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HomeMy WebLinkAboutRes No 2813 PLANNING COMMISSION RESOLUTION NO. 2813 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, FINDING NO FURTHER ENVIRONMENTAL REVIEW IS NECESSARY UNDER THE STATE OF CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES SECTION 15183 AND APPROVAL OF A PRECISE PLAN TO CONSTRUCT A 150-UNIT MULTI-FAMILY (AFFORDABLE HOUSING) PROJECT ADJACENT TO THE SPANISH WALK COMMUNITY ALONG THE EAST SIDE OF GERALD FORD DRIVE, NORTH OF FRANK SINATRA DRIVE, AND SOUTH OF THE 1-10/RAILROAD CASE NO. PP22-0004 WHEREAS, the City Council did on the 8t" day of December 2005, by Resolution No. 05-105 approved a Negative Declaration of Environmental Impact, Precise Plan 05-12, and Tentative Tract Map 33837 for 755 residential units known as the Spanish Walk community. The project included 605 condominium/single-family units and a maximum of 150 apartment units. Development of the 150 units were required to obtain approval of the Planning Commission; and WHEREAS, the applicant, Western National Group ("Applicant"), submitted a Precise Plan application for a 150-unit multi-family (affordable housing) development community consisting of eight (8) three-story apartment buildings, a single-story clubhouse, and open space amenities on a 6.8-acre parcel ("Project"). WHEREAS, the City of Palm Desert has an adopted General Plan and a certified Environmental Impact Report (EIR), SCH No. 2015081020; and WHEREAS, the Project is consistent with the development density and use characteristics considered by the General Plan EIR in the Small Town Neighborhood land use designation; and WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert's ("City's") Local CEQA Guidelines, the City is the lead agency for the Project; and WHEREAS, State CEQA Guidelines Section 15183 (Public Resources Code §21083.3) provides that projects which are consistent with a Community Plan, General Plan, or Zoning for which an environmental impact report (EIR) has been certified "shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the Project or its site;" and WHEREAS, the Project is consistent with the 2021-2029 Housing Element adopted by City Council on March 10, 2022, which is currently under review by the State Housing and Community Development Department (HCD) for certification. The current Housing Element identifies this site as Letter E, allocating a total of 21 affordable units; and PLANNING COMMISSION RESOLUTION NO. 2813 WHEREAS, the Architectural Review Commission (ARC) of the City of Palm Desert, California, did on the 121h day of April 2022, consider the request by the Applicant at its meeting and recommended approval with conditions to the Planning Commission of the above-noted Project request; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 7th day of June 2022, hold a duly noticed public hearing to consider the request by Applicant for approval of the above-noted Project request; and WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. SECTION 2. Finding. The said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of CEQA" Resolution No. 2019-41, in that the Director of Development Services has determined that the Project is consistent with the approved General Plan and original entitlements (Spanish Walk) and that other project- specific impacts were evaluated in the approval of Spanish Walk and that no further environmental review is required under State CEQA Guidelines 15183. CEQA Guidelines Section 15183 allows for a streamlined environmental review process for projects, which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified, except as might be necessary to examine whether there are project-specific significant effects, which are peculiar to the Project or its sites. If the above qualifications are met, as stated in Section 15183(b), "a public agency shall limit its examination of environmental effects to those which the agency determines, in an initial study or other analysis: (1) are peculiar to the Project or the parcel on which the Project would be located, (2) were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the Project is consistent, (3) are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action, or the project's CEQA Section 15183 Analysis (4) are previously identified significant effects which, as a result of substantial new information, which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR." This document has been prepared to satisfy the requirements of CEQA Guidelines Section 15183. It analyzes the potential environmental effects of the Project and evaluates whether they were adequately analyzed in a prior EIR such that the above-identified streamlining criteria apply. The Project is consistent with the Palm Desert General Plan Update (General Plan Update), for which an EIR (SCH No. 2015081020) was certified. The General Plan Update provides a framework for future growth of the City and projects the development reasonably expected to occur during the buildout period. The Genal Plan Update EIR analyzed the environmental 2 PLANNING COMMISSION RESOLUTION NO. 2813 impacts associated with the adoption and implementation of the General Plan Update. The Project is permitted in the zoning district where the project site is located and consistent