HomeMy WebLinkAbout1803 ORDINANCE NO. 1803
AN ORDINANCE OF THE CITY PALM SPRINGS, CALIFORNIA,
APPROVING PLANNED DEVELOPMENT DISTRICT (PDD 357) IN
LIEU OF A CHANGE OF ZONE FOR THE PARCEL LOCATED AT
1000 NORTH PALM CANYON DRIVE
City Attorney's Summary
This ordinance approves a Planned Development District (PDD
357) and a zone map change which changes the zoning
designation from C-1 R-3 to PDD 357 for an approximately 1.43
acre parcel at 1000 North Palm Canyon Drive.
WHEREAS, On January 25, 2010, Tappan Enterprises, LLC (the Applicant) filed
an application pursuant to Zoning Section 93.07.00 (Zone Map Change / Change of
Zone) and Section 94.03.00 (Planned Development District) for a Planned Development
District in lieu of a Change of Zone for an approximately 1.43 acre parcel at 1000 North
Palm Canyon Drive, identified as APNs 505-265-004, -005, -006, -013,- 014, -015; and
WHEREAS, the applicant has also filed an application with the City pursuant to
Section 66474 of the State of California Governmental Code State of California
Governmental Code Sections 65350 — 65362, for a General Plan Amendment
requesting to change the land use designation for the same 1.43 acre parcel from NCC
(Neighborhood Community Commercial) to HDR (High Density Residential) and to
amend General Plan text related to assisted living facilities and residential uses; and
WHEREAS, a notice of public hearing for Case 5.1237 GPA PDD 357 was given
in accordance with applicable law; and
WHEREAS, on November 22, 2011, a public meeting on Case 5.1237 GPA PDD
357 was held by the Planning Commission in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms
of the California Environmental Quality Act ("CEQA") An Initial Study was conducted
and the project was found to cause potentially significant impacts to the environment.
Mitigation measures have been proposed reducing any potentially significant impacts to
less than significant. The applicant has agreed in writing to all proposed mitigation
measures. A Notice of Intent to Adopt a Mitigated Negative Declaration was prepared
and circulated for public comment for a period of 20 days. No new information was
discovered that would require further analysis under CEQA; and
WHEREAS, at said hearing 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 4-0-1-1 (Motion Klatchko, second Conrad. Munger abstained, Hudson
Absent) to approve the preliminary PDD in lieu of Change of Zone and to recommend
Ordinance No. 1803
Page 2
its approval by Ordinance of the City Council and approval of the General Plan
Amendment by Resolution, subject to Conditions of Approval.
WHEREAS, notice of public hearing of the City Council of the City of Palm
Springs to consider Case 5.1237 GPA PDD 357, was given in accordance with
applicable law; and
WHEREAS, on January 4, 2012, a public hearing on the application for the
project was held by the City Council in accordance with applicable law; and
WHEREAS, a Planned Development District in lieu of a Change of Zone is
adopted by ordinance and includes two readings and a thirty-day period before it is
effective; and
WHEREAS, an ordinance was prepared for two readings before Council for the
approval of Case 5.1237 GPA PDD 357, and
WHEREAS, at said public hearing the City Council considered Case 5.1237 GPA
PDD 357, including the staff report, the associated MND, and all written and public
testimony.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
ORDAIN AS FOLLOWS:
SECTION 1. Pursuant to CEQA, the City Council hereby adopts the Mitigated
Negative Declaration as an adequate analysis of the potential environmental impacts of
the proposed Change of Zone and Tentative Parcel map. The City Council further finds
that with adoption of the proposed mitigation measures, all potentially significant
impacts will be reduced to less than significant impacts.
SECTION 2. Pursuant to Zoning Code Section 94.07.00 (Change of Zone) —"the
council in reviewing a proposed change of zone shall consider whether the following
conditions exist in reference to the proposed zoning of the subject property".
