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HomeMy WebLinkAboutRes No 2814' PLANNING COMMISSION RESOLUTION NO.2814 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVAL OF A PRECISE PLAN (PP) FOR A 176-UNIT MULTI -FAMILY (AFFORDABLE HOUSING) PROJECT ON AN 11-ACRE SITE LOCATED AT THE SOUTHEAST CORNER OF GATEWAY DRIVE AND DICK KELLY DRIVE AND WEST OF CORTESIA WAY CASE NO. PP22-0002 WHEREAS, UHC 00357 Palm Desert, LP, a California Limited Partnership ("Applicant"), submitted a Precise Plan application for a 176-unit multi -family (affordable housing) development community consisting of four (4) three-story apartment buildings, five (5) two-story apartment buildings, a single -story clubhouse, pool area, private outdoor recreation areas, and associated parking areas on an 11-acre site ("Project"); and WHEREAS, the Project site has a land use designation of Town Center Neighborhood (TCN) in the General Plan and a zoning designation of Planned Residential (PR-22). The PR has a density range of seven (7) to 40 units per acre. The development of 15 units per acre complies with the density range, and the Project also conforms to all applicable development standards of the PR zone; 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, City staff reviewed the Project and prepared an Initial Study pursuant to State CEQA Guidelines Section 15063 to determine if the Project could have a significant effect on the envirbnment; and WHEREAS, based on the Initial Study, which concluded that the Project would have potentially significant impacts but that those impacts could be reduced to less than significant levels with the implementation of the proposed mitigation measures, the City determined that a subsequent Mitigated Negative Declaration ("MND") should be prepared for the Project, and an MND was prepared pursuant to Public Resources Code Sections 21064.5 and 21080, subdivision (c), and the State CEQA Guidelines section 15070 et seq; and WHEREAS, the Project was deemed a complete application on February 8, 2022 prior to the adoption of the Housing Element's 6th Cycle adoption by City Council, therefore, the 176 income -restricted units are consistent with the allocation provided with the site in the Housing Element 5'h Cycle (2006-2014 planning period). WHEREAS, the Architectural Review Commission (ARC) of the City of Palm Desert, ' California, did on the 12th 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 PLANNING COMMISSION RESOLUTION NO.2814 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on ' the 51h day of July 2022, hold a duly noticed public hearing to consider the request by Applicant for approval of the above -noted Project request; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred; 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. Compliance with the CEQA. As the recommending body for the Project, the Planning Commission has reviewed and considered the information contained in the MND, Initial Study, and administrative record on file with the City and is available for review at 73510 Fred Waring Drive, Palm Desert, California. The MND and Initial Study have been I completed in compliance with the CEQA (Pub. Res. Code § 21000 et seq: "CEQA") and the State CEQA Guidelines. SECTION 3. Findings on Environmental Impacts. In the City's role as the lead agency under CEQA, the Planning Commission finds that the MND and Initial Study dated April 2022 contain a complete and accurate reporting of the environmental impacts associated with the Project. The documents have been completed in compliance with CEQA, the State CEQA Guidelines, and City of Palm Desert local CEQA guidelines. All environmental impacts of the Project are either insignificant or can be mitigated to a less than significant level pursuant to the mitigation measures outlined in the MND, Initial Study, and the Mitigation Monitoring and Reporting Program. No substantial evidence in the record supporting a fair argument that the Project may result in significant environmental impacts and that any comments received to date regarding the Project have been examined and determined not to modify the conclusions of the MND or the Planning Commission. Furthermore, the MND has not been substantially revised after the public notice of its availability, and recirculation is not required. (State CEQA Guidelines, § 15073.5.) The Planning Commission furtherfinds that the MND contains a complete, objective, and accurate reporting of the environmental impacts associated with the Project and reflects the independent judgment of the Planning Commission. SECTION 4. Adoption of the Mitigated Negative Declaration. The Planning Commission hereby adopts the subsequent MND prepared for the Project. 2 PLANNING COMMISSION RESOLUTION NO. 2814 ' SECTION 5. Adoption of the Mitigation Monitoring and Reporting Program. The Planning Commission hereby adopts the Mitigation Monitoring and Reporting Program prepared for the Project, which is included in the MIND. SECTION 6. Approval. The Planning Commission hereby approves and adopts the PP application for the Project. SECTION 7. Approval. The Planning Commission hereby approves and adopts the Project, subject to the Conditions of Approval attached hereto as Exhibit "A." SECTION 8. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are 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 9. Notice of Determination. The Planning Commission directs Staff to file a Notice of Determination with the County of Riverside and the State Clearinghouse within five (5) working days of any Project approval. SECTION 10. Execution of Resolution. The Chairperson of the Planning Commission shall sign this Resolution, and the Secretary to the Commission shall attest and certify 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 5th day of July 2022, by the following vote, to wit: AYES: GREGORY, GREENWOOD, HOLT, and PRADETTO NOES: NONE ABSENT: DE LUNA ABSTAIN: NONE ATTEST: MARTIN ALVAREZ, SECR TARY PALM DESERT PLANNING COMMISSION PLANNING COMMISSION RESOLUTION NO.2814 EXHIBIT "A' CONDITIONS OF APPROVAL ' CASE NO. PP22-0002 PLANNING DIVISION: 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. 