HomeMy WebLinkAbout22048 - RESOLUTIONS - 10/3/2007RESOLUTION NO. 22048
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING CASE
NUMBER 5.1156, INCLUDING PLANNED DEVELOPMENT
DISTRICT 339, AND TENTATIVE TRACT MAP 35600, FOR
O & M INDIAN CANYON, LLC, FOR THE DEVELOPMENT
OF 499 CONDOMINIUM HOTEL ROOMS LOCATED AT
THE NORTHEAST CORNER OF CALLE EL SEGUNDO
AND TAHQUITZ CANYON WAY.
WHEREAS, O & M Indian Canyon LLC (the "Applicant") has filed an application with the
City pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, for the
establishment and development of Planned Development District 339; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Case Number 5.1156, consisting of Planned Development District
339, Tentative Tract Map 35600, and project architectural approval was given in
accordance with applicable law; and
WHEREAS, on September 12, 2007, a public hearing on the application 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 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 Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the meeting on the project, including but not
limited to the staff report, and all written and oral testimony presented, and has
approved the major architectural review, and recommended that the City Council adopt
a Mitigated Negative Delaration, and approve Case Number 5.1156 consisting of
Planned Development District 339, and Tentative Tract Map 35600; and
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
consider Case Number 5.1156, consisting of Planned Development District 339,
Tentative Tract Map 35600, was given in accordance with applicable law; and
WHEREAS, on October 3, 2007, a public hearing on the application was held by the
City Council in accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the meeting on the project, including but not limited to the
staff report, and all written and oral testimony presented.
Resolution No. 22048
Page 2
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE
AS FOLLOWS:
Section 1. 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 found 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.
Section 2. Pursuant to Section 94.03.00 of the Palm Springs Zoning Code, the City
Council makes the following findings:
a. 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 planned development is consistent with the General Plan, which
includes policies specifically relating to the expansion of the City's tourism base.
The project is also consistent with the Section 14 Master Plan, as amended,
which represents the General Plan and Zoning for the property on which the
project is located.
b. The subject property is suitable for the uses permitted in the proposed planned
development district, in terms of access, size of parcel, relationship to similar or
related uses, and other relevant considerations.
The project, as conditioned, is consistent with the Section 14 Master Plan, and
the vision of the area for the future. The site is physically suitable for the
proposed project, and provides sufficient access points for all uses proposed.
C. The proposed establishment of the planned development district is necessary
and proper, and is not likely to be detrimental to adjacent property or residents.
The Planned Development District modifies setback and open space
requirements in a manner which is conducive with the urban development sought
for the area in the future. The project adds to the Section 14 Master Plan facilities
which are complementary to the Convention Center and the nearby downtown
area.
Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the City Council
makes the following findings:
Resolution No. 22048
Page 3
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The Tentative Tract Map will facilitate the sale of condominium units within the
project. The project is consistent with both the General Plan and the Section 14
Master Plan.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The design of the Tentative Tract Map is consistent with the allowable uses in the
REO and RA land use designations, and the project design meets the
requirements of the zone, as conditioned.
C. The site is physically suited for this type of development.
The site is flat and surrounded by existing City streets. The construction of the
proposed project on the site is appropriate at this location.
d. The site is physically suited for the proposed density of development.
The site can accommodate the condominium hotel proposed. The overall density of
the project is within the Section 14 Master Plan density limits for the land use
designation for the project site.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The Tentative Tract Map has been reviewed under the California Environmental
Quality Act, and a Mitigated Negative Declaration is proposed. Mitigation measures
have been included which reduce potential impacts to less than significant levels.
f. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
The subdivision is designed to meet or exceed City standards. All structures on the
site will be required to meet or exceed City building codes. The project will not
cause public health problems.
g. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
There are no known public easements or access across the subject property,
therefore the design of the subdivision will not conflict with easements for access
Resolution No. 22048
Page 4
through or use of the property. Reciprocal access easements will be a requirement
of the map. Any utility easements can be accommodated within the project design.
Section 4: The City Council adopts the Mitigated Negative Declaration for Case Number
5.1156 — PD-339, and Tentative Tract Map 35600, and directs staff to file the associated
Notice of Determination.
Section 5: The City Council approves Case Number 5.1156, Planned Development
District 339 and Tentative Tract Map 35600, subject to the Conditions of Approval
attached hereto as Exhibit A, and as shown on the Tentative Tract Map 35600 and
Development Plans attached to the City Council Staff Report dated October 3, 2007 and
included herein by reference.
ADOPTED THIS 3`d day of October, 2007.
David H. Ready,, Cit nager
ATTEST:
�J;mes Thompson, City Clerk
Resolution No. 22048
Page 5
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS)
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 22048 is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on the 3`d day of October, 2007,
by the following vote:
AYES: Councilmember Foat, Councilmember McCulloch, Councilmember Mills,
Mayor Pro Tern Pougnet, and Mayor Oden.
NOES: None.
ABSENT: None.