1. The proposed change of zone is in conformity with the general plan map
and report. Any amendment of the general plan necessitated by the proposed change of
zone should be made according to the procedure set forth in the State Planning Law
either prior to the zone change, or notice may be given and hearings held on such
general plan amendment concurrently with notice and hearings on the proposed change
of zone.
The proposed change of zone is in conformity with the General Plan as follows:
General Plan Findings:
The proposed PDD is consistent with the goals and policies of the City of Palm
Springs 2007 General Plan as follows:
Ordinance No. 1803
Page 3
Goal HS1: Facilitate a broad range of housing types, prices, and
opportunities to address current and future housing needs in the
community.
The project proposes an assisted living facility that will provide housing for
seniors and people with special needs in an area of the City that presently has limited
housing resources of this type. The facility provides numerous in-house amenities and
activity programs structured for its residents.
Policy HS1.5: Direct higher density residential uses near major activity
centers and along corridors consistent with adopted architectural and
design guidelines.
The project proposes assisted living residential uses in the Uptown
neighborhood, a high-density mixed use neighborhood with numerous retail and
commercial opportunities within a walkable distance of the proposed project site.
Policy HS3.1: Support the development of accessible and affordable
senior rental housing readily accessible to support services, provide
assistance for seniors to maintain and improve their homes.
The project proposes high-quality residential units for seniors needing the
services of an assisted living facility, and who may not otherwise be able to live alone in
their own homes.
Policy HS3.3: Increase the supply of affordable and accessible housing
suited to the independent and semi-independent living needs of people
with disabilities; provide assistance to people with disability to maintain
and improve their homes.
The project proposes a 114-bed assisted living facility with a full complement of
in-house activities and programming for its residents. The facility is fully accessible for
people with disabilities and a special suite of rooms is devoted to individuals needing
assistance with "memory impairment" challenges.
Based on the above analysis, with the approval of the GPA, the proposed project
would be deemed consistent with the General Plan.
2. The subject property is suitable for the uses permitted in the proposed
zone, in terms of access, size of parcel, relationship to similar or related uses, and other
considerations deemed relevant by the commission and council.
The proposed property is a roughly 1.43 acre parcel with frontages on North
Palm Canyon Drive and North Indian Canyon Drive, both of which are major
thoroughfares on the City's General Plan Circulation Map. The site is adjacent to other
residentially zoned parcels (R-3) and is compatible with the existing surrounding
Ordinance No. 1803
Page 4
development in the Uptown District with is a dynamic mix of residential and commercial
/ retail uses in a walkable environment. The project proposes deviations in the
development standards of the underlying zones and Section 93.04.00 (high-rise
buildings) of the City's Zoning Code that are reasonable and appropriate for the
proposed use and within the context of the existing neighborhood. The site proposes
106 off street parking spaces and vehicular access to and from both North Palm
Canyon Drive and North Indian Canyon Drive. Setbacks and usable open space are
provided that are ample and appropriate for the proposed uses of an assisted living
facility and related commercial uses.
As a PDD in lieu of change of zone, this PDD proposes a specific list of permitted
uses as follows.
A. Uses Permitted.
Buildings, structures and land shall be used and buildings and structures
shall hereafter be erected, altered or enlarged only for the following uses.
All uses shall be subject to the standards in PSZO Section 92.04.03
except as modified by the subject PDD.
1. Assisted living facility, including ancillary support activities such as
meal service, health and fitness, spa, and medical care.
2. Retail activities, accessory and appurtenant to the main use.
B. Similar Uses Permitted by Commission Determination.
The commission may, by resolution of record, permit any other uses which
it may determine to be similar to those listed above, and not more
obnoxious or detrimental to the public health, safety and welfare or to
other uses permitted in the zone, as provided in Section 94.01.00. All uses
shall be subject to the standards in Section 92.04.03.
3. The proposed change of zone is necessary and proper at this time, and is
not likely to be detrimental to the adjacent property or residents.