with the land uses, density, and vision of the General Plan Update. The Project is consistent with the Housing Element, a component of the General Plan that identifies the City's housing conditions and needs and establishes goals, objectives, and policies that are the foundation of the City's housing and growth strategy. The City of Palm Desert recently adopted an update to the Housing Element of the General Plan, as required by State law. The 2021-2029 Housing Element is the sixth update and is also referred to as the 61h Cycle Housing Element. On March 10, 2022, the City Council adopted the 61h Cycle Housing Element, which is currently under review by the State Housing and Community Development Department (HCD) for certification. The current Housing Element identifies this site as Letter E, allocating a total of 21 affordable units. This project is providing 149 affordable units, which will exceed the minimum number of affordable units required. A condition of approval of this Project will require approval of a Housing Agreement by the City Council. SECTION 3. Project Recommendations. The Planning Commission hereby approves PP22-0004, subject to the findings and conditions of approval. SECTION 4. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City's office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Martin Alvarez, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings. SECTION 5. Execution of Resolution. The Chairperson of the Planning Commission signs this Resolution and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 711 day of June 2022, by the following vote, to wit: AYES: GREENWOOD, GREGORY, and HOLT NOES: NONE ABSENT: DE LUNA and PRADETTO ABSTAIN: NONE OHN REENWe4b, CHAIN,----)( ATTEST: MARTIN ALVAREZ, SECRETARY PALM DESERT PLANNING COMMISSION 3 PLANNING COMMISSION RESOLUTION NO. 2813 CONDITIONS OF APPROVAL CASE NO. PP22-0004 PLANNING DIVISION: 1. The development of the property shall conform substantially with exhibits on file with the Development Services Department, as modified by the following conditions. 2. The Applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these project approvals for the project, or the project approvals themselves, the developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. The developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the developer's approval of counsel, which shall not be unreasonably denied, and at the developer's sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the developer and cooperate in the defense. The developer, upon such notification, shall deposit with City sufficient funds in the judgment of the City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both parties elect to defend, the parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share and protect the information, under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. The developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third-party litigation of project approvals without the developer's consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless the developer materially breaches this indemnification requirement. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved development standards listed in the Palm Desert Municipal Code (PDMC), and state and federal statutes now in force, or which hereafter may be in force. 4. The Precise Plan (PP) shall expire if construction of the said project shall not commence within two years from the date of final approval unless an extension of time is granted by the Palm Desert Planning Commission; otherwise, said approval shall become null, void, and of no effect whatsoever. 5. Per PDMC Section 25.72.030 Precise Plan Amendment to a PP, the Director may approve in writing on the approved PP minor modifications without the benefit of a public hearing when such modifications do not adversely affect the public interest or the interest of owners of neighboring properties or substantially alter the plan and so long as the modification would not affect any other condition of approval. All other changes that do not qualify will result in a new public hearing. 4 PLANNING COMMISSION RESOLUTION NO. 2813 6. All construction documentation shall be coordinated for consistency, including, but not limited to, architectural, structural, mechanical, electrical, plumbing, landscape and irrigation, grading, and street improvement plans. All such plans shall be consistent with the approved entitlement plans on file with the Development Services Department. 7. Construction of said project shall commence within two years from the date of final approval unless an extension of time is granted; otherwise, said approval shall become null, void, and of no effect whatsoever. 8. Prior to issuance of a building permit for construction of any use or structure contemplated by this approval, the Applicant shall first obtain permits and or clearance from the following agencies: Coachella Valley Water District (CVWD) Public Works Department Fire Department Evidence of said permit or clearance from the above agencies shall be presented to the Building & Safety Division at the time of issuance of a building permit for the use contemplated herewith. 