall provide all tenants with a copy of the
Conditions of Approval for this project.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) NOT required.
ENV 2. Notice of Exemption. The project is exempt from the California
Environmental Quality Act (CEQA); therefore, an administrative fee of $64
shall be submitted by the applicant in the form of a money order or a
cashier's check payable to the Riverside County Clerk within two business
days of the Commission's final action on the project. This fee shall be
submitted by the City to the County Clerk with the Notice of Exemption.
Action on this application shall not be considered final until such fee is paid
(projects that are Categorically Exempt from CEQA).
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ENV 3. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711.4 of the California Fish and
Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to the final City action on the project (either
Planning Commission or City Council determination). This fee shall be
submitted by the City to the County Clerk with the Notice of Determination.
Action on this application shall not be final until such fee is paid. The project
may be eligible for exemption or refund of this fee by the California
Department of Fish & Game. Applicants may apply for a refund by the CFG
at www.dfq.ca.gov for more information.
ENV 4. 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 5. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground-disturbing activities. (check for duplication in
engineering conditions)
ENV 6. a). A Native American Monitor(s) shall be present during all ground disturbing
activities including clearing and grubbing, excavation, burial of utilities,
planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla
Indian Cultural Office for additional information on the use and availability of
Cultural Resource Monitors. Should buried cultural deposits be encountered,
the Monitor shall contact the Director of Planning. After consultation the
Director shall have the authority to halt destructive construction and shall
notify a Qualified Archaeologist to further investigate the site. If necessary,
the Qualified Archaeologist shall prepare a treatment plan for submission to
the State Historic Preservation Officer and Agua Caliente Cultural Resource
Coordinator for approval.
b). Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning Department prior to final inspection.
PLANNING DEPARTMENT CONDITIONS
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PLN 1 . Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are
proposed to be mounted on buildings, down-lights shall be utilized. No
lighting of hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape plans shall also be certified by the local water
agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
PLN 3. Submittal of Final PDD. The Final Planned Development plans shall be
submitted in accordance with Section 94.03.00 (Planned Development
District) of the Zoning Ordinance. Final development plans shall include site
plans, building elevations, floor plans, roof plans, grading plans, landscape
plans, irrigation plans, exterior lighting plans, sign program, mitigation
monitoring program, site cross sections, property development standards and
other such documents as required by the Planning Commission and Planning
Department. Final Planned Development District applications must be
submitted within two (2) years of the City Council approval of the preliminary
planned development district.
PLN 4. 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:
• Clarify the entry/check-in sequence for the hotel (how it works) and
massing.
• Clarify the landscape plan in terms of sizes, quantities and location of
plant materials as well as cut sheets on the site lighting fixtures.
• Clarify the location and details for trash rooms (odors, trucks, timing, etc)
• Revise civil drawings to match site plan.
• Clarify the green roof component and how it will survive the summer.
• Consider green roof (if it can be designed to survive the summer) on the
housekeeping and restroom buildings since they are closest to the second
floor rooms).
• Provide material samples.
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PLN 5. Palm Tree Requirement. In accordance with Planning Commission
Resolution No. 1503, dated November 18, 1970, the developer is required to
plant Washingtonia Fillifera (California Fan) palm trees (14 feet from ground
to fronds in height) 60 feet apart along the entire frontage of Palm Canyon
Drive and/or Tahquitz Canyon Way median. (for projects on Palm Canyon or
Tahquitz Canyon Way).
PLN 6. Sign Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00. The applicant shall submit a sign program to
the Department of Planning Services prior to the issuance of building permits.
PLN 7. 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 8. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 9. 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 10. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 11. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 12. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 13. No off-site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
The applicant proposes 47 parking spaces. If it is determined that the
parking is inadequate for the proposed and approved uses, the applicant
shall institute a valet parking program and/or establish a long term reciprocal
parking agreement with a nearby parking lot owner to provide sufficient
parking for the proposed project.
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PLN 14. Bicycle Parking. The project shall be required to provide secure bicycle
parking facilities on site for use by residents and commercial/retail patrons
and owners. Location and design shall be approved by the Director of
Planning.
PLN 15. City Council conditions: The Council outlined "mandatory" conditions which
are required of the applicant and "advisory" comments that the applicant is
encouraged to consider, but are not required.
