HomeMy WebLinkAbout23004 RESOLUTION NO. 23004
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING PLANNED
DEVELOPMENT DISTRICT 359, FOR MICHAEL'S HOUSE,
ON AN ESTIMATED 1.27 ACRE SITE LOCATED AT 1910
SOUTH CAMINO REAL.
WHEREAS, Palm Springs Treatment Centers, 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 seeking approval for an assisted
living facility use at an existing facility located at 1910 South Camino Real and seeking
adjustment in the development standards of the R-2 zone and method for calculating
density for this proposed use at this specific site; and
WHEREAS, a notice of public hearing for the Palm Springs Planning Commission for
Case 5.1266 PDD 359 was given in accordance with applicable law; and
WHEREAS, on August 10, 2011, a public meeting on Case 5.1266 PDD 359 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") and is determined to be Categorically
Exempt pursuant to CEQA guidelines as a Class 1 (Existing Facilities) exemption; 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 5-0-2 (Hudson/Munger absent) to approve the project and recommend
approval of the project by the City Council, subject to Conditions of Approval noted in
Exhibit A, and
WHEREAS, a notice of public hearing of the Palm Springs City Council for Case 5.1266
PDD 359 was given in accordance with applicable law; and
WHEREAS, on September 7, 2011 a public meeting on Case 5.1266 PDD 359 was
held by the City Council in accordance with applicable law; and
WHEREAS, at said hearing, 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 a Class 1 (Section 15301) Categorical
Exemption (Existing Facilities).
Resolution No. 23004
Page 2 of 18
Section 2: Pursuant to PSZC Section 94.02.00 (Conditional Use Permit) and Section
94.03.00 (Planned Development District), the City Council 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 92.03.01(A)(2),assisted living facilities are allowed with a
Conditional Use Permit in the R-2 zone. 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 is a residential type use which is consistent with the
Medium Density Residential designation in the General Plan. The proposed site was
originally a 30-room hotel. The proposed use is desirable for the development of the
community not only for the substance abuse recovery services that it provides to the
community, but also in rehabilitating an otherwise obsolete facility for a new adaptive
re-use. 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 Housing Element:
Goal HS1: "Facilitate a broad range of housing types, prices and
opportunities to address current and future housing needs in the
community."
The project addresses a special type of supportive housing need for persons recovering
from alcohol and substance abuse that cannot otherwise be accommodated with
conventional housing units. Thus the project contributes to the provision of a broad
range of housing types within the City.
Policy HS1.6: "Provide for various regulatory and financial incentives to
encourage well designed housing, special needs housing, and housing
affordable to households of different income levels."
The proposed use in this renovated facility provides a unique type of special needs
housing. The PDD establishes a methodology for calculating density that allows
slightly greater bed count than the standard methodology of the zoning code. It does
so by linking it to off-street parking capacity. This assures a stable density that does not
exceed the capacities of the site while providing a regulatory incentive for providing a
unique special need type of housing. The project is therefore supportive of this policy.
Policy HS3.2: "Assist... in the development of emergency, transitional
and permanent supportive housing, and the provision of supportive
services..."
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Page 3 of 18
As a fully staffed facility, the proposed project will provide a source of permanent, but
short term housing that provides supportive services for those seeking treatment and
recovery from substance abuse and addictions. The project is harmonious with this
policy.
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 flat site is roughly 1.27 acres and contains existing structures that were built with
permits in the 1960's with 30 hotel rooms and 32 off-street parking spaces. The
project proposes 32 off street parking spaces, as well as mature landscaping, walls and
other features that provide privacy and separation between the various uses in the
immediate vicinity. The proposed number of dwelling units proposed is 21, and the
proposed number of patient beds is sixty (60). Total lot coverage proposed is 34% and
the percentage of usable open space is proposed at 45%. With the proposed PDD, the
existing and proposed non-conforming conditions can be established as the recognized
legal standards within the PDD. The site plan and arrangement of parking, open space
landscaping, walls, buildings and fences provides a functional arrangement that
successfully accommodates the proposed use and is harmonious with the surrounding
existing development. Therefore, Staff concludes that the site is adequate for the
proposed use.