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.2814 ' 6. The Applicant shall comply with the mitigation measures in the adopted Mitigated Negative Declaration (MND) as adopted for the Project. 7. 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. 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 16,000 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. Prior to the approval of a Building Permit by the Development Services Department, 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. All plants shall be a minimum of five (5) gallons in size, and all trees shall be a minimum 24-inch box in size. PLANNING COMMISSION RESOLUTION NO.2814 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.). 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. 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 on the April 22, 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, which 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. All mitigation measures identified in the CEQA Environmental Assessment and Initial Study shall be incorporated into the planning, design, development, and operation of the ' project. 2 PLANNING COMMISSION RESOLUTION NO.2814 ' LAND DEVELOPMENT DIVISION: 25. The following plans, studies, and exhibits are hereby referenced: Preliminary Grading and Drainage Plan; prepared by The Altum Group; dated January 7, 2021. 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. The Applicant shall secure approval from all, if any, easement holders for all grading and improvements 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 effect. Should such approvals or alternate actions regarding the easements not be provided and approved by the City, 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 Os, and that the omission or unacceptability may require that the Applicant amend or revise the site plan as may be. 28. 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 by means of a HOA or another 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 post -construction Best Management Practices (BMPs) to the satisfaction of the City Engineer and City Attorney. 29. The Applicant shall pay all appropriate signalization fees in accordance with the City's Resolution Nos. 79-17 and 79-55. 30. The Applicant shall pay all appropriate drainage fees in accordance with the City's Municipal Code Section 26.49 and Palm Desert Ordinance No. 653. 31. The Applicant shall comply with Palm Desert Ordinance No. 843, as applicable to this project. , 32. Prior to the grading permit, 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 approved Conceptual Grading Plan, 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. 33. 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. 7 PLANNING COMMISSION RESOLUTION NO.2814 34. The grading plan shall provide protection of downstream properties from damages ' caused by alteration of the drainage patterns, i.e., concentration or diversion of flow. 35. Pad elevations, as shown on the conceptual exhibit, are subject to review and modification in accordance with Chapter 27 of the PDMC. 36. Prior to approval of the grading plan, the Applicant shall prepare a detailed final flood hazard, hydrology, and hydraulics report for approval of the City Engineer. 37. A Preliminary Hydrology Report prepared by The Altum Group, dated January 7, 2022, was reviewed during the Planning application process. The Final report shall address comments provided on March 4, 2022, PP22-0002 Urban Crossings Apartment Complex, Completeness Review letter by Michael Baker International. 38. All drainage and storm drain improvements shall be designed in accordance with the 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. 39. Prior to the issuance of a 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. 40. Prior to the issuance of a grading permit, the Applicant shall submit a Storm Water ' Pollution Prevention Plan (SWPPP) for review and approval of the Land Development Division. 41. Where grading involves import or export, the Applicant shall obtain a permit, from the Public Works Department, including import and export quantities and hauling route. 42. It shall be the sole responsibility of the Applicant to obtain any and 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 Department prior to issuance of a grading permit. 43. Prior to a grading permit and 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. 44. Prior to the issuance of a grading permit, the Applicant shall enter into a maintenance agreement with the City. The agreement shall provide for the maintenance and operation of open space areas, common spaces such as parking lot and recreational facilities, trash disposal for common areas, and water quality BMP facilities by either the property owner's association or the owners of each individual lot or unit as tenants in common. 45. 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. Prior PLANNING COMMISSION RESOLUTION NO.2814 ' to approval of the grading plan, the 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. 46. A project specific Conceptual Water Quality Management Plan was submitted for review during the Planning application process. The Final report shall address comments provided on March 4, 2022, PP22-0002 Urban Crossings Apartment Complex, Completeness Review letter by Michael Baker International. 