The following are "Mandatory" conditions:
a. Gate and landscape the side yards (north and south). Provide fire
department access as required.
b. Provide details on the restaurant make up air and exhaust roof top
mechanical units to assure they are aesthetically integrated.
c. Coordinate the Civil drawings with the Landscape drawings (landscape
drawings to be the controlling document).
d. Provide decorative pavement at the vehicular drop off lane along Palm
Canyon.
e. Final PDD submission documents to be equivalent to 90% complete
construction drawings.
The following are "Advisory Items":
a. Assure there are no noise problems associated with the outdoor air
conditioning condensing units.
b. Consider increasing the roof overhang on the west fagade of the retail
buildings for sun control.
c. Consider additional shade structures at the windows at the hotel rooms.
d. Study the adjacency of windows and stairs to the second floor rooms for
assuring privacy into the rooms.
e. Consider more trees and shading on the courtyard area.
f. Identify a procedure for trash removal from the kitchen that doesn't
negatively impact the front entry to the hotel.
g. Consider further enhancements to portray a sense of arrival at the front
door.
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Page 15
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. The Engineering Division recommends deferral of off-site improvement items
(identified as "Deferred') at this time due to lack of full improvements in the
immediate area. The owner shall execute a street improvement covenant
agreeing to construct all required street improvements upon the request of
the City of Palm Springs City Engineer at such time as deemed necessary.
The covenant shall be executed and notarized by the property owner(s) prior
to approval of the Grading Plan or issuance of grading or building permits. A
current title report; or a copy of a current tax bill and a copy of a vesting grant
deed shall be provided to verify current property ownership. A covenant
preparation fee in effect at the time that the covenant is submitted shall be
paid by the applicant prior to issuance of any grading or building permits.
ENG 2. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
ENG 3. 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.
N. PALM CANYON DRIVE
ENG 4. Dedicate additional right-of-way to provide the ultimate half street right-of-way
width of 50 feet along the entire frontage.
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ENG 5. Dedicate additional right-of-way to provide the right-of-way necessary to
construct the proposed valet turn-out lane that is 10 feet wide with 8 inch curb
at the west side of the turnout with a 5 feet wide sidewalk behind the curb
along the entire valet turn-out area.
ENG 6. Remove existing street improvements (including driveway approach), palm
trees, and tree wells as necessary to construct a valet turn-out lane that has a
straight section that is approximately 80 feet long (which is long enough to
store three vehicles). Two 20 feet radius reverse curves shall be provided on
each end of the valet turn-out lane. The west side of the valet turn-out lane
shall have 8 inch curb constructed in accordance with City of Palm Springs
Standard Drawing No. 200, with 5 feet wide sidewalk behind the curb along
the entire frontage of the valet turn-out lane, in accordance with City of Palm
Springs Standard Drawing No. 210. The valet turn-out lane sidewalk shall
taper into the existing sidewalk at each end of the valet turn-out lane.
Construct a curb ramp providing a 20 feet wide loading zone with truncated
domes in accordance with City of Palm Springs Standard Drawing No. 213.
The valet turn-out lane shall be constructed with a minimum pavement
section of 5 inches asphalt concrete pavement over 4 inches crushed
miscellaneous base with a minimum subgrade of 24 inches at 95% relative
compaction, or equal, from edge of proposed valet turn out lane to clean
sawcut edge of pavement. 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. The owner(s) of the hotel shall be
responsible for the maintenance of the valet turn-out lane.
ENG 7. In accordance with the City of Palm Springs Bikeways Map (approved by City
Council and added to the 2007 City General Plan in 2007), the applicant shall
construct a Class 2 Bike Lane along the project frontage. Deferred
ENG 8. Contact Rick Minjares (with City Parks at (760) 567-1034) and Patrick
Sweeney (with City Facilities Maintenance at (760) 567-2976) to determine if
the existing palm trees, irrigation, and street lights along the North Palm
Canyon Drive frontage will have to be replaced in conjunction with this
project. (Any Washingtonia Robustas street trees must be replaced with
Washingtonia Filliferas) The palm trees shall have tree wells and grates
installed in conjunction with this project, as required by the City Engineer.
ENG 9. If any of the existing palm trees need to be replaced, the applicant shall
furnish and install new Washingtonia filifera palm trees along the North Palm
Canyon Drive frontage, at equal spacing, as approved by the Director of
Planning Services and the City Engineer. The applicant shall be responsible
for installation of a new irrigation and electrical system for the palm trees to
the satisfaction of the City Engineer.
