HomeMy WebLinkAbout22317 - RESOLUTIONS - 7/30/2008 RESOLUTION NO. 22317
A RESOLUTION OF THE CITY COUNCIL. OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING PLANNED
DEVELOPMENT DISTRICT 347 TO CONSTRUCT FIVE
SINGLE STORY BUILDINGS CONSISTING OF
APPROXIMATELY 24,317 SQUARE FEET OF
GENERAL AND MEDICAL OFFICE SPACE ON AN
APPROXIMATE 2.74 ACRE PARCEL LOCATED AT THE
NORTHEAST CORNER OF COMPUTER WAY AND
NORTH FARRELL DRIVE, ZONED M-1-P, SECTION 12.
WHEREAS, J.H. Farrell Partners, LLC (Applicant) has filed an application with the City
pursuant to Section 94.03.00 of the Palm Springs Zoning Code for the establishment of
a Planned Development District; and
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
consider Case Number 5.1176, Planned Development District 347, was given in
accordance with applicable law; and
WHEREAS, on July 30, 2008, a public hearing on the applications was held by the City
Council 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 an Environmental Assessment has
been prepared for this project and has been distributed for public review and comment
in accordance with CEQA; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the meetings on the project, including but not limited to the
staff reports, environmental documentation, and all written and oral testimony
presented.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE
AS FOLLOWS:
Section 1: Environmental Analysis
A Mitigated Negative Declaration (MND) has been completed in compliance with CEQA,
the State CEQA Guidelines, and the City's CEQA Guidelines. The City Council finds
that with the incorporation of proposed mitigation measures, potentially significant
environmental impacts resulting from this project will be reduced to a level of
insignificance. The City Council independently reviewed and considered the information
contained in the MND prior to its review of this Project and the MND reflects the City
Council's independent judgment and analysis.
Resolution No. 22317
Page 2
Section 2: Planned Development District
Section 94.03.00(B) of the Palm Springs Zoning Code states that the Planning
Commission and City Council shall find that the proposed uses as shown on the
preliminary development plans for the PDD are in conformity with the required findings
and conditions set forth in Section 94.02.00 (Conditional Use Permit), the General Plan
and sound community development.
Findings are hereby made in support of establishing the proposed Planned
Development District as follows:
1. The proposed planned development is consistent and in conformity with the general
plan pursuant to Sections 94.07.00(A)(1) and 94.02.00(A)(4) of the Palm Springs
Zoning Code.
The proposed request is consistent with the General Plan including Policy LU1.5,
LU3.1 & 4.2. A Planned Development District is utilized to allow flexible
development standards and to encourage a well-planned business park with
pedestrian connectivity to Farrell Drive, Computer Way and Research Drive.
2. 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 project site is suitable for the development of a planned office park. It is
relatively flat and located on a secondary thoroughfare within a commercial and
manufacturing area. Office uses are typically less obtrusive to residential areas
and the proposed use will be a buffer between the adjacent residential zone to the
west and other manufacturing uses to the east.
3. 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 establishment of the proposed Planned Development District is necessary to
allow a reduced setback to Farrell Drive. The property is currently zoned M-1-P
and is designated Industrial. The project is not likely to be detrimental to adjacent
properties as it is consistent with the General Plan and with the zoning code. The
proposed project will be no more than twenty-five feet and one story in height in a
zone that allows a height of up to forty feet. There is no residential development to
the east, north or south and therefore the project will not block any residential
scenic views.
Resolution No. 22317
Page 3
4. 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.
A traffic impact analysis was prepared for this project and it was determined that the
streets will be properly designed to carry the type and quantity of traffic that will be
generated after mitigation is incorporated. The subject site is located along East
Palm Canyon Drive (Major Thoroughfare) between Linden Way and Matthew Drive.
The existing road network is designed for multiple-family and commercial
development.
5. The conditions to be imposed and shown on the approved site plan, and other
conditions of approval attached, are deemed necessary to protect the public health,
safety and general welfare and may include minor modification of the zone's
property development standards under the Planned Development District.