47. All post -construction BMPs shall be designed based on the City of Palm Desert's maximum infiltration criteria of two (2) inches/hour unless otherwise approved by the City Engineer. 48. 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, and landscape and irrigation improvements. 49. The Applicant shall construct ADA-compliant depressed curbs and access ramps at site access driveways, which shall be prepared by a registered civil engineer in the state of California. 50. Prior to the issuance of encroachment permit for public improvements, 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. The Applicant shall guarantee all improvements for a period of one year from the date of final acceptance, and the improvement guarantee shall be backed by a bond or cash deposit in the amount of 10 percent (10%) of the surety posted for the improvements. 51. The Applicant shall be responsible for the construction and installation of improvements for Dick Kelly Drive, including but not limited to: A. The Applicant shall construct parkway improvements along site frontage. Including landscape and irrigation improvements adjacent to the existing meandering sidewalk and as approved by the City of Palm Desert Planning Division. B. The Applicant shall be responsible for repairs to damaged curb, gutter, and sidewalk panels along the project frontage, as needed and required by the City Engineer. C. The Applicant shall provide one driveway approach (1) that shall provide the main access to the development. The location and design shall be per the approved conceptual exhibits and the Palm Desert Standard Drawings and Specifications. D. The Applicant shall show, as reference only, all existing and proposed utility connections. Utility plans shall be processed and approved by Coachella Valley Water District (CVWD). ' 52. Prior to a grading permit, the Applicant shall submit improvement plans for Gateway Drive. The Applicant is responsible for the construction and installation of improvements for Gateway Drive, including but not limited to: PLANNING COMMISSION RESOLUTION NO.2814 A. The Applicant shall construct parkway improvements along site frontage. Including ' landscape and irrigation improvements adjacent to the existing meandering sidewalk and as approved by the City of Palm Desert Planning Department. B. The Applicant shall be responsible for repairs to damaged curb, gutter, and sidewalk panels along the project frontage, as needed and required by the City Engineer. C. The Applicant shall provide one driveway approach (1) for egress and ingress from/to the development. The location and design shall be per the approved conceptual exhibits and the Palm Desert Standard Drawings and Specifications. D. The Applicant shall submit signing and striping plans. E. The Applicant shall show, as reference only, all existing and proposed utility connections. Utility plans shall be processed and approved by Coachella Valley Water District (CVWD). 53. Prior to a grading permit, the Applicant shall submit improvement plans for Cortesia Way. The Applicant is responsible for the construction and installation of improvements for Cortesia Way, including, but are not limited to: A. The Applicant shall construct parkway improvements along site frontage, including landscape and irrigation improvements adjacent to the existing meandering sidewalk and as approved by the City of Palm Desert Planning Department. B. The Applicant shall be responsible for repairs to damaged curb, gutter, and sidewalk panels along the project frontage, as needed and required by the City Engineer. ' 54. Prior to the issuance of a grading permit and in compliance with the City of Palm Desert Municipal Code Chapter 27.24, the Applicant shall enter into an agreement and post financial security guarantee in an amount equal to at least 100 percent (100%) of the estimated cost of the grading work. 55. Upon completion of grading, the project 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. A licensed land surveyor shall certify the completion of grading in conformance with the lines and grades shown on the approved grading plans. 56. Prior to a building final inspection, the Applicant is responsible for the completion of construction of all grading and improvements for which plans are required and shall comply with all requirements within public and private road rights -of -way. 57. A project -specific Transportation Analysis titled Crossing at Palm Desert Transportation Analysis, dated June 2022, prepared by Integrated Engineering Group, was submitted for review during the Planning application process. The findings of the report find that peak hour delays at the analyzed intersections don't warrant operational improvements per Riverside County Traffic Impact Analysis Guidelines. 10 PLANNING COMMISSION RESOLUTION NO.2814 ' 58. Prior to a grading permit, the Applicant shall submit a signing and striping plan. The Applicant is responsible for the design and installation of signing and striping improvements that provide the following: A. The Applicant shall submit separate signing and striping plans for review and approval of the City Engineer. Developer must provide a full-scale signing and striping plan showing the above requirements and other turning movement requirements mentioned in the referenced Transportation Analysis report. B. Signing and striping plan must show proposed bike lane striping modifications at proposed driveway accesses. C. Signing and striping plan must show all pertinent signing and pavement markings. D. The Applicant shall install a left -turn pocket from westbound traffic on Dick Kelly Drive to the main development access driveway on the southside of Dick Kelly Drive. E. The signing and striping plan shall provide for southbound left -turn movements out of Falling Waters Drive onto Dick Kelly Drive and perpetuate existing unrestricted access. F. The Applicant shall install a left -turn pocket from southbound traffic on Gateway Drive to the development access driveway on the east side of Gateway Drive. G. Both development driveways must have stop signs and stop bars for vehicles exiting the development in any direction. ' BUILDING AND SAFETY DIVISION: 59. 