Resolution No. 23252
Page 17
ENG 10. New or transplanted palm trees shall be guaranteed for a period of one year
from the date of acceptance by the City Engineer. Any palm trees that fail
during the one-year landscape maintenance period shall be replaced with a
new palm tree of similar trunk diameter and height to the satisfaction of the
City Engineer, and shall be subject to a subsequent one-year landscape
maintenance period.
ENG 11. All broken or off grade street improvements shall be repaired or replaced.
WAWONA ROAD
ENG 12. Remove the existing driveway approach located adjacent to the southwest
corner of the site as necessary and replace with 6 inch curb and gutter to
match existing curb and gutter on each side of the existing driveway
approach in accordance with City of Palm Springs Standard Drawing No. 200.
ENG 13. Remove existing street improvements as necessary to construct two 24 feet
wide driveway approaches in accordance with City of Palm Springs Standard
Drawing No. 205. The centerline of the driveway approaches shall be located
approximately 18 feet north of the south property line and 18 feet south of the
north property line.
ENG 14. Construct a Type A curb ramp meeting current California State Accessibility
standards at each side of the two proposed driveway approaches on
Wawona Road 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 each of 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. Dedicate additional
pedestrian and sidewalk easements as necessary.
ENG 15. Construct a 5 feet wide sidewalk behind the curb along the entire frontage, in
accordance with City of Palm Springs Standard Drawing No. 210.
ENG 16. All broken or off grade street improvements shall be repaired or replaced.
ON-SITE
ENG 17. The minimum pavement section for all on-site drive aisles and parking
spaces shall be 2'/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.
Resolution No. 23252
Page 18
ENG 18. 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 19. All sanitary facilities shall be connected to the public sewer system. The
existing sewer services to the property may be used for new sanitary
facilities. New laterals shall not be connected at manholes. The on-site sewer
system shall connect to the existing sewer main with a standard sewer lateral
connection in accordance with City of Palm Springs Standard Drawing No.
405.
ENG 20. All on-site sewer systems shall be privately maintained.
GRADING
ENG 21. Submit a Precise Grading and Paving Plan prepared by a California
registered Civil engineer to the Engineering Division for review and approval.
The Precise Grading 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 Precise Grading and Paving plan.
Resolution No. 23252
Page 19
b. The first submittal of the Precise Grading and Paving Plan shall include
the following information: a copy of final approved conformed copy of
Conditions of Approval; a copy of a final approved conformed copy of the
Site Plan; a copy of current Title Report; a copy of Soils Report; a copy of
the associated Hydrology Study/Report; and a copy of the project-specific
Final Water Quality Management Plan.
ENG 22. Prior to issuance of a Grading Permit, the applicant shall obtain written
approval to proceed with construction from the Agua Caliente Band of
Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist.
The applicant shall contact the Tribal Historic Preservation Officer or the
Tribal Archaeologist at (760) 699-6800, to determine their requirements, if
any, associated with grading or other construction. The applicant is advised
to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as
early as possible. If required, it is the responsibility of the applicant to
coordinate scheduling of Tribal monitors during grading or other construction,
and to arrange payment of any required fees associated with Tribal
monitoring.
ENG 23. 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. Perimeter fencing shall be
installed after issuance of Grading Permit, and immediately prior to
commencement of grading operations.
ENG 24. 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 25. 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 26. Coordinate with Desert Water Agency at (760) 323-4971 Ext. 146 to
determine relocation requirements for the existing Whitewater Mutual Water
Company water lines and other facilities to determine relocation requirements
for the existing water lines and other facilities located within the property. The
applicant shall be required to make appropriate arrangements to relocate the
existing facilities that are affected by the development. A letter of approval
from Desert Water Agency for relocated water lines and other facilities shown
on the Precise Grading and Paving Plan, shall be submitted to the
Engineering Division prior to approval of the Precise Grading and Paving
Plan.
Resolution No. 23252
Page 20
ENG 27. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
ENG 28. 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 29. Project must comply with the General Permit for Stormwater Discharges
Associated with Construction Activity and shall prepare and implement a
stormwater pollution prevention plan (SWPPP). As of September 4, 2012, all
SWPPPs shall include a post-construction management plan (including Best
Management Practices) in accordance with the current Construction General
Permit. The project applicant shall cause the approved final project-specific
Water Quality Management Plan to be incorporated by reference or attached
to the project's SWPPP as the Post-Construction Management Plan. A copy
of the up-to-date SWPPP shall be kept at the project site and be available for
review upon request.