Adequate parking spaces have been provided and have been designed to protect
the safety and general welfare of the neighborhood to assure that the office
buildings do not adversely impact the adjacent areas. Per Section 94.03.00(C) of
the Palm Springs Zoning Ordinance, the following development standards are
appropriate to the orderly development of the site:
PD-347 Standards
Minimum Lot Area 118,308 square feet
Lot Dimensions: Depth 390 feet
Width 330 feet
Building Height 25 feet
Setbacks I
Farrell Dferive 25 feet
Research Drive 25 feet
(all landscaping)
lr_
Interior Lot Line 5 feet.
Coverage 21
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council adopts a Mitigated Negative Declaration and approves preliminary development
plans for Case 5.1176 PD347, Planned Development District 347, subject to the
conditions contained in Exhibit A, which is attached hereto and made a part of this
resolution-
Resolution No. 22317
Page 4
ADOPTED this 30th day of July, 2008.
David H. Read y Manager
ATTEST:
es Thompson, City Clerk
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 22317 is a full, true and correct copy, and was duly adopted at an
adjourned meeting of the City Council of the City of Palm Springs on the 301h day of
July, 2008, by the following vote:
AYES: Councilmember Mills, Councilmember Weigel, Mayor Pro Tern Foat, and
Mayor Pougnet.
NOES: Councilmember Hutcheson-
ABSENT: None.
ABSTAIN: None.
J�vnes Thompson, City Clerk rid J�a�
/.G`ity of Palm Springs, California / d
Resolution No. 22317
Page 5
RESOLUTION NO. 22317
EXHIBIT A
Case No. 5.1176 PD-347
Farrell Professional Village
Northeast corner of Farrell Drive and Computer Way
July 30, 2008
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 Chief of Police,
the Fire Chief or their designee, depending on which department recommended the
condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
1. Due to increases in the California Department of Fish and Game filing fee (Section
711.4, Fish and Game Code), the applicant shall submit the remaining balance to
the City for the amount of $76.75 made payable to Riverside County.
Administrative
1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs,
its agents, officers, and employees from any claim, action, or proceeding against
the City of Palm Springs or its agents, officers or employees to attach, set aside,
void or annul, an approval of the City of Palm Springs, its legislative body,
advisory agencies, or administrative officers concerning Case 5.1176 PD-347,
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
Resolution No. 22317
Page 6
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.
3. That the property owner(s) and successors and assignees in interest shall
maintain and repair the improvements including and without limitation 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.
4. This project shall be subject to Chapters 224 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.
5. 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 give 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 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).
Resolution No. 22317
Page 7
Environmental Assessment
6. The Mitigation Measures in the Mitigated Negative Declaration (MND) shall
apply. Mitigation Measures shall be included on final development plans and a
signed agreement shall be submitted to the Planning Department indicating that
the applicant agrees to implement all Mitigation Measures. Mitigation Measures
are as follows:
MM IV-1 Prior to issuance of grading permits, the applicant shall pay to the
Tribe the Valley Floor Conservation Area (VFCA) Mitigation Fee of
2,371 per acre.
MM IV-2 Prior to issuance of grading permits and within 30 days of
commencement of ground disturbing activities, the project
proponent shall conduct a focused survey for the presence of
burrowing owls on the project site. This focused survey shall be
conducted by a qualified biologist. A copy of this survey shall be
provided to the Planning Department. Should burrowing owls be
found, the following measures shall be taken:
a. Capture and relocation measures shall be implemented in
accordance with the recommendations of the Burrowing Owl
Consortium and the Tribal Habitat Conservation Plan.
b. Burrowing owls shall be located to suitable habitat within a
conservation area as identified in the Tribal Habitat
Conservation Plan.
c. Should suitable habitat not be available within a conservation
area as identified by the Tribal Habitat Conservation Plan, the
project proponent shall consult a qualified biologist in
determining suitable habitat for relocation. Notification and
approval shall be secured for the governing jurisdictions of the
proposed habitat.
d. Notification shall be provided to the City and the Aqua Caliente
Band of Cahuilla Indians in regards to the approved location for
burrowing owls to be relocated to.