ABSTAIN: None.
es Thompson, City Clerk
ity of Palm Springs, California
Resolution No. 22048
Page 6
EXHIBIT A
Case No. 5.1156 — PD 339 & Tentative Tract Map 35600
O & M Indian Canyon LLC
Northeast corner of Calle El Segundo and Tahquitz Canyon Way
(Hard Rock Hotel)
CONDITIONS OF APPROVAL
October 3, 2007
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer, the Director of Planning Services, the Chief of
Police, the Fire Chief or their designee, depending on which department recommended
the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its
agents, officers, and employees from any claim, action, or proceeding against the
City of Palm Springs or its agents, officers or employees to attach, set aside, void
or annul, an approval of the City of Palm Springs, its legislative body, advisory
agencies, or administrative officers concerning Case 5.1132 and 3.3002, PD 333
and Tentative Tract Map 35019. The City of Palm Springs will promptly notify the
applicant of any such claim, action, or proceeding against the City of Palm Springs
and the applicant will either undertake defense of the matter and pay the City's
associated legal costs or will advance funds to pay for defense of the matter by the
City Attorney. If the City of Palm Springs fails to promptly notify the applicant of
any such claim, action or proceeding or fails to cooperate fully in the defense, the
applicant shall not, thereafter, be responsible to defend, indemnify, or hold
harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains
the right to settle or abandon the matter without the applicant's consent but should
it do so, the City shall waive the indemnification herein, except, the City's decision
to settle or abandon a matter following an adverse judgment or failure to appeal,
shall not cause a waiver of the indemnification rights herein.
Resolution No. 22048
Page 7
3. That the property owner(s) and successors and assignees in interest shall
maintain and repair the improvements including and without limitation sidewalks,
bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and
fences between the curb and property line, including sidewalk or bikeway
easement areas that extend onto private property, in a first class condition, free
from waste and debris, and in accordance with all applicable law, rules, ordinances
and regulations of all federal, state, and local bodies and agencies having
jurisdiction at the property owner's sole expense. This condition shall be included
in the recorded covenant agreement for the property if required by the City.
4. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code
regarding public art. The project shall either provide public art or payment of an in
lieu fee. In the case of the in -lieu fee, the fee shall be based upon the total
building permit valuation as calculated pursuant to the valuation table in the
Uniform Building Code, the fee being 1/2% for commercial or industrial projects,
1/4% for new residential subdivisions, or 1/4% for new individual single-family
residential units constructed on a lot located in an existing subdivision with first
$100,000 of total building permit valuation for individual single-family units exempt.
Should the public art be located on the project site, said location shall be reviewed
and approved by the Director of Planning Services and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
5. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government
Code Section 66477 (Quimby Act), all residential development shall be required to
contribute to mitigate park and recreation impacts such that, prior to issuance of
residential building permits, a parkland fee or dedication shall be made.
Accordingly, all residential development shall be subject to parkland dedication
requirements and/or park improvement fees. The parkland mitigation amount shall
be based upon the cost to acquire and fully improve parkland. The applicant shall
submit a property appraisal to the Planning Services Department for the purposes
of calculating the Park Fee. The Park Fee payment and/or parkland dedication
shall be completed prior to the issuance of building permits.
Environmental Assessment
6. The mitigation measures of the Initial Study shall apply to the proposed project.
The applicant shall submit a signed agreement that the mitigation measures will
be included in the Planning Commission consideration of the environmental
assessment. Mitigation measures are included in the Initial Study, and hereby
incorporated into these conditions by reference.
7. The developer shall reimburse the City for the City's costs incurred in monitoring
the developer's compliance with the conditions of approval and mitigation
monitoring program, including, but not limited to inspections and review of
developers operations and activities for compliance with all applicable dust and
Resolution No. 22048
Page 8
noise operations, and cultural resource mitigation. This condition of approval is
supplemental and in addition to normal building permit and public improvement
permits that may be required pursuant to the Palm Springs Municipal Code.
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9. The applicant prior to issuance of building permits shall submit three (3) sets of a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the
Director of Planning Services for approval in a form to be approved by the City
Attorney, to be recorded prior to certificate of occupancy. The CC&R's shall be
submitted with a list of the adopted conditions of approval and an indication of
where applicable conditions are addressed in the CC&R's. The CC&R's shall be
enforceable by the City, shall not be amended without City approval, and shall
require maintenance of all property in a good condition and in accordance with all
ordinances.
10. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$2000, for the review of the CC&R's by the City Attorney. A filing fee, in
accordance with the fee schedule adopted by the City Council, shall also be paid
to the City Planning Services Department for administrative review purposes.
Final Design
11. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning Services, prior to issuance
of a building permit. Landscape plans shall be approved by the Riverside County
Agricultural Commissioner's Office prior to submittal. All landscaping located
within the public right of way or within community facilities districts must be
approved by the Public Works Director and the Director of Parks and Recreation.
12. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00,
Outdoor Lighting Standards, shall be submitted for review and approval by the
Director of Planning Services prior to the issuance of building permits.
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be submitted for approval prior to issuance of a building permit.
If lights are proposed to be mounted on buildings, down -lights shall be utilized.
No lighting of the hillside is permitted.
General Conditions/Code Requirements
13. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape
Document Package to the Director of Planning Services for review and approval
prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal
Code for specific requirements.
Resolution No. 22048
Page 9
14. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan
shall be submitted and approved by the Building Official. Refer to Chapter 8.50
of the Municipal Code for specific requirements.
15. The grading plan shall show the disposition of all cut and fill materials. Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
16. Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the Planning
Commission prior to issuance of building permits.