9. This project is subject to payment of the City's Public Art fee. The fee will be applied at the time of a building permit issuance and shall remain in the City's public art fund. 10. Final lighting plans shall be submitted under PDMC Section 24.16 for any landscape, architectural, street, or other lighting types within the project area. 11. All exterior lighting sources shall be fully shielded and directed downwards and is subject to approval by the City's Development Services Department. Luminaries with total lamp lumens above sixteen thousand lumens shall not be used. 12. Access to trash and service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by the applicable waste company and the Development Services Department and shall include a recycling program. 13. Final landscape and irrigation documents shall be prepared by a landscape architect registered with the State of California and shall be submitted to the City's Development Services Department and the Coachella Valley Water District for review and approval. All sheets shall be wet signed by the landscape architect and shall include the license number and the expiration date. The landscape plan shall conform to the preliminary landscape plans prepared as part of this application and shall include dense plantings of landscape material. 14. All project irrigation systems shall function properly, and landscaping shall be maintained in a healthy and thriving condition. The maintenance of landscaping and the irrigation system shall be permanently provided for all areas of the project site, as well as walkways and the portion of public right-of-way abutting the project site (parkways). Furthermore, the plans shall identify responsibility for the continued maintenance (such as homeowners' association (HOA), landscape maintenance district, property owner, etc.). 5 PLANNING COMMISSION RESOLUTION NO. 2813 15. All exterior equipment and all appurtenances thereto shall be completely screened from public view by walls or roof screens that are architecturally treated to be consistent with the building. The final construction plans shall include appropriate drawings demonstrating how such equipment is to be screened from view. No rooftop equipment shall be permitted. 16. All roof drainage systems and devices shall be designed such that they are fully screened from view from all public streets. Drainage devices, including but not limited to, down- spouts, shall not be located on any exterior elevation and shall be fully integrated into the building structure. 17. All ground-mounted utility structures including, but not limited to, transformers, HVAC equipment, and backflow prevention valves shall be located out of view from any public street or adequately screened using landscaping and/or masonry walls. 18. The Applicant shall comply with the recommendations made by the City's ARC, as referenced in the April 12, 2022, Notice of Action for the April 12, 2022, meeting. 19. The Applicant or any successor in interest shall comply with all applicable local, state, and federal laws and regulations. 20. All parking spaces shall be clearly marked with white or yellow paint or other easily distinguished material. Except as required by State and ADA requirements, all markings shall be a minimum four-inch (4") wide double ("hairpin" style) stripe designed to provide 18 inches measured outside to outside under City Council Resolution No. 01-5. Parallel Spaces and covered spaces are not required to provide double striping. 21. A copy of the herein-listed conditions of approval shall be included in the construction documentation package for the project, which shall be continuously maintained on-site during project construction. 22. The final design of all site walls and fencing shall be subject to review and approval by the City's Development Services Department that includes consideration of the easements at the rear of the property. 23. The Applicant shall enter into a Housing Agreement with the City of Palm Desert prior to building permit issuance. The agreement shall be in accordance with provisions related to affordable housing. 24. The Applicant shall incorporate noise abatement measures into the project as identified by the Project Final Noise Study in 2005. LAND DEVELOPMENT DIVISION: 25. The Applicant shall comply with all provisions of Title 27 of the PDMC. 26. It is assumed that easements shown on the preliminary grading exhibit are shown correctly and include all the easements that encumber the subject property. A current preliminary title report for the site will be required to be submitted at technical plan. The 6 PLANNING COMMISSION RESOLUTION NO. 2813 Applicant shall secure approval from all, if any, easement holders for all grading and improvements, including walls and fencing that are proposed over the respective easement or provide evidence that the easement has been relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or is otherwise of no affect. Should such approvals or alternate actions regarding the easements not be provided, the Applicant may be required to amend or revise the proposed site configuration as may be necessary. 