The proposed project will contribute to the vibrancy and revitalization of the
Uptown District by establishing residential and commercial uses in an area that already
has a mix of such uses. The proposed project will develop a currently vacant site with a
mixed use facility adding residents and amenities to this area of the City. The residents
of the proposed project will benefit from the adjacency to good medical services
available at nearby medical offices and the Desert Regional Medical Center. Existing
nearby residents and visitors can benefit from the proposed commercial / retail
amenities that are proposed within this project.
SECTION 3. Pursuant to California Law, an ordinance was prepared for two
readings before Council for the approval of Case 5.1237 GPA PDD 357 and a thirty-day
waiting period before it is effective allowing the approval of Case 5.1237 GPA PDD 357.
Ordinance No. 1803
Page 5
SECTION 4. The City Council approves the zone map change which changes
the zoning designation from C-1 R-3 to PDD 357 for a roughly 1.43 acre parcel at 1000
North Palm Canyon Drive in conjunction with Case 5.1237 GPA PDD 357 subject to the
Conditions of Approval, attached as Exhibit A to this Ordinance.
SECTION 5. This Ordinance shall be in full force and effect thirty (30) days after
adoption.
SECTION 6. Publication.
The City Clerk is hereby ordered to and directed to certify to the passage of this
Ordinance, and to cause the same or summary thereof or a display advertisement, duly
prepared according to law, to be published in accordance with law.
PASSED, APPROVED AND ADOPTED BY THE PALM SPRINGS CITY
COUNCIL THIS 18T" DAY OF JANUARY 2012.
ATTEST: STEPHEN P. POUGNET, MAYOR
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, California, do
hereby certify that Ordinance No. 1803 is a full, true, and correct copy, and was
introduced at a regular meeting of the Palm Springs City Council on January 4, 2012,
and adopted at a regular meeting of the City Council held on January 18, 2012, by the
following vote:
AYES: Councilmember Mills, Mayor Pro Tem Foat, and Mayor Pougnet.
NOES: None.
ABSENT: Councilmember Hutcheson and Councilmember Lewin.
ABSTAIN: None.
MES THOMPSON, CITY CLERK
City of Palm Springs, California 0-3/6&/Zo lL
ORDINANCE NO. 1803
EXHIBIT A
Case 5.1237 GPA, PDD 357
Assisted Living Facility at
1000 North Palm Canyon Drive
(Revised pursuant to January 4, 2012, City Council actions)
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case
5.1237 PDD 357 GPA; except as modified with the approved Mitigation
Monitoring Program and the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped (September 28, 2011),
including site plans, architectural elevations, exterior materials and colors,
landscaping, and grading on fife 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
Page 1 of 23
officers concerning Case 5.1237 PDD 357 GPA. The City of Palm Springs
will promptly notify the applicant of any such claim, action, or proceeding
against the City of Palm Springs and the applicant will either undertake
defense of the matter and pay the City's associated legal costs or will
advance funds to pay for defense of the matter by the City Attorney. If the
City of Palm Springs fails to promptly notify the applicant of any such claim,
action or proceeding or fails to cooperate fully in the defense, the applicant
shall not, thereafter, be responsible to defend, indemnify, or hold harmless
the City of Palm Springs. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but
should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgment or
failure to appeal, shall not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Time Limit on Approval. Approval of the (Planned Development District
(PDD) Tentative Tract Map (TTM) and Major Architectural Applications (MAJ)
shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 9. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37
of the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
to the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial projects or 1/4% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Page 2 of 23
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
ADM 10. Park Development Fees. The developer shall dedicate land or pay a fee
in lieu of a dedication, at the option of the City. The in-lieu fee shall be
computed pursuant to Ordinance No. 1632, Section IV, by multiplying the
area of park to be dedicated by the fair market value of the land being
developed plus the cost to acquire and improve the property plus the fair
share contribution, less any credit given by the City, as may be reasonably
determined by the City based upon the formula contained in Ordinance No.