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 fronts a secondary thoroughfare (South Camino Real). Off-street parking is
provided along the west side of the site, accessed from several driveway curb cuts
along Camino Real. The adjacent roadways are developed to carry the type and
quantity of traffic generated by the proposed use because the roadway network as
shown in the General Plan is capable of accommodating the proposed land use density
without adverse impacts or reductions in Level of Service (LOS). Staff has therefore
concluded that the site adequately relates to the circulation network of the City.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council hereby approves Case 5.1266 PDD 359 for the establishment of the proposed
use at 1910 S. Camino Real and to adopt minor adjustments in the development
standards and method for calculating density for an assisted living facility at this specific
site.
Resolution No. 23004
Page 4 of 18
ADOPTED this 7th day of September, 2011.
David H. Ready, Ci ager
ATTEST:
ames 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, hereby
certify that Resolution No. 23004 is a full, true and correct copy, and was duly adopted
at a regular meeting of the City Council of the City of Palm Springs on this 7th day of
September, 2011, by the following vote:
AYES: Councilmember Foat, Councilmember Hutcheson, Councilmember Mills,
Mayor Pro Tem Weigel, and Mayor Pougnet.
NOES: None.
ABSENT: None.
ABSTAIN: None.
mes Thompson, City Clerk oq/ES/ZD!
City of Palm Springs, California
Resolution No. 23004
Page 5 of 18
RESOLUTION NO. 23004
EXHIBIT A
Case 5.1266 PDD 359
Michael's House
1910 South Camino Real
September 7, 2011
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
5.1266 PD 359; 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 (July 25, 2011), including
site plans, architectural elevations, exterior materials and colors, landscaping,
and grading on file in the Planning Division except as modified by the
approved 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
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officers concerning Case 5.1266 PDD 359. 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)
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.
Resolution No. 23004
Page 7 of 18
ADM 10. Cause No Disturbance. The owner shall monitor outdoor parking areas,
walkways, and adjoining properties and shall take all necessary measures to
ensure that customers do not loiter, create noise, litter, or cause any
disturbances while on-site. The Police Chief, based upon complaints and/or
other cause, may require on-site security officers to ensure compliance with
all City, State, and Federal laws and conditions of approval. Failure to
comply with these conditions may result in revocation of this permit,
temporary business closure or criminal prosecution.
ADM 11. Comply with City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
Violations may result in revocation of this Conditional Use Permit.
ADM 22. Conditional Use Permit/PDD Availability. The applicant shall provide a copy
of this Conditional Use Permit/PDD to all buyers and potential buyers
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) NOT required. This project is
exempt of payment of the CVMSHCP LDMF pursuant the terms of that plan.
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).
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are
proposed to be mounted on buildings, down-lights shall be utilized. No
lighting of hillsides is permitted.
PLN 2. Water Efficient Landscapinq 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
Resolution No. 23004
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County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape plans shall also be certified by the local water
agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
PLN 3. Sign Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00.
PLN 4. 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 5. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 6. Screen Roof-mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 7. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 8. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 9. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 10. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 11. No off-site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
PLN 12. Bicycle Parking. The project shall be required to provide secure bicycle
parking facilities on site for use by patrons and staff. Location and design
shall be approved by the Director of Planning.
PLN 13. (add any additional conditions imposed by the Planning Commission or Citv
Council here)
Resolution No. 23004
Page 9 of 18
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
Engineering Division recommends that if this application is approved, such approval is
subject to the following conditions being completed in compliance with City standards
and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
S. CAMINO REAL
ENG 2. Remove and replace existing driveway approaches in accordance with
City of Palm Springs Standard Drawing No. 205 or other method
approved by City Engineer. Decorative or colored concrete shall be used
to construct the five entrances into the project in conjunction with
construction of the Portland cement concrete pavement, as approved by
the City Engineer and Director of Planning. .
ENG 3. All broken or off grade street improvements shall be repaired or replaced.