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. 60. This project will fall under the review and compliance of Chapters 11-A and Chapter 11- B of the 2019 California Building Code. 61. 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 11 PLANNING COMMISSION RESOLUTION NO.2814 62. 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. 63. Submit an exit plan that labels and clearly shows compliance with all required egress features such as, but not limited to, common path of travel, the required number of exits and separation, occupant load, required width, continuity, travel distance, elevators, etc. CBC 1001.1. 64. A disabled access overlay of the precise grading plan is required to be submitted to the Building and Safety Division for plan review of the site accessibility requirements as per 2016 CBC Chapters 11A & B (as applicable) and Chapter 10. 65. Provide building height and area analysis to determine compliance with CBC Section 503. Justify any area increases to height and area as permitted per CBC Sections 504 and 506. 66. Provide a complete set of scaled or fully dimension elevations to determine the number of stories for the proposed project. CBC Section 503 (Definition of a Grade Plan, Story, and Story above grade plane). 67. Provide an area analysis on the first sheet of the plans to justify the allowable floor areas for a mixed occupancy building. The sum of the ratios of the actual area for each ' occupancy divided by the allowable area for each occupancy must not exceed 1.00. For buildings with firewalls, use the floor area of each separate "building" to justify the area. CBC Section 508.4.2 and 706.1. 68. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11 B- 206) 69. Detectable warnings shall be provided where required per CBC 11 B-705.1.2.5 and 11B705.1.2.2. The designer is also required to meet all ADA requirements. Where an ADA requirement is more restrictive than the State of California, the ADA requirement shall supersede the State requirement. Provide an accessible path of travel to the trash enclosure. The trash enclosure is required to be accessible. Please obtain a detail from the Building and Safety Division. 70. Public pools and spas must be first approved by the Riverside County Department of Environmental Health and then submitted to Building and Safety Division. Pools and Spas for public use are required to be accessible. 71. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1351. 72. 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. 12 PLANNING COMMISSION RESOLUTION NO.2814 ' 73. All contractors and subcontractors shall have a current City of Palm Desert Business License before permit issuance per PDMC, Title 5. 74. 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. 75. 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. FIRE DEPARTMENT: 76. 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 1,750 gallons per minute at 20 psi for a two-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. 77. 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 in all-weather conditions. An approved access walkway shall be provided around the buildings. For ground ladder placement, leve4l grade shall be provided around the buildings for a minimum of eight (8) feet measured perpendicular from the exterior building walls. Approved vehicle access, either permanent or temporary, shall be provided during construction. CFC 503.1.1, 331.1 and 503.2.1. 78. 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. 79. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. An additional fire apparatus access road shall be provided to the site for Phase 1. The additional access point may be restricted to fire apparatus access only with approved Knox equipment installed for the gates. Ref. CFC 503.1. 80. Construction Permits: Prior to building permit issuance, building construction plans shall be submitted to the Office of the Fire Marshal for review and approval. Construction plans ' for solar photovoltaic power systems and electrical energy storage systems (ESS) shall be provided to the Office of the Fire Marshal for review and approval. CFC 1206. 13 PLANNING COMMISSION RESOLUTION NO.2814 81. Fire Sprinkler System: All new commercial structures 3,000 square feet or larger shall be ' protected with afire sprinkler system. All new apartment buildings shall be protected with fire sprinklers regardless of building size. Ref CFC 903.2.8 and CFC 903.2 as amended by the City of Palm Desert. 82. 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 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. 83. Fire Alarm and Detection System: A water flow monitoring system and/or the fire alarm system may be required and determined at the time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72. 84. Knox Box and Gate Access: Buildings 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. 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. 85. 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 fire hydrant locations within the complex. These directories shall be a minimum of 4' x 4' in dimension and located next to roadway access. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01. 86. Energy Systems: Construction plans for solar photovoltaic power systems and electrical energy storage systems (ESS) shall be provided to the Office of the Fire. Marshal for review and apprclick or tap here to enter text.oval. CFC 1206. END OF CONDITIONS OF APPROVAL 14