1632. In accordance with the Ordinance, the following areas or features shall
not be eligible for private park credit: golf courses, yards, court areas,
setbacks, development edges, slopes in hillside areas (unless the area
includes a public trail) landscaped development entries, meandering
streams, land held as open space for wildlife habitat, flood retention facilities
and circulation improvements such as bicycle, hiking and equestrian trails
(unless such systems are directly linked to the City's community-wide system
and shown on the City's master plan).
ADM 11. Community Services District. 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 annexation of the
subject project into such assessment district and shall waive any right to
protest, provided that the amount of such assessment shall be established
through appropriate study and shall not exceed $500 annually with a
consumer price index escalator. The district shall be formed prior to sale of
any lots or a covenant agreement shall be recorded against each parcel,
permitting incorporation of the parcel in the district.
ADM 12. 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. The site is a
previously improved and developed site and is therefore exempt from
payment of the CVMSHCP LDMF.
ENV 2. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711.4 of the California Fish and
Page 3 of 23
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 3. Mitigation Monitoring. The mitigation measures of the environmental
assessment shall apply. The applicant shall submit a signed agreement that
the mitigation measures outlined as part of the negative declaration or EIR
will be included in the plans prior to Planning Commission consideration of
the environmental assessment. Mitigation measures are defined in the
approved project description.
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.
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.
Page 4 of 23
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are
proposed to be mounted on buildings, down-lights shall be utilized. No
lighting of hillsides is permitted. Lights shall be adequately shielded to
prevent glare onto adjacent streets, sidewalks and parcels.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
State Water Efficient Landscape Ordinance and the Palm Springs Water
Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code. 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 Desert
Water Agency that they are in conformance with the State Water Efficient
Landscape Ordinance. Refer to Chapter 8.60 of the Municipal Code for
specific requirements.
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 be
comprised of 100% complete construction working drawings and 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 (Developer may submit an interim 50% complete construction
document set for staff review; final Planning Commission set shall be 100%).
Mechanical, elevator and other penthouses and extensions above the roof
shall not exceed the height shown on the Preliminary Planned Development
District Drawings. 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. 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).
Page 5 of 23
PLN 5. 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 6. Flat Roof Requirements. Roof materials on flat roofs must conform to
California Title 24 thermal standards for "Cool Roofs". Such roofs must have
a minimum initial thermal emittance of 0.75 and minimum initial solar
reflectance of 0.70. Only matte (non-specular) roofing is allowed in colors
such as beige or tan.
PLN 7. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 8. 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 9. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 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.
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. Final Landscape Plans Final landscape plans shall be fully developed and
submitted at the time of the Final Planned Development District application
PLN 16. Bistro / Food Service Use. The tenant space shown on the first floor as a
"Bistro" shall be required to be limited to a food and / or beverage use only.
Page 6 of 23
PLN 17. Affordable Housing. Prior to final PDD submittal, the City encourages the
developer to explore affordable housing alternatives at the subject site.
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(s) 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.
N. PALM CANYON DRIVE
ENG 3. Dedicate additional right-of-way as needed to provide the ultimate half street
right-of-way width of 50 feet along the entire frontage.
Page 7 of 23
ENG 4. Remove the existing driveway approaches as necessary and construct new
street improvements (curb, gutter and sidewalk) to match existing, in accordance
with applicable City standards.
ENG 5. Remove existing street improvements as necessary to construct driveway
approaches in accordance with City of Palm Springs Standard Drawing No. 201.
The driveway approaches shall be appropriately signed to indicate allowable
vehicular movements.
ENG 6. Remove the existing sidewalk and r notF„nt an 8 feet wade sidewalk behind the
existing .h along the nti. f...nta in aGGE)FdaRGe with Git.. of Palm SPFOAJS
. Remove the existing sidewalk and construct an 8
feet wide sidewalk behind the existing curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210. The proposed
sidewalk shall be decorative pavement matching the on-site decorative
pavement and shall be shown on the revised landscape plans.