Performance Standards:
a. Under no circumstances by volition of the project proponent or
failure to act by the project proponent shall burrowing owls on
the project site be harmed.
b. Under no circumstances shall burrowing owls be removed from
the site without identification and approval of suitable habitat.
c. Under no circumstances shall burrowing owls be relocated
without supervision by a qualified biologist.
d. Relocation shall occur between September 1 and January 31.
Resolution No, 22317
Page 8
MM V-1 Should buried or other cultural resources be discovered during any
ground disturbing activities, all work in the area shall be halted or
diverted until a qualified archaeologist can evaluate the nature and
significance of the resources. Should the archaeologist determine
the cultural resources to be significant, the following shall occur at
the expense of the applicant:
a. Archeologically significant finds shall be appropriately collected
and deposited under supervision of an archeologist certified by
the County of Riverside.
b. Any significant findings shall be documented and presented to
the State Historic Preservation Office (SHPO), Bureau of Indian
Affairs (BIA), the Agua Caliente Band of Cahuilla Indians and
the City, and shall be resolved to their satisfaction.
c. Copies of any cultural resources documentation generated in
connection with this project shall be given to the Agua Caliente
Band of Cahuilla Indians for inclusion into the Agua Caliente
Cultural Register. Copies shall also be presented to the City for
inclusion in the project file.
MM V-2 An Approved Cultural Resource Monitor or multiple monitors as
indicated by the Agua Caliente Tribal Historic Preservation Office
shall be present during any survey and/or ground disturbing
activities at the expense of the applicant.
MM VI-1 The project proponent shall conduct grading, other ground
disturbing activities and site preparation in accordance with the
recommendations of the Geotechnical Engineering Report
prepared by Earth Systems Southwest on January 16, 2006.
MM VI-2 Existing surface soils shall be over-excavated to a minimum depth
of 4 feet below existing grade OR a minimum depth of 2 feet below
the footing level (which ever is lower) around an under main and
accessory buildings.
MM VI-3 Over-excavation shall occur at a minimum 5 feet beyond the outer
edge of exterior footings.
MM VI-4 The bottom of sub-surface excavations shall be scarified, moisture
conditioned, and compacted to a least 90% relative compaction for
a depth of 1 foot.
MM VI-5 Native and/or imported fill materials shall be placed in a maximum
of 8 inch loose lifts and shall be compacted at near optimum
moisture content.
Resolution No. 22317
Page 9
MM VI-6 All fill material shall be inspected and approved by a qualified soils
engineer to ensure that fill material is suitable for development.
MM VI-7 Imported fill material shall be non-expansive, granular soils with a
maximum rock size of 3 inches and 5% to 35% passing the No. 200
sieve.
MM VIII-1 The project shall implement the recommendations of the Hydrology
Report prepared by BR Engineers, Inc. in February 2008 in
conjunction with standard review and conditioning by the City of
Palm Springs Engineering Department.
MM XI-1 Buildings shall be designed to ensure interior noise levels meet a
noise standard of 45 dBA CNEL. Construction drawings shall
indicate what mechanisms have been utilized to reduce interior
noise levels to the required standard and shall be subject to review
and approval by the Planning Department.
MM XI-2 Construction activities shall be limited to between 7:00 a.m. and
8:00 p.m., as specified by the Palm Springs Noise Ordinance
(11.74.041), to reduce noise impacts during more sensitive time
periods.
MM XI-3 All perimeter walls and barriers shall be installed immediately
following precise grading of the site, if not sooner.
MM XI-4 All construction equipment, fixed or mobile, shall be equipped with
properly operating and maintained mufflers and the engines shall
be equipped with shrouds.
MM XI-5 All construction equipment shall be in proper working order and
maintained in a proper state of tune to reduce backfires.
MM XI-6 Stockpiling and vehicle staging areas shall be located in the
eastern portion of the property, as far away from existing residential
units as possible.