17. All materials on the flat portions of the roofs shall be earth tone in color.
18. All roof mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 93.03.00 of the zoning
Ordinance. The screening shall be considered as an element of the overall
design and must blend with the architectural design of the building(s). The
exterior elevations and roof plans of the buildings shall indicate any fixtures or
equipment to be located on the roof of the building, the equipment heights, and
type of screening. Parapets shall be at least 6" above the equipment for the
purpose of screening.
19. No exterior downspouts shall be permitted on any facade on the proposed
building(s) which are visible from adjacent streets or residential and commercial
areas.
20. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 93.02.00.D.
21. The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
22. The street address numbering/lettering shall not exceed eight inches in height.
23. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title
25 of the California Administrative Code. Compliance shall be demonstrated to
the satisfaction of the Director of Building and Safety.
24. Prior to the issuance of building permits, locations of all telephone and electrical
boxes must be indicated on the building plans and must be completely screened
and located in the interior of the building.
25. Parking for the hotel shall be valet -only. Such a requirement shall be recorded
concurrent with the recordation of the Final Map 35600.
Resolution No. 22048
Page 10
26. The architecture for the two signature restaurants, located at the corner of Calle
El Segundo and Tahquitz Canyon Way, shall be submitted to the Architectural
Advisory Committee for review and approval prior to Final PD approval.
27. The final landscaping plan and plant palette shall be submitted to the AAC for
review prior to the completion of the Final Planned Development permit.
28. The Ballroom structure may extend to 35 feet in height.
29. Parapets for the screening of elevator equipment, heating and air conditioning
equipment and stairwells shall extend only to the height of this equipment. The
total building height, including appurtenances shall not exceed 120 feet.
30. Delivery hours shall begin no earlier than 8:00 AM.
31. All hotel parking shall be by valet only. The entry to the parking structure from the
hotel entry drive shall be gated to allow access only by the valet.
32. Within the parking structure, 150 parking spaces shall be reserved for open
public parking. The balance of the parking structure shall be used by the hotel
valet service, and shall be designed out to achieve maximum efficiencies in the
number of vehicles parked.
33. Prior to the issuance of a grading permit for the project, the applicant shall
demonstrate to the City in writing that he/she has either:
a. Secured reserved or guaranteed employee parking for 125 cars at an off -
site location to be no more than 1200 feet from the project site; or
b. Established a shuttle or jitney service for the hotel, surrounding landmark
facilities in the downtown area, and the Palm Springs International Airport,
which will be operational at the opening of the hotel, and on a regular
schedule thereafter.
Engineering Division
STREETS
34. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
35. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division_ The plans shall be approved by the City
Engineer prior to issuance of any building permits.
36. Master planned roadways (Tahquitz Canyon Way, Calle El Segundo, and
Andreas Road) shall be improved to the Final Section 14 Master Development
Resolution No. 22048
Page 11
Plan/Specific Plan design standards on and adjacent to the site, as generally
identified herein.
TAHQUITZ CANYON WAY
37. Remove the existing driveway approaches and replace with new street
improvements (curb, gutter, and sidewalk) to match existing street improvements
in accordance with applicable City standards.
38. Remove the existing street improvements as necessary to construct a driveway
approach for the main hotel entry, in accordance with City of Palm Springs
Standard Drawing No, 205. The centerline of the driveway approach shall be
located approximately 500 feet east of the centerline of Calle El Segundo. The
main hotel entry shall be constructed with a raised landscaped median
separating two ingress lanes and one egress lane. Left turn egress onto Tahquitz
Canyon Way shall be prohibited.
39. Construct a Type A curb ramp meeting current California State Accessibility
standards on each side of the driveway approach in accordance with City of
Palm Springs Standard Drawing No. 212. The applicant shall ensure that an
appropriate path of travel, meeting ADA guidelines, is provided across the
driveway, and shall adjust the location of the access ramps, if necessary, to meet
ADA guidelines, subject to the approval of the City Engineer and ADA
Coordinator. If necessary, additional pedestrian and sidewalk easements shall be
provided on -site to construct a path of travel meeting ADA guidelines.
40. Remove existing street improvements as necessary to construct a directional
median opening across from the main hotel entry driveway access on Tahquitz
Canyon Way, as approved by the City Engineer. Provide a 75 feet long
eastbound left -turn pocket at the driveway access, with a 60 feet long bay taper,
or as approved by the City Engineer. The left -turn pocket shall be designed in
accordance with Section 405 of the current edition of the Caltrans Highway
Design Manual, as approved by the City Engineer.
41. Modify the existing raised, landscaped median island to eliminate the eastbound
left turn lane at Calle Alvarado. The existing landscaping and irrigation system
shall be modified and repaired, as required by the City Engineer and Director of
Parks and Recreation. Submit landscaping and irrigation system improvement
plans for review and approval by the City Engineer and Director of Parks and
Recreation. The existing irrigation system shall be used. The plans shall be
approved in conjunction with the street improvement plans for the median and
prior to issuance of a building permit, unless otherwise allowed by the City
Engineer.
42. All median landscaping shall be guaranteed for a period of 90 days from the date
of acceptance by the City Engineer. Any landscaping that fails during the 90-day
Resolution No. 22048
Page 12
landscape maintenance period shall be replaced with similar plant material to the
satisfaction of the City Engineer, and shall be subject to a subsequent 90-day
landscape maintenance period.