ENG 7. The existing Washingtonia filifera (California fan palm) palm tree (located
approximately 40 feet north of the southerly property line) shall be protected in
place. The two existing Washingtonia robusta (Mexican fan palm) palm trees
shall be removed. New mature Washingtonia filifera (California fan palm) palm
trees at 50 feet spacing along the frontage shall be installed (exact number to be
determined by the City Engineer based upon final site layout). The minimum
trunk diameter and tree height shall be consistent with palm trees along Palm
Canyon Drive; palm trees selected by the applicant shall be pre-approved by the
City Engineer prior to planting. The existing irrigation and lighting system shall
be modified as necessary to provide irrigation to and lighting of all palm trees, as
required by the City Engineer.
ENG 8. New palm trees shall be subject to a one-year plant establishment period. The
applicant shall ensure that adequate irrigation of new palm trees is provided
during the plant establishment period, until such time as the existing irrigation
system is sufficient to irrigate the palm trees.
ENG 9. All neW ....RGFete ....:'.Str::GtiOR (driveway appreaG-hes and sidewalk) hall be
nn t t .t with The admbd , shall heSprings Tan,
cviivcracc e.a v:ini ce ere ert and cement eencrete.
DeseFt Sand, eF equal GOIE)r approved by the r•t., EP@0 All new
concrete construction (driveway approaches and sidewalks) shall be constructed
with decorative pavement matching on the on-site decorative pavement and shall
be shown on the revised landscape plans. colored Portland cement concrete.
The admixture shall be Palm Springs Tan, Desert Sand, or equal color approved
by the City Engineer.
ENG 10. All broken or off grade street improvements shall be repaired or replaced.
N. INDIAN CANYON DRIVE
Page 8 of 23
ENG 11. Dedicate additional right-of-way as needed to provide the ultimate half street
right-of-way width of 50 feet along the entire frontage.
ENG 12. Remove existing street improvements and construct ultimate half-street
improvements required for a 100 feet wide, 4-lane divided major arterial, in
accordance with City standards. Deferred
ENG 13. Remove the existing driveway approaches as necessary and construct new
street improvements (curb, gutter and sidewalk) to match existing, in accordance
with applicable City standards.
ENG 14. Remove existing street improvements as necessary to construct driveway
approaches in accordance with City of Palm Springs Standard Drawing No. 201.
The driveway approaches shall be appropriately signed to indicate allowable
vehicular movements.
ENG 15. Remove the existing sidewalk and eenStMet an 8 feet wide sidewalk behiRd the
fisting o Urh along the entire frontage i aGGerrlonee With Git., of Palm Sprin
Standard DraWiRg Ne 210 Remove the existing sidewalk and construct an 8
feet wide sidewalk behind the existing curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210. The
proposed sidewalk shall be decorative pavement matching the on-site decorative
pavement and shall be shown on the revised landscape plans.
ENG 16. Can.stmrt a raised, landscaped merle 'ola Rd as speGified by the Gity EngineeF
s the entire frentage in aGGerdanGe with the (timnlotion Clement of the City
of Palm Springs 2007 General Plan Deferred Construct a raised, landscaped
median island as specified by the City Engineer across the entire frontage in
accordance with the Circulation Element of the City of Palm Springs 2007
General Plan. The only median opening shall be across from the parking garage
egress driveway only. Deferred
ENG 17. The two existing Washingtonia robusta (Mexican fan palm) palm trees shall be
removed. New mature Washingtonia filifera (California fan palm) palm trees at
50 feet spacing along the frontage shall be installed (exact number to be
determined by the City Engineer based upon final site layout). The minimum
trunk diameter and tree height shall be consistent with palm trees along Palm
Canyon Drive; palm trees selected by the applicant shall be pre-approved by the
City Engineer prior to planting. The applicant shall design and install an irrigation
system for palm trees planted along Indian Canyon Drive, and shall be
responsible for their maintenance as part of the parkway landscaping along the
frontage of the property.
ENG 18. All broken or off grade street improvements shall be repaired or replaced.
Page 9 of 23
ON-SITE
ENG 19. The minimum pavement section 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.