MM XI-7 Parking, refueling and servicing operations for all heavy equipment
and on-site construction vehicles shall be located in the eastern
portion of the property, as far away from existing residential units as
possible.
MM XI-8 Stationary equipment shall be placed such that emitted noise is
directed away from noise sensitive receptors.
MM XV-1 Install traffic striping and signage on Computer Way at Farrell
Drive, as necessary to provide a separate westbound left-turn lane
Resolution No. 22317
Page 10
and westbound right-turn lane. The westbound right-turn lane shall
be 14 feet wide, the westbound left-turn lane shall be 12 feet wide,
and the eastbound lane shall be 14 feet wide. The left-turn pocket
length shall be 50 feet, minimum, as measured from the cross-walk
line.
MM XV-2 The applicant shall comply with Chapter 8.40, "Transportation
Demand Management," of the Palm Springs Municipal Code.
MM XV-3 Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic
exiting the development at the three driveway locations in
accordance with City of Palm Springs Standard Drawing Nos. 620-
625.
Cultural Resources
7. 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.
8- Given that portions of the project area are within an alluvial formation, the
possibility of buried resources is increased. A Native American Monitor shall be
present during all ground-disturbing activities.
a. Experience has shown that there is always a possibility of buried cultural
resources in a project area. Given that, 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 and Zoning and after the
consultation the Director shall have the authority to halt destructive
construction and shall notify a Qualified Archaeologist to investigate and, 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 and Zoning Department prior to final inspection.
Resolution No. 22317
Page 11
Final Design
9. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning and Zoning prior to
issuance of a building permit. Landscape plans shall be approved by the
Riverside County Agricultural Commissioner's Office prior to submittal.
10. The final development plans shall be submitted in accordance with Section
9403.00 of the Zoning Ordinance. Final development plans shall include site
plans, building elevations, floor plans, roof plans, grading plans, landscape plans,
irrigation plans, exterior lighting plans, sign program, mitigation monitoring
program, site cross sections, property development standards and other such
documents as required by the Planning Commission. Final development plans
shall be submitted within two (2) years of the City Council approval of the
preliminary planned development district.
11. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00,
Outdoor Lighting Standards, shall be submitted for review and approval by the
Director of Planning & Zoning prior to the issuance of building permits.
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be submitted for approval prior to issuance of a building permit.
If lights are proposed to be mounted on buildings, down-lights shall be utilized.
No lighting of the hillside is permitted.
GENERAL CONDITIONS/CODE REQUIREMENTS
12, Prior to issuance of a building permit, the applicant must provide a standard
avigation easement and non-suit covenant in a form prescribed and approved by
the City Attorney, with reference to present and future owners of the parcel.
13. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape
Document Package to the Director of Planning and Zoning for review and
approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the
Municipal Code for specific requirements.
14. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan
shall be submitted and approved by the Building Official. Refer to Chapter 8.50
of the Municipal Code for specific requirements.
15. The grading plan shall show the disposition of all cut and fill materials_ Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
Resolution No. 22317
Page 12
16. Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the Planning
Commission prior to issuance of building permits.
17. All materials on the flat portions of the roofs shall be non-reflective material finish.
18. All awnings shall be maintained and periodically cleaned.
19. All roof mounted mechanical equipment shall be screened per the requirements
of Section 93.03.00 of the Zoning Ordinance. The screening shall be considered
as an element of the overall design and must blend with the architectural design
of the building(s). The exterior elevations and roof plans of the buildings shall
indicate any fixtures or equipment to be located on the roof of the building, the
equipment heights, and type of screening. Parapets shall be at least 6" above
the equipment for the purpose of screening.
20. No exterior downspouts shall be permitted on any facade on the proposed
building(s) which are visible from adjacent streets or residential and commercial
areas.
21. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 93.02.00.D.
22. The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
23. The street address numbering/lettering shall not exceed eight inches in height.
24. Submit plans meeting City standard for approval on the proposed trash and
recyclable materials enclosure prior to issuance of a building permit.
25. No sirens, outside paging or any type of signalization will be permitted, except
approved alarm systems.