ON-SITE
ENG 4. The minimum pavement section for all on-site drive aisles and parking
spaces shall be 2-1/2 inches asphalt concrete pavement over 4 inches
crushed miscellaneous base with a minimum subgrade of 24 inches at
95% relative compaction, or equal. If an alternative pavement section is
proposed, the proposed pavement section shall be designed by a
California registered Geotechnical Engineer using "R" values from the
project site and submitted to the City Engineer for approval.
Resolution No. 23004
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SANITARY SEWER
ENG 5. All sanitary facilities shall be connected to the public sewer system. The
existing sewer service to the property shall be used for existing and new
sanitary facilities.
GRADING
ENG 6. 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 www.AQMD.gov. A Fugitive Dust Control Plan, in conformance
with the Coachella Valley Fugitive Dust Control Handbook, shall be
submitted to and approved by the Engineering Division prior to
approval of the Grading plan.
b. The first submittal of the Precise Grading and Paving Plan shall
include the following information: a copy of final approved conformed
copy of Conditions of Approval; a copy of a final approved conformed
copy of the Site Plan; a copy of current Title Report; a copy of Soils
Report; and a copy of the project-specific Water Quality Management
Plan).
ENG 7. Prior to approval of a Grading Plan (or 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-
Resolution No. 23004
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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 8. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control fencing shall be installed along the frontage of the parking lot that
is to be reconstructed in conjunction with this project. Fencing shall have
screening that is tan in color; green screening will not be allowed.
Temporary dust control fencing shall be installed after issuance of
Grading Permit, and immediately prior to commencement of grading
operations.
ENG 9. Temporary dust control fence screening shall be appropriately maintained,
as required by the City Engineer. Cuts (vents) made into the temporary
dust control fence screening shall not be allowed. Temporary dust control
fencing shall be adequately anchored into the ground to resist wind
loading.
ENG 10. Within 10 days of ceasing all construction activity in the parking lot 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, temporary dust control
fencing shall be removed, as required by the City Engineer.
ENG 11. 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 for mitigation measures
for erosion/blows and relating to this property and development.
ENG 12. 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 13. 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
Resolution No. 23004
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provided. No final approval will be issued until the required certification is
provided to the City Engineer.
ENG 14. 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 15. 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 16. 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 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 and non-stormwater runoff from the project site,
prior to release to the City's municipal separate storm sewer system
("MS4"), to the satisfaction of the City Engineer and the RWQCB. Such
measures shall be designed and installed on-site; and provisions for
perpetual maintenance of the measures shall be provided to the
satisfaction of the City Engineer, including provisions in Covenants,
Conditions, and Restrictions (CC&R's) required for the development (if
any).
ENG 17. A Final Project-Specific Water Quality Management Plan (WQMP) for the
redeveloped parking lot area (only) 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 redeveloped parking lot area. Direct
release of nuisance water to the adjacent property or public streets is
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prohibited. Construction of operational BMP's shall be incorporated into
the Precise Grading and Paving Plan.
ENG 18. Prior to issuance of any grading or building permits, the property owner
shall record a "Covenant and Agreement" with the County-Clerk Recorder
or other instrument on a standardized form to inform future property
owners of the requirement to implement the approved Final Project-
Specific WQMP. Other alternative instruments for requiring
implementation of the approved Final Project-Specific WQMP include:
requiring the implementation of the Final Project-Specific WQMP in
Covenants, Conditions, and Restrictions (CC&R's); formation of
Landscape, Lighting and Maintenance Districts, Assessment Districts or
Community Service Areas responsible for implementing the Final Project-
Specific WQMP; or equivalent. Alternative instruments must be approved
by the City Engineer prior to the issuance of any grading or building
permits.
ENG 19. 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 20. All stormwater runoff across the property shall be accepted and conveyed
in a manner acceptable to the City Engineer and released to an approved
drainage system. Stormwater runoff may not be released directly to the
adjacent streets without first intercepting and treating with approved Best
Management Practices (BMP's).