ENG 20. The one-way 18 feet wide drive aisle adjacent to the north property line of the
development shall be appropriately signed and striped to indicate that this
travelway is for the use of one-way eastbound vehicles only.
SANITARY SEWER
ENG 21. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
GRADING
ENG 22. Submit a Precise Grading and Paving Plan prepared by a California registered
Civil engineer to the Engineering Division for review and approval. The Precise
Grading and Paving Plan shall be approved by the City Engineer prior to
issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review and
approval. The applicant and/or its grading contractor shall be required to
comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and
shall be required to utilize one or more "Coachella Valley Best Available
Control Measures" as identified in the Coachella Valley Fugitive Dust Control
Handbook for each fugitive dust source such that the applicable performance
standards are met. The applicant's or its contractor's Fugitive Dust Control
Plan shall be prepared by staff that has completed the South Coast Air
Quality Management District (AQMD) Coachella Valley Fugitive Dust Control
Class. The applicant and/or its grading contractor shall provide the
Engineering Division with current and valid Certificate(s) of Completion from
AQMD for staff that 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 Precise Grading and Paving
Plan.
Page 10 of 23
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; and a copy of the
associated Hydrology Study/Report.
ENG 23. Prior to approval of the Precise Grading and Paving Plan, 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 24. In accordance with an approved PM-10 Dust Control Plan, 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 25. 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 26. 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 27. Contact Desert Water Agency at (760) 323-4971 Ext. 146 to determine
impacts to any existing Whitewater Mutual Water Company water lines and other
facilities that may be located within the property if any. Make appropriate
arrangements to protect in place or relocate any facilities that are impacted by
the development. A letter of approval for relocated or adjusted facilities from
Desert Water Agency shall be submitted to the Engineering Division prior to
approval of the Grading Plan.
ENG 28. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
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ENG 29. A Notice of Intent 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 (Phone No. (760) 346-7491). 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 30. Projects causing soil disturbance of one acre or more, must comply with the
General Permit for Stormwater Discharges Associated with Construction Activity,
and shall prepare and implement a stormwater pollution prevention plan
(SWPPP). A copy of the up-to-date SWPPP shall be kept at the project site and
be available for review upon request.
ENG 31. In accordance with City of Palm Springs Municipal Code, Section 8.50.025
(c), 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 32. 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 33. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the approved
grading plan shall be certified by a California registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
Geotechnical/Soils Report prepared for the project. Documentation of all
compaction and other soils testing are to be provided. No certificate of
occupancy will be issued until the required certification is provided to the City
Engineer.
ENG 34. 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 35. 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
Page 12 of 23
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).
DRAINAGE
ENG 36. 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 determined upon review and approval of the
hydrology study by the City Engineer and may require redesign or changes to
site configuration or layout consistent with the findings of the final hydrology
study.
ENG 37. 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 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 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 R-WQCB. 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 38. 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 per Resolution
No. 15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
ENG 39. 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
Page 13 of 23
pavement repairs to pavement repairs made by utility companies for utilities
installed for the benefit of the proposed development (i.e. Desert Water Agency,
Southern California Edison, Southern California Gas Company, Time Warner,
Verizon, etc.). Multiple excavations, trenches, and other street cuts within
existing asphalt concrete pavement of off-site streets required by the proposed
development may require complete grinding and asphalt concrete overlay of the
affected off-site streets, at the discretion of the City Engineer. The pavement
condition of the existing off-site streets shall be returned to a condition equal to
or better than existed prior to construction of the proposed development.
ENG 40. All proposed utility lines shall be installed underground.
ENG 41. 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 extending across the property 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 42. 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 43. 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 44. 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
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improvement plans shall be submitted to the City Engineer for approval prior to
construction.
ENG 45. 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 46. 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 47. The existing parcels identified as portions of Lots 9, 10, 11, 12, 13, 14, 15, 16,
55, 56, 57, 58, and 59 in Block A of the Palm Springs Estates 2 map, Map Book
16, Page 45, 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 48. 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 a copy of the
recorded documents are provided to the City Engineer.