43. The existing sidewalk along the entire frontage shall be modified consistent with
the "Indian Culture and Art Walk" described in the Final Section 14 Master
Development Plan/Specific Plan (dated November 2004). Other improvements,
including large boulders with inscriptions describing Indian and Section 14 history
shall be provided, in consultation with Tribal staff and as approved by the City.
44. In accordance with the Final Section 14 Master Development Plan/Specific Plan
(dated November 2004), the applicant shall plant Washingtonia filifera palm trees
along the Tahquitz Canyon Way frontage, at 60 feet spacing, two canopy shade
trees between each new palm tree at 30 feet spacing, and a 3 feet high
evergreen hedge at the curb, as approved by the Director of Parks and
Recreation. The palm trees shall be uplighted, consistent with existing palm tree
lighting along the Tahquitz Canyon Way corridor. The applicant shall be
responsible for the perpetual maintenance of the new palm trees and other
parkway landscaping along the Tahquitz Canyon Way frontage.
45. The existing decorative lighting system along the Tahquitz Canyon Way frontage
shall be protected in place, except where relocation of existing lights is required
to facilitate the main hotel entry. Install additional Tahquitz Canyon Way
decorative light fixtures (12 feet to 15 feet tall) consistent with the existing
decorative lighting system along Tahquitz Canyon Way, including banner
supports and overhead pedestrian -level lighting on the sidewalk. The applicant
shall furnish and install the decorative light fixtures, luminaires and supporting
electrical system.
46. In accordance with the Final Section 14 Master Development Plan/Specific Plan
(dated November 2004), the applicant shall remove the existing paving within the
Tahquitz Canyon Way/Calle EI Segundo intersection and construct enhanced
paving within the intersection, including decorative cross -walks. The applicant
shall provide a decorative detail pattern for the intersection for review and
approval by Tribal staff and the City.
47. All broken or off grade street improvements shall be repaired or replaced.
CALLS EL SEGUNDO
48. Dedicate an easement for sidewalk purposes concentric with the back of the
sidewalk adjacent to the proposed vehicle drop-off.
49. Remove the existing driveway approaches and replace with new street
improvements (curb, gutter, and sidewalk) to match existing street improvements
in accordance with applicable City standards.
Resolution No. 22048
Page 13
50. Remove the existing street improvements as necessary to construct a 30 feet
wide driveway approach for the proposed restaurant auto court, in accordance
with City of Palm Springs Standard Drawing No_ 205. The centerline of the
driveway approach shall be located approximately 240 feet north of the centerline
of Tahquitz Canyon Way.
51. Construct a Type A curb ramp meeting current California State Accessibility
standards on each side of the driveway approach in accordance with City of
Palm Springs Standard Drawing No. 212. The applicant shall ensure that an
appropriate path of travel, meeting ADA guidelines, is provided across the
driveway, and shall adjust the location of the access ramps, if necessary, to meet
ADA guidelines, subject to the approval of the City Engineer and ADA
Coordinator. If necessary, additional pedestrian and sidewalk easements shall be
provided on -site to construct a path of travel meeting ADA guidelines.
52. Remove the existing street improvements as necessary to construct a 75 feet
long by 12 feet wide (minimum) spa/fitness center vehicle drop-off. The
centerline of the vehicle drop-off shall be located approximately 170 feet south of
the centerline of Andreas Road. The vehicle drop off shall be constructed with
new curb, gutter, and sidewalk to match existing improvements, in accordance
with applicable City standards.
53. On -street parking on Calle El Segundo adjacent to the driveway approach for the
proposed restaurant auto court and the spa/fitness center vehicle drop-off area
shall be restricted, as necessary to assure adequate sight distance, with
Regulatory Type R26 "No Parking" signs or red curb, as required by the City
Engineer.
54. The existing sidewalk along the entire frontage shall be modified consistent with
the Calle El Segundo streetscape described in the Final Section 14 Master
Development Plan/Specific Plan (dated November 2004).
55. In accordance with the Final Section 14 Master Development Plan/specific Plan
(dated November 2004), the applicant shall plant shade trees in an informal
pattern along the Calle El Segundo frontage, at a spacing of 30 feet or less, in a
4 feet wide parkway, as approved by the Director of Parks and Recreation. The
applicant shall be responsible for the perpetual maintenance of the new shade
trees and other parkway landscaping along the Calle El Segundo frontage.
56_ All broken or off grade street improvements shall be repaired or replaced.
h1►1a]:»_1.9:i07_1a]
57. Dedicate an additional 10 feet to provide the ultimate half street right-of-way
width of 40 feet along the entire frontage, together with a property line - corner
Resolution No. 22048
Page 14
cut -back at the southeast corner of the intersection of Andreas Road and Calle El
Segundo, in accordance with City of Palm Springs Standard Drawing No. 105.
58. Remove the existing driveway approach and replace with new street
improvements (curb, gutter, and sidewalk) to match existing street improvements
in accordance with applicable City standards.