GENERAL
ENG 21. 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.
ENG 22. All proposed utility lines shall be installed underground.
ENG 23. 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.
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ENG 24. 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 25. The original improvement plans prepared for the proposed development
and approved by the City Engineer (if required) shall be documented with
record drawing "as-built" information and returned to the Engineering
Division prior to final approval. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval
prior to construction.
ENG 26. 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 27. 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 28. The existing parcels identified as Lots 86 and 87 of the El Camino Estates
map, Map Book 31, Pages 66 through 67, 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 29. A copy of draft Covenants, Conditions and Restrictions (CC&R's) for
maintenance of the Best Management Practices as required in the
approved project-specific Water Quality Management Plan for the
redeveloped parking lot area, shall be submitted to the City Attorney for
review and approval for any restrictions related to the Engineering
Division's recommendations. The CC&R's shall be submitted and
approved by the City Attorney prior to issuance of Certificate of
Occupancy.
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TRAFFIC
ENG 30. 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 31. 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.
FIRE DEPARTMENT CONDITIONS
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the site plan dated May
23, 2011. Additional requirements may be required at that time based on
revisions to site plans.
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 2 Public Safety CFD: The Project will bring a significant number of additional
residents to the community. The City's existing public safety and recreation
services, including police protection, criminal justice, fire protection and
suppression, ambulance, paramedic, and other safety services and
recreation, library, cultural services are near capacity. Accordingly, the City
may determine to form a Community Services District under the authority of
Government Code Section 53311 et seq, or other appropriate statutory or
municipal authority. Developer agrees to support the formation of such
assessment district and shall waive any right to protest, provided that the
amount of such assessment shall be established through appropriate study
and shall not exceed $500 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 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
Resolution No. 23004
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coordinate system and capable of being re-projected into the North
American Datum 1983 coordinate system. PDF files by themselves will
not meet this requirement. The GIS and ESRI shape file(s) shall clearly
show all access points, fire hydrants, KNOXTm box locations, fire
department connections, dwelling unit or suite identifiers, main electrical
panel location(s), sprinkler riser and fire alarm locations. Industry standard
symbols used in emergency management and pre-fire planning are
encouraged. Large projects may require more than one page. AutoCAD
files will be accepted but must be approved prior to acceptance.
FID 4 PLANS AND PERMITS
When there are significant changes in occupancy, water supply, storage
heights, type, and quantity of storage, storage configurations, Tenant
Improvements or any other changes which may affect the fire sprinkler
system design, the owner, tenant or contractor shall submit plans and
secure permits.
Complete plans for private fire service mains or fire sprinkler systems
should be submitted for approval well in advance of installation. Plan
reviews can take up to 20 working days. Submit a minimum of four (4)
sets of drawings for review. Upon approval, the Fire Prevention Bureau
will retain two sets.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: M —TH, 8:00 AM — 11:00 AM and 2:00 PM — 6:00 PM
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
Resolution No. 23004
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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 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 6 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 7 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.
FID 8 NFPA 13 Fire Sprinkler System is Required: An automatic fire sprinkler
system is required based upon an R-4 occupancy. 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
Resolution No. 23004
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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 9 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 10 Ventilating Hood & Duct System (CFC 904.11 & CMC 507.1): A Type I
ventilating hood and duct system shall be provided for commercial-type
food heat-processing equipment that produces smoke or grease-laden
vapors.
FID 11 Fire Extinguishing System Required (CFC 904.11): Approved UL 300
automatic fire-extinguishing systems shall be provided for the protection of
commercial type-cooking equipment.
FID 12 Portable Fire Extinguishers for Food Processing Equipment (CFC
906.1 & 4): In addition to the fixed system, a fire extinguisher listed and
labeled for Class K fires shall be installed within 30 feet of commercial
food heat processing equipment, as measured along an unobstructed
path of travel. The preferred location is near the exit from the cooking
equipment area.
FID 13 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 14 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 15 Applicant will need to submit an 850 application (State of California Fire
Safety Inspection Request).
END OF CONDITIONS