TRAFFIC
ENG 49. 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 50. 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 51. 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 September 26,
2006, or subsequent editions in force at the time of construction.
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ENG 52. This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
GENERAL CONDITIONS
These Fire Department conditions may not provide all requirements. Detailed plans are
still required for review.
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the site plan dated Aug 23,
2011 . Additional requirements may be required at that time based on
revisions to site plans.
FID 2 Fire Department Conditions were based on the 2010 California Fire Code.
Four complete sets of plans for private fire service mains, fire alarm, or fire
sprinkler systems must be submitted at time of the building plan submittal.
FID 3 Plot Plan: Prior to completion of the project, an 8.5"x11" plot plan or drawing,
and an electronic version in an industry standard file format capable of being
used in a geographical information system (GIS) preferably an ESRI shape
file(s) shall be provided to the fire department. The GIS file shall be projected
in the California State Plane Zone VI coordinate system and capable of being
re-projected into the North American Datum 1983 coordinate system. PDF
files by themselves will not meet this requirement. The GIS and ESRI shape
file(s) shall clearly show all access points, fire hydrants, KNOXTm box
locations, fire department connections, dwelling unit or suite identifiers, main
electrical panel location(s), sprinkler riser and fire alarm locations. Industry
standard symbols used in emergency management and pre-fire planning are
encouraged. Large projects may require more than one page. AutoCAD files
will be accepted but must be approved prior to acceptance.
FID 4 PLANS AND PERMITS
When there are significant changes in occupancy, water supply, storage
heights, type, and quantity of storage, storage configurations, Tenant
Improvements or any other changes which may affect the fire sprinkler
system design, the owner, tenant or contractor shall submit plans and secure
permits.
Complete plans for private fire service mains or fire sprinkler systems should
be submitted for approval well in advance of installation. Plan reviews can
take up to 20 working days. Submit a minimum of four (4) sets of drawings for
review. Upon approval, the Fire Prevention Bureau will retain two sets.
Page 16 of 23
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: M —TH, 8:00 AM — 11:00 AM and 2:00 PM — 6:00 PM
A deposit for Plan Check and Inspection Fees is required at the time of Plan
Submittal. The minimum fee is $ 208.00. These fees are established by
Resolution of the Palm Springs City Council.
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall be
UL listed or FM approved for fire protection service and approved by the Fire
Prevention Bureau prior to installation.
Plans shall indicate all necessary engineering features, including all hydraulic
reference nodes, pipe lengths and pipe diameters as required by the
appropriate codes and standards. Plans and supportive data (calculations
and manufacturer's technical data sheets) shall be submitted with each plan
submittal. Complete and accurate legends for all symbols and abbreviations
shall be provided on the plans.
Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an
electronic CAD version shall be provided to the fire department. This shall
clearly show all access points, fire hydrants, knox box locations, fire
department connections, unit identifiers, main electrical panel locations,
sprinkler riser and fire alarm locations. Large projects may require more than
one page.
FID 5 Public Safety CFD: The Project will bring a significant number of additional
residents to the community. The City's existing public safety and recreation
services, including police protection, criminal justice, fire protection and
suppression, ambulance, paramedic, and other safety services and
recreation, library, cultural services are near capacity. Accordingly, the City
may determine to form a Community Services District under the authority of
Government Code Section 53311 et seq, or other appropriate statutory or
municipal authority. Developer agrees to support the formation of such
assessment district and shall waive any right to protest, provided that the
amount of such assessment shall be established through appropriate study
and shall not exceed $500 annually with a consumer price index escalator.
The district shall be formed prior to sale of any lots or a covenant agreement
shall be recorded against each parcel, permitting incorporation of the parcel
Page 17 of 23
in the district.