27. It is understood that the conceptual exhibits correctly show acceptable centerline elevations, all existing easements, traveled ways, and drainage courses with appropriate Q's and that the omission or unacceptability may require that the Applicant amend or revise the site plan as may be. 28. The Applicant shall obtain "will serve" letters from the CVWD for water and sewer, Southern California Edison (SCE) for electrical power, and the Southern California Gas Company for gas. 29. All private streets and common areas will be permitted as shown on the conceptual exhibit subject to these conditions of approval and the Applicant providing adequate provisions through an HOA or other equivalent responsible mechanism as approved by the City Engineer and City Attorney for the continued and perpetual maintenance of these streets, common areas, and on-site Best Management Practices (BMPs) to the satisfaction of the City Engineer and City Attorney. 30. The Applicant shall pay all, if any, appropriate signalization fees per the City's Resolution No. 79-17 and 79-55. 31. The Applicant shall pay all, if any, appropriate drainage fees per the City's Municipal Code Section 26.49 and Palm Desert Ordinance No. 653. 32. The Applicant shall comply with Palm Desert Ordinance No. 843 as applicable to this project. Prior to the issuance of grading permits the Applicant shall: 33. The Applicant shall prepare a final grading plan for the site. No grading or other improvements shall be permitted until a final grading plan has been approved by the City Engineer. Grading plans and all grading shall conform to the California Building Code, the City's Municipal Code Title 27 Grading, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. 34. The grading plan shall provide for acceptance and proper disposal of all off-site drainage flowing onto or through the site. Should the quantities exceed the street capacity, the Applicant shall provide adequate drainage facilities and/or appropriate easements as approved by the City Engineer. 35. The grading plan shall provide for the protection of downstream properties from damages caused by alteration of the drainage patterns, i.e., concentration or diversion of flow. 7 PLANNING COMMISSION RESOLUTION NO. 2813 36. Plans shall clearly identify the any grading work limits if phasing if phasing is proposed in the development. A separate set of plans will be required for subsequent phases upon approval. 37. Pad elevations, as shown in the conceptual exhibit, are subject to review and modification under Chapter 27 of the PDMC. 38. Before approval of the grading plan, the Applicant shall prepare a detailed final flood hazard/hydrology and hydraulics report for approval by the City Engineer. 39. Preliminary Drainage Study for Palm Desert Multi-Family Residential, dated April 4, 2022, was reviewed during the Planning application process. The Final report shall address comments provided on April 21, 2022, on PP22-0004 Spanish Walk, Completeness Review letter by Michael Baker International. 40. All drainage and storm drain improvements shall be designed per City's Municipal Code Title 24, Riverside County Flood Control and Water Conservation District's standards for the Coachella Valley area, the Drainage Element of the Palm Desert General Plan, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. 41. Prior to the issuance of the grading permit, the Applicant shall submit a PM10 application for review and approval. The Applicant shall comply with all provisions of the City's Municipal Code Section 24.12 regarding Fugitive Dust Control. 42. Prior to the issuance of the grading permit, the Applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval by the Land Development Department. 43. Where grading involves import or export, the Applicant shall obtain approval for the import/export location from the Engineering Department, if located in the City. If the import/export location is outside the City, the Applicant shall provide evidence that the jurisdictional agency has provided all necessary approvals for import/export to/from the site. 44. The Applicant shall provide access easement to adjacent parcels identified by Assessor Parcel Numbers 694-520-017 and 694-520-014. 45. It shall be the sole responsibility of the Applicant to obtain all proposed or required easements and/or permissions necessary to perform the grading shown on the tentative grading plan exhibit. Proof shall be provided to the Land Development Division prior to issuance of grading permit. 46. Temporary erosion control measures shall be implemented immediately following grading operations to prevent transport and deposition of debris onto downstream properties, public rights-of-way, or other drainage facilities. The Erosion Control Plans showing these measures shall be submitted along with the grading plan for approval by the City Engineer. 8 PLANNING COMMISSION RESOLUTION NO. 2813 47. If grading is required off-site, the Applicant shall obtain written permission from the property owner(s) to grade as necessary and provide a copy to the Engineering Department. 48. It is assumed that the grading and the provisions for water quality management shown on the conceptual grading exhibit can comply with all requirements for a Final Water Quality Management Plan (F-WQMP) without substantial change from that shown. Before approval of the grading plan Landowner shall prepare, or cause to be prepared, a Final WQMP in conformance with the requirements of the Riverside County Flood Control and Water Conservation District (RCFC&WCD) Whitewater Watershed area for approval of the City Engineer. 