ENG 30. In accordance with City of Palm Springs Municipal Code, Section 8.50.022
(h), the applicant shall post with the City a cash bond of two thousand dollars
($2,000.00) per disturbed acre at the time of issuance of grading permit for
mitigation measures for erosion/blowsand relating to this property and
development.
ENG 31. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the
grading plan for the proposed development. A copy of the Geotechnical/Soils
Report shall be submitted to the Engineering Division with the first submittal
of a grading plan.
ENG 32. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the approved
grading plan shall be certified by a California registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
Geotechnical/Soils Report prepared for the project. Documentation of all
compaction and other soils testing are to be provided. No certificate of
occupancy will be issued until the required certification is provided to the City
Engineer.
Resolution No. 23252
Page 21
ENG 33. The applicant shall provide pad elevation certifications for all building pads in
conformance with the approved grading plan, to the Engineering Division
prior to construction of any building foundation.
ENG 34. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the
export of soil will be required to present a clearance document from a
Department of Food and Agriculture representative in the form of an
approved "Notification of Intent To Move Soil From or Within Quarantined
Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1)
prior to approval of the Grading Plan. The California Department of Food and
Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert
(Phone: 760-776-8208).
WATER QUALITY MANAGEMENT PLAN
ENG 35. This project will 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 runoff and non-stormwater runoff, will 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 runoff 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.
ENG 36. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading
or building permit. The WQMP shall address the implementation of
operational Best Management Practices (BMP's) necessary to accommodate
nuisance water and storm water runoff from the site. Direct release of
nuisance water to the adjacent property or public streets is prohibited.
Construction of operational BMP's shall be incorporated into the Precise
Grading and Paving Plan.
ENG 37. Prior to issuance of any grading or building permits, the property owner shall
record a "Covenant and Agreement" with the County-Clerk Recorder or other
instrument on a standardized form to inform future property owners of the
requirement to implement the approved Final Project-Specific WQMP. Other
Resolution No. 23252
Page 22
alternative instruments for requiring implementation of the approved Final
Project-Specific WQMP include: requiring the implementation of the Final
Project-Specific WQMP in Property Owner Association Covenants,
Conditions, and Restrictions (CC&R's); formation of Landscape, Lighting and
Maintenance Districts, Assessment Districts or Community Service Areas
responsible for implementing the Final Project-Specific WQMP; or equivalent.
Alternative instruments must be approved by the City Engineer prior to the
issuance of any grading or building permits. The Final Project-Specific Water
Quality Management Plan Covenant and Agreement shall reserve the right of
the City to inspect and ensure that the underground detention systems are
operable, and in the event of their failure, shall provide the City the right to
advise the owner(s) of the development and require its repair or replacement
within 30 days notice, to the satisfaction of the City Engineer.
ENG 38. Prior to issuance of certificate of occupancy or final City approvals, the
applicant shall: (a) demonstrate that all structural BMP's have been
constructed and installed in conformance with approved plans and
specifications; (b) demonstrate that applicant is prepared to implement all
non-structural BMP's included in the approved Final Project-Specific WQMP,
conditions of approval, or grading/building permit conditions; and (c)
demonstrate that an adequate number of copies of the approved Final
Project-Specific WQMP are available for the future owners (where
applicable).
DRAINAGE
ENG 39. 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, as
described in the Preliminary Hydrology & Hydraulics Calculations for the Palm
Springs Hotel located at 1551 N. Palm Canyon, prepared by MDS Consulting,
Inc. and dated July, 2012. Final sizing of all on-site storm drainage
improvements shall be determined in the final hydrology study and approved
by the City Engineer. Provisions for on-site retention of increased stormwater
runoff shall be required.
ENG 40. Direct release of on-site nuisance water or stormwater runoff shall not be
permitted to N. Palm Canyon Drive or Wawona Road. Provisions for the
interception of nuisance water from entering adjacent public streets from the
project site shall be provided through the use of a minor storm drain system
that collects and conveys nuisance water to landscape or parkway areas, and
in only a stormwater runoff condition, pass runoff directly to the streets
through parkway or under sidewalk drains.
Resolution No. 23252
Page 23
ENG 41. Submit storm drain improvement plans for all on-site storm drainage facilities
for review and approval by the City Engineer.