FID 6 Radio Communications: Must install an in-building Public Safety Radio
Communications Coverage System composed of a radiating cable system or
an internal multiple antenna system with FCC-certified bi- directional 800
MHz and 150 MHz (as required to meet the two indicated 150 MHz
frequencies) amplifier(s), distribution system, and subcomponents shall be
required for all buildings in excess of three stories, or has subterranean
floors, or subterranean parking. Any addition, alteration, or enlargement of
twenty percent or more in total floor area of an existing building or structure,
then such building or structure shall be retrofitted or otherwise modified to
comply with these requirements. This system must meet the City of Palm
Springs Public Safety Radio System Coverage Specifications as stated in the
Palm Springs Municipal Code Chapter 11.03.
FID 7 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 8 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 9 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 10 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 '/4 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
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the use of special knowledge or any equipment. If a two-gate system is used,
the override switch must open both gates.
If there is no sensing device that will automatically open the gates for exiting,
a fire department approved Knox electrical override switch shall be placed on
each side of the gate in an approved location.
A final field inspection by the fire code official or an authorized representative
is required before electronically controlled gates may become operative.
Prior to final inspection, electronic gates shall remain in a locked-open
position.
FID 11 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 12 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 13 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 14 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
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stored in buildings or placed within 5 feet (1524 mm) of combustible walls,
openings or combustible roof eave lines.
Exceptions:
1. Dumpsters or containers in areas protected by an approved
automatic sprinkler system installed throughout in accordance with
Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Storage in a structure shall not be prohibited where the structure is
of Type I or IIA construction, located not less than 10 feet (3048
mm) from other buildings and used exclusively for dumpster or
container storage.
FID 15 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 16 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 17 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 18 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
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alarm control unit. Where a building fire alarm system is installed, actuation
of the automatic sprinkler system shall actuate the building fire alarm system.
FID 19 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 20 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 21 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 22 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.
FID23 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 24 Turning radius (CFC 503.2.4): Fire access road turns and corners shall be
designed with a minimum inner radius of 25 feet and an outer radius of 43
feet. Radius must be concentric.
FID 25 Aerial Fire Access Roads (CFC 503.2.8): Buildings or portions of buildings or
facilities exceeding 30 feet in height above the lowest level of fire department
vehicle access shall be provided with approved fire apparatus access roads
capable of accommodating fire department aerial apparatus. Overhead utility
and power lines shall not be located within the aerial fire apparatus access
roadway.
Page 21 of 23
FID 26 Aerial Fire Access Road Width (CFC 503.2.8.1): Fire apparatus access roads
shall have a minimum unobstructed width of 26 feet in the immediate vicinity
of any building or portion of building more than 30 feet in height.
FID 27 Aerial Access Proximity to Building (CFC 503.2.8.2): At least one of the
required access routes for buildings or facility exceeding 30 feet in height
above the lowest level of fire department vehicle access shall be located
within a minimum of 15 feet and a maximum of 30 feet from the building and
shall be positioned parallel to one entire side of the building.
FID28 Elevator Recall Required (CFC 607.1): Existing elevators with a travel
distance of 25 feet (7620 mm) or more above or below the main floor or other
level of a building and intended to serve the needs of emergency personnel
for fire-fighting or rescue purposes shall be provided with emergency
operation in accordance with ASME A17.3. New elevators shall be provided
with Phase I emergency recall operation and Phase II emergency in-car
operation in accordance with ASME A17.1.
FID 29 HVAC Duct Smoke Detection/Shut Down with a Fire Sprinkler Supervision &
Alarm System or Fire Alarm System (CFC 907.4.1, CIVIC 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 30 Elevator Stretcher Requirement (CBC 3002.4): Elevator shall be designed to
accommodate medical emergency service in buildings four or more stories
above grade plane or four or more stories below grade plane, at least one
elevator shall be provided for fire department emergency access to all floors.
The elevator(s) so designed shall accommodate the loading and transport of
an ambulance gurney or stretcher 24 inches by 84 inches in the horizontal
position.
FID 31 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 32 Standpipe Systems Required (CFC 905.3): Class 1 Standpipe system is
required in addition to the automatic sprinkler system.
FID 33 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
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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 34 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
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