59. Remove the existing street improvements as necessary to construct a 30 feet
wide driveway approach for the proposed loading dock, in accordance with City
of Palm Springs Standard Drawing No. 205. The centerline of the driveway
approach shall be located approximately 500 feet east of the centerline of Calle
El Segundo_
60. Remove the existing street improvements as necessary to construct a 24 feet
wide driveway approach for access to the parking structure, in accordance with
City of Palm Springs Standard Drawing No. 205. The centerline of the driveway
approach shall be located along the extension of the centerline of Calle Alvarado.
61. The existing sidewalk along the entire frontage shall be modified consistent with
the Andreas Road streetscape described in the Final Section 14 Master
Development Plan/Specific Plan (dated November 2004). The applicant and the
City shall work toward design of pedestrian facilities on Andreas Road.
62. In accordance with the Final Section 14 Master Development Plan/Specific Plan
(dated November 2004), the applicant shall plant vertical trees and planting along
the Andreas Road frontage, in a 5 feet wide parkway, as approved by the
Director of Parks and Recreation. The applicant shall be responsible for the
perpetual maintenance of the new trees and other parkway landscaping along
the Andreas Road frontage.
63, All broken or off grade street improvements shall be repaired or replaced.
CALLE ALVARADO (VACATED)
64. Remove the existing street improvements extending north of Tahquitz Canyon
Way, as required by the City Engineer. The existing Tahquitz Canyon Way/Calle
Alvarado access shall be closed, and replaced with new street improvements
(curb, gutter, and sidewalk) to match existing street improvements in accordance
with applicable City standards.
65. In accordance with the Final Section 14 Master Development Plan/Specific Plan
(dated November 2004), the applicant shall construct an internal pedestrian
path/bike path on -site, extending from Tahquitz Canyon Way to Andreas Road,
as approved by the City Engineer and the Director of Planning Services.
Resolution No. 22048
Page 15
66. Provisions for access to the City's existing sewer system shall be maintained
along the internal pedestrian path/bike path on -site, as required by the City
Engineer.
67. Emergency vehicle access shall be accommodated along the internal pedestrian
path/bike path on -site, extending a minimum of 150 feet south of Andreas Road.
A minimum 20 feet wide fire lane shall be constructed to the satisfaction of the
Fire Marshall. The fire lane shall be constructed with decorative pavers,
decorative concrete, turf block or other decorative paving materials consistent
with the internal pedestrian path/bike path on -site, and suitable to support heavy
emergency vehicles, as required by the Fire Marshall_
68. Construct a minimum 24 feet wide, two-way driveway extending from Andreas
Road to the parking structure access, as required by the City Engineer_ The
driveway shall be constructed with decorative pavers, decorative concrete, or
other decorative paving materials consistent with the internal pedestrian
path/bike path on -site.
SANITARY SEWER
69. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
70. All on -site sewer systems shall be privately maintained by a Home Owners
Association (HOA) or equivalent entity. Provisions for maintenance of the on -site
sewer system acceptable to the City Engineer shall be included in the
Covenants, Conditions and Restrictions (CC&R's) required for this project.
71. The on -site private sewer system shall collect sewage from the development and
connect to the existing public sewer system with a standard sewer lateral
connection in accordance with City of Palm Springs Standard Drawing No. 405.
Sewer plans shall be submitted to the Engineering Division for review and
approval. Private on -site sewer mains for residential projects shall conform to
City sewer design standards, including construction of 8 inch V.C.P. sewer main
and standard sewer manholes. Commercial projects may construct private sewer
systems to other approved City standards (i.e. Uniform Plumbing Code) upon
approval by the City Engineer. Sewer manhole covers shall be identified as
"Private Sewer A profile view of the on -site private sewer mains is not
necessary if sufficient invert information is provided in the plan view, including
elevations with conflicting utility lines. Plans for sewers other than the private on -
site sewer mains, i.e. building sewers and laterals from the buildings to the on -
site private sewer mains, are subject to separate review and approval by the
Building Division.
72. The public sewer easements within Calle Alvarado (vacated) shall be kept clear
and free of any and all obstructions to allow for the continued operation and
Resolution No. 22048
Page 16
maintenance of the public sewer main within the easement. Construction of
permanent structures or other improvements determined to be an obstruction of
the public sewer easement shall not be allowed. Planting of large trees or other
planting material with invasive or deep root structures shall be restricted. Access
to the public sewer easement from Tahquitz Canyon Way and Andreas Road
shall be maintained.
73. Provisions for maintenance of the public sewer easement, acceptable to the City
Engineer, shall be included in the Codes, Covenants, and Restrictions (CC&R's)
required for this development. Notice shall be clearly included in the CC&R's
defining the restrictions of development within the easement across the property.
The CC&R's shall advise the property owner(s) of the City's right to enter the
site, clear and remove any and all improvements and/or obstructions within the
easement, and give the City the right to charge all costs incurred in enforcing this
provision to the owner(s). The CC&R's shall also advise the property owner(s) of
the fact that the City is not required to replace in like kind, any landscaping or
other improvements within the public sewer easement in the event repair or
replacement of the existing sewer main is required, and that the City shall be
limited to leaving the property in a rough graded condition following any such
repair or replacement.
74. Pay a sewer assessment fee in accordance with the terms of the Sewer
Construction Refund Agreement between the City of Palm Springs and United
Condominiums Corporation, Sewer Agreement No. 2147. The fee shall be paid
prior to issuance of a building permit.