ENG 42. Construct all necessary on-site storm drain improvements, including but not
limited to catch basins and storm drain lines, for drainage of site into the on-
site underground retention systems, as described in a final Hydrology Study
for the Active Hotel with Retail Stores of Palm Springs (Eng. File No. E-3915),
reviewed and approved by the City Engineer.
ENG 43. All on-site storm drain systems shall be privately maintained.
ENG 44. The underground stormwater detention systems shall be sized to have
sufficient capacity equal to the volume of increased stormwater runoff due to
development of the site, as identified in a final hydrology study approved by
the City Engineer. A decrease to the required detention volume may be
allowed for percolation of the stormwater runoff into the underlying gravel and
soil, not to exceed 2 inches per hour. Maintenance of the underground
stormwater detention systems are the sole responsibility of the development
owner(s); maintenance and/or replacement of the systems may require
removal of existing drive aisle improvements, parking spaces, or pool area
improvements at the southern end of the site, at the sole expense of the
development owner(s). The Final Project-Specific Water Quality Management
Plan Covenant and Agreement shall reserve the right of the City to inspect
and ensure that the underground detention systems are operable, and in the
event of its failure, shall provide the City the right to advise the owner(s) of
the development and require its repair or replacement within 30 days notice,
to the satisfaction of the City Engineer.
ENG 45. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212.00 per acre in accordance
with Resolution No. 15189, Fees shall be paid prior to issuance of a building
permit.
GENERAL
ENG 46. 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
Resolution No. 23252
Page 24
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 47. All proposed utility lines shall be installed underground.
ENG 48, In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal
Code, all existing and proposed electrical lines of thirty-five thousand volts or
less and overhead service drop conductors, and all gas, telephone, television
cable service, and similar service wires or lines, which are on-site, abutting,
and/or transecting, shall be installed underground unless specific restrictions
are shown in General Orders 95 and 128 of the California Public Utilities
Commission, and service requirements published by the utilities. The existing
overhead utilities adjacent to the east property line of that parcel identified by
Assessor's Parcel No. 505-165-003 and running northerly from the most
southerly property line of the site, approximately 160 feet, meet the
requirement to be installed underground. Utility undergrounding shall extend
to the nearest off-site power pole; no new power poles shall be installed
unless otherwise approved by the City Engineer. A letter from the owners of
the affected utilities shall be submitted to the Engineering Division prior to
approval of a grading plan, informing the City that they have been notified of
the City's utility undergrounding requirement and their intent to commence
design of utility undergrounding plans. When available, the utility
undergrounding plan shall be submitted to the Engineering Division
identifying all above ground facilities in the area of the project to be
undergrounded. Undergrounding of existing overhead utility lines shall be
completed prior to issuance of a certificate of occupancy.
ENG 49. All existing utilities shall be shown on the improvement plans required for the
project. The existing and proposed service laterals shall be shown from the
main line to the property line.
ENG 50. Upon approval of any improvement plan by the City Engineer, the
improvement plan shall be provided to the City in digital format, consisting of
a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing
exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of
the type and format of the digital data to be submitted to the City may be
authorized, upon prior approval of the City Engineer.
ENG 51. 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" approval by City. Any modifications or changes to approved
Resolution No. 23252
Page 25
improvement plans shall be submitted to the City Engineer for approval prior
to construction.
ENG 52. Nothing shall be constructed or planted in the corner cut-off area of any
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 53. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No. 904.
ENG 54. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
MAP
ENG 55. The existing parcels currently identified by Assessor's Parcel No. (APN) 505-
165-002, APN 505-165-003, APN 505-165-007, APN 505-165-009, APN 505-
165-011, and APN 505-165-012, shall be merged. An application for a parcel
merger shall be submitted to the Engineering Division for review and
approval. A copy of a current title report and copies of record documents shall
be submitted with the application for the parcel merger. The application shall
be submitted to and approved by the City Engineer prior to issuance of
building permit.
ENG 56. Easements for the existing overhead utility lines extending across the site
shall be quit-claimed by the owners thereof as necessary to facilitate
development of the subject property. Issuance of a building permit shall be
withheld until all easements extending across the property are quit-claimed,
and copies of the recorded documents are provided to the City Engineer.
TRAFFIC
ENG 57. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development.
ENG 58. 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.