26. No outside storage of any kind shall be permitted except as approved as a part of
the proposed plan.
27. 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.
28. Prior to the issuance of building permits, locations of all telephone and electrical
boxes must be indicated on the building plans and must be completely screened
and located in the interior of the building. Electrical transformers must be located
Resolution No. 22317
Page 13
toward the interior of the project maintaining a sufficient distance from the
fmntage(s) of the project. Said transformer(s) must be adequately and
decoratively screened.
29. The applicant shall provide all tenants with Conditions of Approval of this project.
30. Loading space facilities shall be provided in accordance with Section 93.07.00 of
the Zoning Ordinance. Said facilities shall be indicated on the site plan and
approved prior to issuance of building permits.
31. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized
spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be
18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking
space; two (2) handicap spaces can share a common walkway. One in every
eight (8) handicap accessible spaces, but not less than one (1), shall be served
by an 8 foot walkway on the right side and shall be designated as "van
accessible".
32. Handicapped accessibility shall be indicated on the site plan to include the
location of handicapped parking spaces, the main entrance to the proposed
structure and the path of travel to the main entrance. Consideration shall be
given to potential difficulties with the handicapped accessibility to the building
due to the future grading plans for the property.
33. Compact and handicapped spaces shall be appropriately marked per Section
93.06.00.C.10_
34. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences,
buildings, or other structures. Areas that are not part of the maneuvering area
shall have curbs placed at a minimum of two (2) feet from the face of walls,
fences or buildings adjoining driveways.
35. Parking lot light fixtures shall align with stall striping and shall be located two to
three feet from curb face.
36. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be
provided every 10 parking spaces. Additional islands may be necessary to
comply with shading requirements.
37. Shading requirements for parking lot areas as set forth in Section 93.06.00 of the
Zoning Ordinance shall be met. Details to be provided with final landscape plan.
38. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or
elongated "t1" design. Individual wheel stops shall be prohibited; a continuous 6"
barrier curb shall provide wheel stops.
Resolution No. 22317
Page 14
39. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to
end parking spaces or end spaces shall be increased to eleven (11) feet wide.
40. Tree wells shall be provided within the parking lot and shall have a planting area
of six feet in diameter/width.
POLICE DEPARTMENT
1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs
Municipal Code.
BUILDING DEPARTMENT
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE DEPARTMENT
1. 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.
2. Premises Identification: Approved numbers or addresses shall be provided for all
new and existing buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. (901.4.4 CFC) Show location of
address on plan elevation view. Show requirement and dimensions of numbers
in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to
the background.
3. Fire Department Access: Fire Department Access Roads shall be provided and
maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
Minimum Access Road Dimensions: Maintain minimum of 24' width in the
parking area for fire department access.
4. Fire Apparatus Access Roads/Driveways: Fire department access
roads/driveways shall be provided so that no portion of the exterior wall of the
first floor of any building will be more than 150 feet from such roads. (902.2.1
CFC)
5. Road Design/Apparatus Movement: Fire apparatus access roads shall be
designed and constructed as all weather capable and able to support a fire truck
weighing 73,000 pounds GVW. (902.2.2.2 CFC) The minimum inside turning
radius is 30 feet, with an outside radius of 45 feet.
Resolution No. 22317
Page 15
6. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an
unobstructed vertical clearance of not less than 13 feet 6 inches. This will include
clearance from vegetation and trees. (902.2.2.1 CFC)
7. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire
extinguisher for every 75 feet of floor or grade travel distance for normal hazards.
Show proposed extinguisher locations on the plans. (1002.1 CFC)
Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above
floor level. Preferred location is along the path of exit travel or near an exit door_
Extinguishers located outdoors must be installed in weather and vandal resistant
cabinets approved for this purpose.