75. The project is subject to the Section 14 Sewer Impact Fee. The sewer impact fee
at the present time is $696.00 per acre. The fee shall be paid prior to, or
concurrently with issuance of building permits.
10:7_lI]I04[e3
76. Submit a Precise Grading and Paving Plan prepared by a California registered
civil engineer to the Engineering Division for review and approval. 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
Resolution No. 22048
Page 17
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. The Precise Grading and Paving Plan shall be approved by
the City Engineer prior to issuance of grading permit.
a. 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 Tentative Tract
Map; a copy of current Title Report; a copy of Soils Report; and a copy of the
associated Water Quality Management Plan.
77. 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 (760-669-6907),
or the Tribal Archaeologist, Patty Tuck (760-669-6907), 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.
78. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
79. 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.
80. 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.
81. 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.
Resolution No. 22048
Page 18
82. 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).
I1]0.111►h_Ceh
83. 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.
84. A Water Quality Management Plan (WQMP) shall be submitted to and approved
by the City Engineer prior to issuance of a grading permit. The WQMP shall
address the implementation of operational Best Management Practices (BMP's)
necessary to accommodate nuisance water and storm water runoff from the site.
Direct release of nuisance water to the adjacent property is prohibited.
Construction of operational BMP's shall be incorporated into the Precise Grading
and Paving Plan.
M42MIT_"
85. 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,
Resolution No. 22048
Page 19
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.
86. 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
(760-669-6907), or the Tribal Archaeologist, Patty Tuck (760-669-6907) 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.
87. All proposed utility lines shall be installed underground.
88. 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.
89. 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
(Auto CAD 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.
90. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as -
built" information and returned to the Engineering Division prior to issuance of a
final certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior to
construction.
Resolution No. 22048
Page 20
91. 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.
92. 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
93. A Final Map shall be prepared by a California registered Land Surveyor or
qualified Civil Engineer and submitted to the Engineering Division for review and
approval. A Title Report prepared for subdivision guarantee for the subject
property, the traverse closures for the existing parcel and all lots created
therefrom, and copies of record documents shall be submitted with the Final Map
to the Engineering Division as part of the review of the Map. The Final Map shall
be approved by the City Council prior to issuance of building permits.
94. A copy of draft Covenants, Conditions and Restrictions (CC&R's) 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 approved
by the City Attorney prior to approval of the Final Map.
95. Upon approval of a final map, the final map shall be provided to the City in G.I.S.
digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from
the Riverside County Transportation and Land Management Agency." G.I.S.
digital information shall consist of the following data: California Coordinate
System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file);
lot lines, rights -of -way, and centerlines shown as continuous lines; full map
annotation consistent with annotation shown on the map; map number; and map
file name. G.I.S. data format shall be provided on a CDROM/DVD containing the
following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or
Exchange file (e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation
drawing file), DXF (AutoCAD ASCII drawing exchange file) ), and PDF (Adobe
Acrobat 6.0 or greater) formats. Variations of the type and format of G.I.S. digital
data to be submitted to the City may be authorized, upon prior approval of the
City Engineer.
96. Relocation or abandonment of record easements across the property shall be
performed in conjunction with or prior to approval of a final map. Record
easements shall be extinguished, quit -claimed, relocated or abandoned to
facilitate development of the subject property_ Without evidence of the
extinguishment, quit -claim, relocation or abandonment of the record easements,
building permits for proposed structures encumbered by the existing record
Resolution No. 22048
Page 21
easement(s) will be withheld until such time as this easement is removed of
record and are not an encumbrance to the affected structures.
110.11aa141
97. As determined by the Hard Rock Hotel — Palm Springs Traffic Study submitted by
Endo Engineering (as revised on August 9, 2007), the following mitigation
measures will be required:
a. Clear unobstructed sight distance shall be provided at all project access
points, consisting of a sight triangle inside the property measuring 8 feet by
8 feet on either side of each access driveway. Screening fences or
landscaping shall be restricted within the sight triangle to maintain the
require sight distance.
b. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
project site at each access point and vehicle drop-off area, in accordance
with City of Palm Springs Standard Drawing No. 620 through 625, as
required by the City Engineer.
G. Pay a fair share payment of 9.64% (or $19,280) of the cost to signalize the
intersection of Avenida Caballeros and Amado Road. The applicant shall
pay the fair share proportion prior to approval of a final map.
d. Pay a fair share payment of 14.67% (or $29,340) of the cost to signalize the
intersection of Calle El Segundo and Amado Road, as well as restriping the
four intersection approaches to include left -turn bays, in conjunction with the
signalization. The applicant shall pay the fair share proportion prior to
approval of a final map.
e. Install a "No U-Turn" sign facing eastbound motorists near the eastern end
of the raised median on Tahquitz Canyon Way, on the approach to the
median opening at Calle Alvarado.
f. Restripe Calle El Segundo on both approaches to Tahquitz Canyon Way to
provide an exclusive northbound and southbound left -turn lane. Submit
traffic striping and signage plans, prepared by a California registered civil
engineer, for review and approval by the City Engineer. Required traffic
striping and signage improvements shall be completed prior to issuance of a
certificate of occupancy, unless otherwise allowed by the City Engineer.