Resolution No. 23252
Page 26
ENG 59. Construction signing, lighting and barricading shall be provided during all
phases of construction as required by City Standards or as directed by the
City Engineer. As a minimum, all construction signing, lighting and
barricading shall be in accordance with Part 6 "Temporary Traffic Control' of
the California Manual on Uniform Traffic Control Devices for Streets and
Highways, dated January 13, 2012, or subsequent editions in force at the
time of construction.
ENG 60. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
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 review of the preliminary
PDD site plan. Additional requirements may be required at that time
based on revisions to site plans as submitted for the Final PDD.
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
Resolution No. 23252
Page 27
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
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, an 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
Resolution No. 23252
Page 28
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 503): Access for firefighting equipment shall
be provided to the immediate job site at the start of construction and
maintained until all construction is complete. Fire apparatus access roads
shall have an unobstructed width of not less than 20 feet and an
unobstructed vertical clearance of not less than 13'6". Fire Department
access roads shall have an all weather driving surface and support a
minimum weight of 73,000 lbs.
FID 7 Fencing Requirements (8.04.260 PSMC): Construction site fencing with 20 foot
wide access gates is required for all combustible construction over 5,000
square feet. Fencing shall remain intact until buildings are stuccoed or
covered and secured with lockable doors and windows.
FID 8 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
114 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.
Resolution No. 23252
Page 29
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 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 R-3
occupancies and 6" - 12" for all other occupancies depending on distance
from street with a minimum stroke width of 0.5 inch. Where access is by
means of a private road and the building cannot be viewed from the public
way, a monument, pole or other sign or means shall be used to identify
the structure.
FID 11 Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire
hydrants shall be provided in accordance with CFC Appendix B, Fire Flow
Requirements for Buildings, for the protection of buildings, or portions of
buildings, hereafter constructed. The required fire hydrant flow for this
project is 1,500 gallons per minute (CFC Appendix B) and one available
fire hydrant must be within 250 feet from any point on your lot street
frontage. (CFC Appendix C)
FID 12 NFPA 13 Fire Sprinkler System is Required: An automatic fire sprinkler
system is required for intended occupancy use. Only a C-16 licensed fire
sprinkler contractor shall perform system design and installation. System
to be designed and installed in accordance with NFPA 13, 2010 Edition
and using Cp of 0.74 and I/r Ratio of 200. No portion of the fire sprinkler
system shall be installed prior to plan approval. Prior to final approval of
the installation, contractor shall submit a completed Contractors Material
and Test Certificate for Aboveground Piping to the Fire Department.
(NFPA 13: Figure 24.1)
FID 13 Trash Dumpster (CFC 304.3.3) Dumpsters and containers with an
individual capacity of 1.5 cubic yards [40.5 cubic feet (1.15 m3)] or more
shall not be stored in buildings or placed within 5 feet (1524 mm) of
combustible walls, openings or combustible roof eave lines.
Exceptions:
1. Dumpsters or containers in areas protected by an approved
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automatic sprinkler system installed throughout in accordance with
Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Storage in a structure shall not be prohibited where the structure
is of Type I or IIA construction, located not less than 10 feet (3048
mm) from other buildings and used exclusively for dumpster or
container storage.
FID 14 Identification (CFC 510.1): Fire protection equipment shall be identified
in an approved manner. Rooms containing controls for air-conditioning
systems, sprinkler risers and valves, or other fire detection, suppression or
control elements shall be identified for the use of the fire department.
Approved signs required to identify fire protection equipment and
equipment location, shall be constructed of durable materials,
permanently installed and readily visible.
FID 15 Balconies and Decks (903.3.1.2.1). Sprinkler protection shall be
provided for exterior balconies, decks and ground floor patios of dwelling
units where the building is of Type V construction. Sidewall sprinklers that
are used to protect such areas shall be permitted to be located such that
their deflectors are within 1 inch (25 mm) to 6 inches (152 mm) below the
structural members and a maximum distance of 14 inches (356 mm)
below the deck of the exterior balconies and decks that are constructed of
open wood joist construction.
FID 16 Fire Sprinkler Supervision and Alarms System (CFC 903.4/4.1): All
valves controlling the water supply for automatic sprinkler systems,
pumps, tanks, water levels and temperatures, critical air pressures and
water-flow switches on all fire sprinkler systems shall be electrically
supervised by a listed Fire Alarm Control Unit (FACU). The listed FACU
alarm, supervisory and trouble signals shall be distinctly different and shall
be monitored at a UL listed central station service. The fire sprinkler
supervision and alarms system shall comply with the requirements of
NFPA 72, 2010 Edition. All control valves shall be locked in the open
position.