49. A project-specific Conceptual Water Quality Management (WQMP) Plan for WNG Palm Desert, dated April 4, 2022, was submitted for review during the Planning application process. The Final report shall address comments provided on April 21, 2022, on PP22- 0004 Spanish Walk, Completeness Review letter by Michael Baker International. 50. Final WQMP shall include a site-specific soil infiltration report and analysis. 51. Prior to the issuance of a grading permit, the Applicant shall submit plans for review and approval of the City Engineer for all public improvements, including but not limited to street and roadway improvements, street lighting improvements, water system improvements, sanitary sewer system improvements, and landscape and irrigation improvements. Plans shall provide for the construction of ADA compliant depressed curbs and access ramps and be prepared by a registered civil engineer in the State of California. 52. The Applicant shall enter into an agreement and post financial security guarantee for the construction of all off-site/public improvements. The form and amount of the financial security shall be reviewed and approved by the City Engineer. 53. Improvements for Gerald Ford Drive include, but are not limited to: A. Parkway improvements along site frontage and providing adequate transition at improvements terminus, as approved by the City Engineer. Including curb and gutter, meandering buffered sidewalk, landscape, and irrigation improvements. B. Gerald Ford Drive ultimate street improvements include a raised landscaped median along the project frontage. As an interim condition to the future full roadway improvement, the Applicant shall provide a Two-Way-Left-Turn Lane (TWLT) paved median in lieu of a left-turn pocket. The TWLT median shall extend along the project frontage in order to provide appropriate access from southbound traffic on Gerald Ford Drive to the site. Final Street improvement plans shall show pavement section for the interim condition and provide corresponding signing and striping. C. Driveway approaches (2) per the approved conceptual exhibits. D. Signing and striping. E. Utility connections. 9 PLANNING COMMISSION RESOLUTION NO. 2813 54. Proposed westerly driveway will be restricted to Fire Department and emergency vehicle use only; a Knox-box gate will be required and/or equivalent as approved by the Fire Department and the City Engineer. 55. Proposed easterly driveway shall serve as the main vehicular access to the site. 56. Rough grading must be completed as shown on the approved grading plans. 57. Geotechnical Engineer shall certify the completion of rough grading in conformance with the approved grading plans and the recommendations of the geotechnical report approved for this project, and a licensed land surveyor shall certify the completion of grading in conformance with the lines and grades shown on the approved grading plans. 58. Prior to the issuance of the building permit, the Applicant shall prepare a declaration of covenants, conditions, and restrictions (CC&Rs) and submit it for review to the City. The CC&Rs shall provide for the perpetual maintenance and operation of open space areas, common spaces such as parking lots and recreational facilities, trash disposal for common areas, and water quality best management practices (BMP) facilities by either the property owner's association or the owners of each individual lot or unit as tenants in common. 59. Prior to the issuance of a building permit, the Applicant shall provide the City's Land Development Division with a copy of the Fire clearance for the emergency access. 60. Prior to the issuance of a building permit, the Applicant shall pay all project-specific fair share contributions as identified in the approved. 61. During the course of the project, the Applicant shall schedule a site inspection through the Permit Center to meet and confer with the Public Works Inspector. 62. The Applicant is responsible for the completion of construction of all grading and improvements for which plans are required and shall comply with all the requirements within the public and private road rights-of-way. 63. Condition was included in error. 64. Prior to a footing inspection from the Building and Safety Division, the engineer shall submit a signed and stamped Form Certification to Land Development for review and approval. 65. Submit a Letter of Certification to the Land Development Division prior to the scheduling of a Final Inspection. 10 PLANNING COMMISSION RESOLUTION NO. 2813 BUILDING AND SAFETY DIVISION: 66. This project shall comply with the latest adopted edition of the following codes: A. California Building Code and its appendices and standards. B. California Residential Code and its appendices and standards B. California Plumbing Code and its appendices and standards. C. California Mechanical Code and its appendices and standards. D. California Electrical Code. E. California Energy Code. F. California Green Building Standards Code G. Title 24, California Code of Regulations. H. California Fire Code and its appendices and standards. 