98. A minimum of 48 inches of clearance for handicap accessibility shall be provided
on public sidewalks or pedestrian paths of travel within the development.
Minimum clearance on public sidewalks shall be provided by either an additional
dedication of a sidewalk easement (if necessary) and widening of the sidewalk,
or by the relocation of any obstructions within the public sidewalk along the
Tahquitz Canyon Way, Calle El Segundo, and the Andreas Road frontages of the
subject property.
99. All damaged, destroyed, or modified pavement legends, traffic control devices,
signing, striping, and street lights, associated with the proposed development
Resolution No. 22048
Page 22
shall be replaced as required by the City Engineer prior to issuance of a
Certificate of Occupancy.
100. Construction signing, lighting and barricading shall be provided for on all projects
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 State
of California, Department of Transportation, "Manual of Traffic Controls for
Construction and Maintenance Work Zones" dated 1996, or subsequent
additions in force at the time of construction.
101. This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid prior to issuance of building permit.
Waste Disposal
102. Trash cans shall be screened from view and kept within fifty (50) feet of the
street.
Police Department
103. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
Building Department
104. Prior to any construction on -site, all appropriate permits must be secured.
Fire Department
105, 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.
106. 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.
107. Radio Communications: Must install an in -building Public Safety Radio
Communications Coverage System composed of a radiating cable system or an
internal multiple antenna system with FCC -certified bi- directional 800 MHz and
150 MHz (as required to meet the two indicated 150 MHz frequencies)
Resolution No. 22048
Page 23
amplifier(s), distribution system, and subcomponents shall be required for all
buildings in excess of three stories, or has subterranean floors, or subterranean
parking. This system must meet the City of Palm Springs Public Safety Radio
System Coverage Specifications.
108. Fire Hydrant Flow: Insufficient information on submitted plans to determine fire
flow requirements.
109. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is
required.
110. Fire Sprinkler Plan Submittal: The contractor should submit fire sprinkler plans
as soon as possible. No portion of the fire sprinkler system, including water
meters and underground water supply, may be installed prior to plan approval. A
minimum of four copies must be submitted. Submittal to include manufacturers
cut sheets on all material and equipment used. Submittal shall also include
hydraulic calculations.
111. Fire Sprinkler Plan Review Procedure: Plans must be submitted directly to a
Fire Department approved engineer for review and recommendation of approval.
A list of approved engineers is attached. Once plans are recommended for
approval, they will be forwarded to the Fire Department for final approval.
112. 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)
113. Approved and Listed Materials: The entire fire sprinkler system shall only
employ the use of approved and currently listed materials, equipment and
devices.
114. Hydrostatic Tests: All system piping shall be hydrostatically tested at 200 PSI
for two hours or at 50 PSI above the system operating pressure, whichever is
greater,
115. System Flushing: All underground mains and lead-in connections shall be
flushed prior to connection to the overhead piping.
116. Fire Hydrant & FDC Location: A public commercial fire hydrant is required
within 30 feet of the Fire Department Connection (FDC). Fire Hose must be
protected from vehicular traffic and shall not cross roadways, streets, railroad
tracks or driveways or areas subject to flooding or hazardous material or liquid
releases. A field analysis of existing hydrants has not been conducted to verify
hydrant location or availability. This comment is included to make you aware that
additional fire hydrants may be required.
Resolution No. 22048
Page 24
117, Fire Department Connections: Fire Department connections shall be visible
and accessible, have two 2.5 inch NST female inlets, and have an approved
check valve located as close to the FDC as possible. All FDC's shall have KNOX
locking protective caps. Contact the fire prevention secretary at 760-323-8186
for a KNOX application form.
118. Location of Fire Department Connections: The connection inlets must face
the street, and be located on the street side of the building. The face of the inlets
shall be 18 inches horizontal from the back edge of sidewalk (or back of curb, if
no sidewalk), and shall be 36 to 44 inches in height to center of inlets above
finished grade. No landscape planting, walls, or other obstructions are permitted
within 3 feet of Fire Department connections. The FDC and supporting piping
shall be painted OSHA safety red. The address of the building served shall be
clearly indicated on the Fire Department Connection (FDC). A sign with this
information shall be placed on or near the FDC. The sign shall be constructed of
metal. The sign face, lettering, and attachment shall be made of weather and
vandal resistant materials. Sign background will be bright red. Letters will be
bright white. Sign format will be substantially as follows:
F. D. C. SERVES
425 S. SUNRISE WAY
ALL BLDGS. IN COMPLEX
119. 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)
120. Class 1 Standpipe: A Class 1 Standpipe system is required and shall be
installed in accordance with the 98 CFC, Art. 10, Sec. 1004, and 98 CBC, Ch. 9,
Std. 9-2 and Sec, 903. Standpipes will be required at every level in the stairwells.
121. Fire Alarm System: Fire Alarm System required. Installation shall comply with
the requirements of NFPA 72.
122. Access: Fire department access roads shall be provided so that no portion of
the exterior wall of the first floor of any building will be more than 150 feet from
such roads. CFC 902.2.1 Applicant must add required access routes to the
existing plans to meet code requirements and submit changes to the fire
department for approval.