FID 17 Audible Water Flow Alarms (CFC 903.4.2 & Appendix K: 4.3): An
approved audible sprinkler flow alarm (Wheelock horn/strobe with WBB
back box or equal) shall be provided on the exterior of the building in an
approved location. The horn/strobe shall be outdoor rated. A second
horn/strobe shall be installed in the interior of the building in a normally
occupied location. In multiple suite buildings, additional interior
horn/strobes shall be installed in all suites with 50 or more occupant load.
Power shall be provided from a fire alarm control unit.
Where a building fire alarm system is installed, actuation of the automatic
sprinkler system shall actuate the building fire alarm system.
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FID 18 Fire Hydrant & FDC Location (CFC 912.2): A public commercial fire
hydrant is required within 30 feet of the Fire Department Connection
(FDC). Fire Hose must be protected from vehicular traffic and shall not
cross roadways, streets, railroad tracks or driveways or areas subject to
flooding or hazardous material or liquid releases.
FID 19 Fire Department Connections (CFC 912.2.1 & 912.3): Fire Department
connections shall be visible and accessible, have two 2.5 inch NST
female inlets, and have an approved check valve located as close to the
FDC as possible. All FDC's shall have KNOX locking protective caps.
Contact the fire prevention secretary at 760-323-8186 for a KNOX
application form.
FID 20 Fire Extinguisher Requirements (CFC 906): Provide one 2-A:10-B:C
portable fire extinguisher for every 75 feet of floor or grade travel distance
for normal hazards. Show proposed extinguisher locations on the plans.
Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet
above floor level. Preferred location is in the path of exit travel or near an
exit door.
FID 21 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 22 Storage Beneath Overhead Projections From Buildings (CFC
315.3.1): Where buildings are protected by automatic sprinklers, the
outdoor storage, display and handling of combustible materials under
eaves, canopies or other projections or overhangs is prohibited except
where automatic sprinklers are installed under such eaves, canopies or
other projections or overhangs.
FID 23 HVAC Duct Smoke Detection/Shut Down with a Fire Sprinkler
Supervision & Alarm System or Fire Alarm System (CFC 907.4.1,
CMC 609.0 & NFPA 72): All HVAC systems supplying greater than 2,000
CFM shall require a duct detector and HVAC shut down when smoke is
detected. HVAC shut down shall be on an individual basis, not global.
These systems shall supervise the Duct Detectors and activate the
notification appliances. An accessory module shall be installed for each
unit, including alarm LED, pilot LED and key-operated test/reset switch.
FID 24 Elevator Stretcher Requirement (CBC 3002.4): Elevator shall be
designed to accommodate medical emergency service in buildings four or
more stories above grade plane or four or more stories below grade
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plane, at least one elevator shall be provided for fire department
emergency access to all floors. The elevator(s) so designed shall
accommodate the loading and transport of an ambulance gurney or
stretcher 24 inches by 84 inches in the horizontal position.
FID 25 Posting of Occupant Load (CFC 1004.3): Every room or space that is
an assembly occupancy shall have the occupant load of the room or
space posted in a conspicuous place, near the main exit or exit access
doorway from the room or space. Posted signs shall be of an approved
legible permanent design and shall be maintained by the owner or
authorized agent.
FID 26 Key Box Required to be Installed (CFC 506.1): Where access to or
within a structure or an area is restricted because of secured openings or
where immediate access is necessary for life-saving or fire-fighting
purposes, the fire code official is authorized to require a key box to be
installed in an approved location. The key box shall be flush mount type
and shall contain keys to gain necessary access as required by the fire
code official.
Secured emergency access gates serving apartment, town home or
condominium complex courtyards must provide a key box in addition to
association or facility locks. The nominal height of Knox lock box
installations shall be 5 feet above grade. Location and installation of Knox
key boxes must be approved by the fire code official.
FID 27 Key Box Contents (CFC 506.1): The Knox key box shall contain keys to
all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment
rooms, mechanical rooms, elevator rooms, elevator controls, plus a card
containing the emergency contact people and phone numbers for the
building/complex.
END OF CONDITIONS