8. Fire Sprinklers Required: An automatic fire sprinkler system is required. Only a
C-16 licensed fire sprinkler contractor shall perform system design and
installation. System to be designed and installed in accordance with NFPA
standard 13, 2002 Edition, except the seismic bracing and restraints shall comply
with NFPA 13, 2007 Edition 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 Contractor's
Material and Test Certificate to the Fire Department. (16.1 NFPA 13, 2002
Edition)
9. Location of Fire Department Connections: The connection inlets must face the
street, and be located on the street side of the building. The face of the inlets
shall be 18 inches horizontal from the back edge of sidewalk (or back of curb, if
no sidewalk), and shall be 36 to 44 inches in height to center of inlets above
finished grade. No landscape planting, walls, or other obstructions are permitted
within 3 feet of Fire Department connections. The FDC and supporting piping
shall be painted OSHA safety red.
10. Required Signs: All fire sprinkler valves shall have a permanently affixed sign
indicating the valve function and area served. The address of the building served
shall be clearly indicated on the Fire Department Connection (FDC).
11. Valve and water-flow monitoring: All valves controlling the fire sprinkler system
water supply, and all water-flow switches, shall be electrically monitored where
the number of sprinklers is one hundred or more. (Twenty or more in Group I,
Divisions 1.1 and 1.2 occupancies.) All control valves shall be locked in the open
position. Valve and water-flow alarm and trouble signals shall be distinctly
different and shall be automatically transmitted to an approved central station.
(1003.3.1 CFC)
12. Inspector's Test Valve: Provide an inspector's test valve from a remote portion of
the system. Where sprinklers used in the system have a nominal K factor
smaller than 5.6, the inspector's test shall have the same size orifice as the
smallest sprinkler.
Resolution No. 22317
Page 16
13. Audible water flow alarms: An approved audible sprinkler flow alarm shall be
provided on the exterior of the building in an approved location. An approved
audible sprinkler flow alarm to alert the occupants shall be provided in the interior
of the building in a normally occupied location. (904.3.2 CBC)
14. Fire Alarm System: Fire Alarm System is required and installation shall comply
with the requirements of NFPA 72.
15. Audible Water Flow Alarms: An approved audible sprinkler flow alarm (Wheelock
horn/strobe # MT4-115-WH-VFR with WBB back box or equal) shall be provided
on the exterior of the building in an approved location. An approved audible
sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back
box or equal) to alert the occupants shall be provided in the interior of the
building in a normally occupied location. (904.3.2 CBC)
16. Water Systems and Hydrants: Where underground water mains are to be
provided, they shall be installed, completed and in service with fire hydrants or
standpipes (Or combinations thereof located as directed by the Fire Department)
not later than the time when combustible materials are delivered to the
construction site. (Sec. 903 CFC
17. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within
260' of all combustible construction. No landscape planting, walls, or fencing is
permitted within 3 feet of fire hydrants, except groundcover plantings. (1001.7.2
CFC)
18. Fire Flow: Fire flow is estimated to be 1500 GPM with fire sprinklers.
19. Emergency Key Box: A Knox key box is required for access to the fire sprinkler
riser. Box shall be mounted at 6 feet above grade, adjacent to the main
entrance. Contact the Fire Department at 760-323-8186 for a Knox application
form. (902.4 CFC)
20. Key Box Contents: 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.
21. Road Design or parking lot surface: Fire apparatus access roads shall be
designed and constructed as all weather capable and able to support a fire truck
weighing 73,000 pounds GVW. (902.2.2.2 CFC) Driveway turnarounds shall
have inside turning radius of not less than 30 feet and outside turning radius of
not less than 45 feet.
Resolution No. 22317
Page 17
22. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an
unobstructed vertical clearance of not less than 13 feet 6 inches. This will include
clearance from vegetation and trees. (902.2.2.1 CFC)
CONSTRUCTION SITE SECURITY AND PROTECTION
23. Fencing Required: Construction site fencing with 20 foot wide access gates is
required for all combustible construction over 5,000 square feet. Fencing shall
remain intact until buildings are stuccoed or covered and secured with lockable
doors and windows. (8.04.260 PSMC)
24. Fire Apparatus Access Gates: Entrance gates shall have a clear width of at least
15 feet and be equipped with a frangible chain and padlock. (8.04.260 PSMC)
25. Access Gate Obstructions: Entrances to roads, trails or other access ways,
which have been closed with gates and barriers, shall be maintained clear at all
times. (902.2.4.1 CFC).