67. This project will fall under the review and compliance of Chapters 11-A and Chapter 11- B of the 2019 California Building Code. 68. The Applicant shall coordinate directly with: Riverside County Fire Marshal's Office CAL FIRE/Riverside County Fire Department Main: (760) 863-8886 77933 Las Montanas Road, Suite 201 Palm Desert, CA 92211 69. Plan approval must be obtained from the County of Riverside, Department of Environmental Health before constructing or altering structure or equipment (such as fencing and decking). The Applicant shall coordinate directly with the health department for application, plans, and specifications. 70. All trash enclosures are required to be accessible. Provide an accessible path of travel to the trash enclosure. Trash enclosures shall comply with the minimum requirements established by Chapter 8.12 of the PDMC. 71. All contractors and subcontractors shall have a current City of Palm Desert Business License before permit issuance per PDMC, Title 5. 72. All contractors and/or owner-builders must submit a valid Certificate of Workers' Compensation Insurance coverage before the issuance of a building permit per California Labor Code, Section 3700. 73. Address numerals shall comply with Palm Desert Ordinance No. 1351 (PDMC 15.28. Compliance with Ordinance 1351 regarding street address location, dimension, a stroke of line, distance from the street, height from grade, height from the street, etc., shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds, or other reasons that may render the building address unreadable shall be addressed during the plan review process. The Applicant may request a copy of Ordinance 1351 or Municipal Code Section 15.28 from the Building and Safety Division counter staff. 11 PLANNING COMMISSION RESOLUTION NO. 2813 FIRE DEPARTMENT: 74. Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the water system shall be submitted to the Fire Department for review and approval. The water system shall be capable of delivering 2,375 gallons per minute at 20 psi for a 2-hour duration. Fire hydrant location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available before the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 507.5.1, 3312, Appendices B and C. 75. Fire Department Access: Prior to the building permit issuance, a fire access site plan shall be approved. The access roads shall be capable of sustaining 60,000 lbs. over two axels and 75,000 lbs. over three axles in all-weather conditions. Approved vehicle access, either permanent or temporary, shall be provided during construction. CFC 503.1.1, 331.1 and 503.2.1. 76. Requests for installation of traffic calming designs and devices on fire apparatus roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1. 77. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection before any construction. Ref. CFC 503.1. 78. Construction Permits: Building construction plans shall be submitted to the Office of the Fire Marshal for review and approval. Additional fire and life safety conditions may be determined during this review. 79. Fire Sprinkler System: All new commercial structures 3,000 square feet or larger shall be protected with a fire sprinkler system. All new residential apartment buildings shall be protected with a fire sprinkler system. Ref CFC 903.2 as amended by the City of Palm Desert. 80. Fire sprinkler system risers shall not be obstructed in any manner. If a system riser is to be concealed by means of a wall, soffit, column, or other building construction, it shall be provided with an 18-inch clearance to each side and to the front of the system riser. Access shall be provided by means of a door with the minimum dimensions of two (2) feet, six (6) inches in width by six (6) feet, and eight (8) inches in height from the exterior of the building directly to the riser as approved by the fire code official Ref. RVC Fire IB 06-07. 81. Fire Alarm and Detection System: A water flow monitoring system and/or the fire alarm system may be required and will be determined at the time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72. 82. Knox Box and Gate Access: Building shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. Gates installed across access walkways and maintained shall be provided with approved 12 PLANNING COMMISSION RESOLUTION NO. 2813 Knox equipment. Electric gate operators shall be provided with Knox key switches. Electric gate operators shall also be connected to a remote signal receiver compatible for use with the preemption devices on the Riverside County fire apparatus. The gate shall automatically open upon receiving a remote signal from the fire apparatus and remain in the fully open position for a minimum of 30 seconds. Ref. CFC 506.1. 83. Addressing: All residential dwellings and commercial buildings shall display street numbers, building number/letter designators, and unit designators in a prominent location on the street side of the premises and additional locations as required. The premises shall have an illuminated diagrammatic representation of the actual site layout which shows the name of the complex, all streets, building designators, unit numbers, and dire hydrant locations within the complex. These directories shall be a minimum of 4' by 4' in dimension and located next to roadway access. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard No. 07-01. END OF CONDITIONS OF APPROVAL 13