123. Mid Rise/High Rise: High-rise and mid -rise buildings shall be accessible on a
minimum of two sides. Roadways shall not be less than 10 feet (3048 mm) or
Resolution No. 22048
Page 25
more than 35 feet (10 668 mm) from the building. Landscaping or other
obstructions shall not be placed or maintained around structures in a manner so
a$ to impair or impede accessibility for fire fighting and rescue operations.
124. 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 no more than 5
feet above floor level. Preferred location is in the path of exit travel near an exit
door.
125. Water Supply: The water supply and location/s of fire hydrants must be
approved prior to any work being performed on the job site. (903.1 CFC)
126. Water Systems and Hydrants: Underground water mains and fire hydrants
shall be installed, completed, tested and in service prior to the time when
combustible materials are delivered to the construction site. (903 CFC).
Installation, testing, and inspection will meet the requirements of NFPA 24 1995
edition. Prior to final approval of the installation, contractor shall submit a
completed Contractor's Material and Test Certificate to the Fire Department. (9-
2.1 NFPA 24 1995 edition)
127. Water Agency Construction Specifications: All water mains and fire hydrants
must be installed in accordance with DWA specifications and standards. Private
fire hydrants shall be painted OSHA safety red_ Public fire hydrants shall be
painted equipment yellow.
128. Vertical Clearance for Underground Parking: Palm Springs fire apparatus
require an unobstructed vertical clearance of not less than 8 feet 6 inches.
(902.2.2.1 CFC)
129. Knox (emergency access) key switch: A Knox key operated switch shall be
installed at every automatic gate. Show location of switch on plan. Show
requirement in plan notes.
130. Rapid Entry System Approval: The Knox Fire/Police/Ambulance Rapid Entry
System is the only Key Box, Lock Vault, Key Cabinet, Key Switch, Padlock, FDC
Cap, or Decal approved for use by the City of Palm Springs Fire Department.
131. Building or Complex Gate Locking Devices: Locked gate(s) shall be
equipped with a Knox key switch device or Key box. Boxes shall be mounted at
6 feet above grade. Contact the Fire Department at 760-323-8186 for a Knox
application form. (902.4 CFC)
Resolution No. 22048
Page 26
132. Underground Parking: A Class III Standpipe system is required and shall be
installed in accordance with the 98 CFC, Art. 10, Sec. 1004, and 98 CBC, Ch. 9,
Std. 9-2 and Sec. 903_ Hose will not be required.
133. Underground Parking: Automatic smoke removal system to be required for
subterranean parking.
134. Turn -Around Requirements for Subterranean/Ground Parking: Dead-end fire
apparatus access roads in excess of 150 feet in length shall be provided with
approved provisions for the turning around of fire apparatus. (902.2.2.4 CFC)
135_ Ventilating Hood & Duct System: A ventilating hood and duct system shall
be provided for commercial -type food heat -processing equipment that produces
grease -laden vapors. (1005.1 CFC)
136. Fire extinguishing system required: Approved automatic fire extinguishing
systems shall be provided for the protection of commercial type cooking
equipment. (1005.2.1 CFC)
137. Fire Dampers: Fire Dampers shall be provided where air ducts penetrate fire -
rated walls or ceilings. (606.0 CMC)
138. Dampers and Detectors: Smoke Dampers and Activating Smoke and/or Heat
Detectors shall be in accordance with the 2001 CBC and must be installed
separately from the Fire Alarm System. The signals for these devices shall not be
included with any fire alarm or water flow signal. These devices may be tied into
the Fire Alarm Control Panel for annunciation purposes only.
139. HVAC Duct Detection/Shut Down: All HVAC systems supplying greater than
2,000 CFM shall require a duct detector and HVAC shut down when smoke is
detected. (NFPA 72)
140. HVAC Duct Detection/Shut Down with Fire Detection or Alarm Systems: All
HVAC systems supplying greater than 2,000 CFM shall require a duct detector
and HVAC shutoff when smoke is detected. (609.0 CMC & NFPA 72) Where fire
detection or alarm systems are provided, the smoke detectors shall be
supervised by such systems and shall activate the fire alarm system. (609.0
CMC)
141. Elevator Stretcher Requirement: Elevators shall be designed to accommodate
medical emergency service. The elevator(s) so designed shall accommodate the
loading and transport of an ambulance gurney or stretcher 24 inches by 76
inches in the horizontal position. The elevator entrance shall have a clear
opening of not less than 42 inches wide or less than 78 inches high. The
elevator car shall be provided with a minimum clear distance between walls or
between walls and door excluding return panels not less than 80 inches by 54
Resolution No. 22048
Page 27
inches, and a minimum distance from wall to return panel not less than 51 inches
with a 42 inch side slide door. (3003.5a CBC)
142. Fencing Required: Construction site fencing with 20 foot wide access gates is
required for all combustible construction over 5,000 square feet. Fencing shall
remain intact until buildings are stuccoed or covered and secured with lockable
doors and windows. (8.04.260 PSMC)
Gates
143. 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)
144. 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).
145. Access During Construction: Access for firefighting equipment shall be
provided to the immediate job site at the start of construction and maintained until
all construction is complete. Fire apparatus access roads shall have an
unobstructed width of not less than 20 feet and an unobstructed vertical
clearance of not less than 13'6". Fire Department access roads shall have an all
weather driving surface and support a minimum weight of 73,000 lbs. (Sec. 902
CFC)
END OF CONDITIONS