26. Access During Construction: Access for firefighting equipment shall be provided
to the immediate job site at the start of construction and maintained until all
construction is complete. Fire apparatus access roads shall have an
unobstructed width of not less than 20 feet and an unobstructed vertical
clearance of not less than 13'6 Fire Department access roads shall have an all
weather driving surface and support a minimum weight of 73,000 Ibs_ (Sec. 902
CFC)
ENGINEERING DEPARTMENT
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
STREETS
1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
FARRELL DRIVE
2. Access to Farrell Drive shall be prohibited.
3. Repair the existing sidewalk along the entire frontage to remove the exposed gap
between the edge of sidewalk and curb, as required by the City Engineer.
4. All broken or off grade street improvements shall be repaired or replaced.
Resolution No. 22317
Page 18
COMPUTER WAY
5. Remove the existing street improvements as necessary to construct a 40 feet
wide driveway approach in accordance with City of Palm Springs Standard
Drawing No. 205, with the centerline of the driveway approach located
approximately 150 feet east of the centerline of Farrell Drive as shown on the
approved site plan.
6. Remove the existing street improvements as necessary to construct a 26 feet
wide driveway approach in accordance with City of Palm Springs Standard
Drawing No. 201, with the centerline of the driveway approach located
approximately 115 feet west of the centerline of Research Drive as shown on the
approved site plan-
7- Construct a Type A curb ramp meeting current California State Accessibility
standards on both sides of the 40 feet wide driveway approach, in accordance
with City of Palm Springs Standard Drawing No. 212. The applicant shall ensure
that an appropriate path of travel, meeting ADA guidelines, is provided across the
driveway, and shall adjust the location of the access ramps, if necessary, to meet
ADA guidelines, subject to the approval of the City Engineer and ADA
Coordinator. If necessary, additional pedestrian and sidewalk easements shall be
provided on-site to construct a path of travel meeting ADA guidelines.
8. Repair the existing sidewalk along the entire frontage to remove the exposed gap
between the edge of sidewalk and curb, as required by the City Engineer.
9. All broken or off grade street improvements shall be repaired or replaced.
RESEARCH DRIVE
10. Remove the existing street improvements as necessary to construct a 26 feet
wide driveway approach in accordance with City of Palm Springs Standard
Drawing No. 201, with the centerline of the driveway approach located
approximately 35 feet south of the northerly property line as shown on the
approved site plan.
11. Remove and replace the existing curb ramp at the northwest corner of the
intersection of Research Drive and Computer Way, and construct a Type A curb
ramp meeting current California State Accessibility standards in accordance with
City of Palm Springs Standard Drawing No. 212.
12. Repair the existing sidewalk along the entire frontage to remove the exposed gap
between the edge of sidewalk and curb, as required by the City Engineer.
13. All broken or off grade street improvements shall be repaired or replaced.
Resolution No, 22317
Page 19
SANITARY SEWER
14. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
GRADING
15. 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 Precise Grading and Paving 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 associated Hydrology Study/Report.
16. Prior to approval of a Grading 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, Richard Begay, or the Tribal
Archaeologist, Patty Tuck at (760) 325-3400, 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
Resolution No. 22317
Page 20
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.
17. A Notice of Intent to comply with Statewide General Construction Stormwater
Permit (Water Quality Order 99-08-DWQ as modified December 2, 2002) 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 number shall be provided to the City Engineer
prior to issuance of a grading permit.
18. 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 for mitigation measures for erosion/blowsand
relating to this property and development.
19. 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.
20. 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 (if
required). The California Department of Food and Agriculture office is located at
73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
21. Once the site has been graded, should no development occur on any portion of
the site for a period of one (1) month, the site shall be stabilized with either
chemical stabilizer or hydroseeded with desert wildflower mix, subject to approval
by the Director of Public Works. (Added by the City Councii on 7.30,08)
DRAINAGE
22. 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, The Preliminary Hydrology Study,
prepared by Sanborn A/E, Inc., dated February 2008, shall be updated to
determine the volume of increased stormwater runoff due to development of the
Resolution No. 22317
Page 21
site, and to determine required stormwater runoff mitigation measures for the
proposed development. Final retention system sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the final
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.
23. Submit storm drain improvement plans for all on-site storm drainage system
facilities for review and approval by the City Engineer.
24. Construct storm drain improvements, including but not limited to catch basins,
and storm drain lines, for drainage of on-site streets into the on-site retention
basins and underground retention system, as described in the Preliminary
Hydrology Study, prepared by Sanborn A/E, Inc., dated February 2008. The
Preliminary Hydrology Study shall be amended to include catch basin sizing,
storm drain pipe sizing, and underground retention system sizing calculations
and other specifications for construction of required on-site storm drainage
improvements.
25. The proposed underground retention system shall be installed on-site and not
within the public right-of-way. The underground stormwater retention systems
shall be sized to have a sufficient capacity equal to the volume of increased
stormwater runoff due to development of the site, as identified in a final hydrology
study approved by the City Engineer. A decrease to the required retention
volume may be allowed for percolation of the stormwater runoff into the
underlying gravel and soil, not to exceed 2 inches per hour.
26. This project may 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, may 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 RWQCB. If required,
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).
27. 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.
Resolution No. 223'17
Page 22
ON-SITE
28. The minimum pavement section for all on-site pavement shall be 2'/z 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.
GENERAL
29. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off-site streets as
required by and at the discretion of the City Engineer, including additional
pavement repairs to pavement repairs made by utility companies for utilities
installed for the benefit of the proposed development (i.e. Desert Water Agency,
Southern California Edison, Southern California Gas Company, Time Warner,
Verizon, 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.
30. On phases or elements of construction following initial site grading (e.g., sewer,
storm drain, or other utility work requiring trenching) associated with this project,
the applicant shall be responsible for coordinating the scheduled construction
with the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation
Officer or Tribal Archaeologist_ Unless the project site has previously been
waived from any requirements for Tribal monitoring, it is the applicant's
responsibility to notify the Tribal Historic Preservation Officer, Richard Begay, or
the Tribal Archaeologist, Patty Tuck at (760) 325-3400, for any subsequent
phases or elements of construction that might require Tribal monitoring. If
required, it is the responsibility of the applicant to coordinate scheduling of Tribal
monitors during construction, and to arrange payment of any required fees
associated with Tribal monitoring. Tribal monitoring requirements may extend to
off-site construction performed by utility companies on behalf of the applicant
(e.g. utility line extensions in off-site streets), which shall be the responsibility of
the applicant to coordinate and arrange payment of any required fees for the
utility companies.
31. All proposed utility lines shall be installed underground.
Resolution No. 22317
Page 23
32. 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.
33. 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.
34. 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
issuance of a final certificate of occupancy. Any modifications or changes to
approved improvement plans shall be submitted to the City Engineer for approval
prior to construction.
35. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to maintain
an appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
36. 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.
TRAFFIC
37. As determined by the traffic study submitted by Endo Engineering, the following
mitigation measures shall be required:
a. Install traffic striping and signage on Computer Way at Farrell Drive, as
necessary to provide a separate westbound left-turn lane and westbound
right-turn lane. The westbound right-turn lane shall be 14 feet wide, the
westbound left-turn lane shall be 12 feet wide, and the eastbound lane
shall be 14 feet wide. The left-turn pocket length shall be 50 feet,
minimum, as measured from the cross-walk line.
38. The applicant shall comply with Chapter 8.40, "Transportation Demand
Management," of the Palm Springs Municipal Code.
39. A minimum of 48 inches of clearance for handicap accessibility shall be provided
on public sidewalks or pedestrian paths of travel within the development.
Resolution No. 22317
Page 24
40. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at the three driveway locations in accordance with City of Palm
Springs Standard Drawing Nos. 620-625.
41. 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.
42. This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid prior to issuance of building permit.
END OF CONDITIONS