HomeMy WebLinkAboutItem IC - AR-2024-0072 - AMM-2024-0015
ARCHITECTURAL REVIEW COMMITTEE
MEMORANDUM
DATE: DECEMBER 2, 2024 CONSENT
SUBJECT: A REQUEST BY THE PROPERTY OWNER, JAVIER MORENO, FOR THE
APPROVAL OF A MAJOR ARCHITECTURAL (MAJ) APPLICATION AND
AN ADIMINSTRATIVE MINOR MODIFICATION APPLICATION TO
CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE ON A 0.45-ACRE
LOT ON THE NORTHEAST CORNER OF NORTH SUNRISE WAY AND
FRANCIS DRIVE, APN: 501-203-021, ZONE: R-1-C, (CASE AR-2024-
0072/AMM-2024-0015) (AR).
FROM: Department of Planning Services
PROJECT DESCRIPTION:
This is a request for approval of a Major Architectural (MAJ) application for the
construction of a new 3,943-square-foot single-family residence, a 915-square foot, four-
car garage and a 400-square foot detached accessory dwelling unit on a 19,500-square-
foot lot on the northeast corner of North Sunrise Way and Francis Drive. This application
includes an Administrative Minor Modification (“AMM”) seeking an increase in the
perimeter wall height along North Sunrise Way. This project is required to be evaluated
for consistency against the following guidelines and standards:
• Section 94.04 of the Zoning Code (Architectural Review).
• Section 94.06.01 of the Zoning Code (Minor Modifications).
RECOMMENDATION:
That the Architectural Review Committee approve the application, subject to conditions.
BUSINESS PRINCIPAL DISCLOSURE:
A Public Disclosure Form is not required for this application.
Architectural Review Committee Memo
Case # AR-2024-0072 & AMM-2024-0015
December 2, 2024 – Page 2 of 6
BACKGROUND INFORMATION:
Neighborhood Meeting/Neighborhood Notice
11/21/2024
The surrounding neighborhood organizations within one (1) mile of the
site were sent notice that the proposed project would be reviewed by
the Architectural Review Committee on December 2, 2024.
STAFF ANALYSIS:
Site Area
Net Acres 0.45 Acres
Pursuant to PSZC Section 92.01.03, the following development standards apply:
Standard Required/
Allowed Provided Compliance
Min. Setbacks
• Front (South) 25’ 25’ Y
• Side (East)
• Street Side (West)
• Rear (North)
10’
50’
15’
10’-8”
50’
15’
Y
Y
Y
Max. Lot Coverage 35% 27% Y
Max. Building Height 18 Feet 18 Feet Y
Parking 2 spaces
(covered)
4 spaces
(Enclosed
Garage)
Y
Wall / Fence Height 5 Feet High, 5
Feet from PL
6 Feet High, 5
Feet from PL. Y*
*Permitted with the approval of an Administrative Minor Modification application.
Architectural Review Criteria and Findings:
PSZC Section 94.04.00(E) requires the approval authority to evaluate the application and
make findings for conformance to the following criteria:
Criteria and Findings [PSZC 94.04.00(E)] Compliance
1. The architectural treatment is consistent on all four sides of the
proposed building(s), unless otherwise approved by the ARC; Y
The architectural treatment on all elevations of the proposed
building is generally well developed and consistent. This is
demonstrated by the repeated use of identical con struction
material, such as concrete tile roofing and cement plaster,
repeated colors, which include desert neutral tones, white, dark
bronze and charcoal, and rectangular form on all sides.
Architectural Review Committee Memo
Case # AR-2024-0072 & AMM-2024-0015
December 2, 2024 – Page 3 of 6
Criteria and Findings [PSZC 94.04.00(E)] Compliance
2. The design of accessory structures, such as carports, cabanas,
and similar accessory structures, shall be consistent with the form,
materials and colors of the principal building(s), unless otherwise
approved by the ARC;
Y
The proposed detached accessory dwelling unit is consistent with
the main dwelling, in form, color and materials.
3. The façade elements and fenestration are composed in a
harmonious manner; Y
The project proposes simplistic façade elements and fenestration
treatment. The project features floor to ceiling windows on the west
elevation, whereas the remaining elevations of both the main
structure and accessory dwelling unit do not. Regardless, each
architectural component is properly scaled and positioned to
maintain a contemporary appearance.
4. The proposed materials are consistent with the context of the site,
adjacent buildings, and the desert environment; Y
The proposed material consists of steel columns, a smooth-texture
cement plaster, and concrete tile roofing, which are commonly
used and are appropriate for the surrounding desert environment.
5. The proposed color scheme is appropriate to the desert
environment and consistent with the site context; Y
A desert-neutral color palette which consists of white, gray, and
dark bronze are proposed. The color palette is appropriate for the
surrounding desert environment.
6. Shading devices and sun control elements, excluding landscape
materials, are provided to address environmental conditions and
solar orientation;
Partially
The project features a large patio with an expansive overhang on
the west elevation, which will provide solar control to the main parts
of the residence. Additionally, the window on the west elevation
has a 1’-6” overhang in the master bedroom. The bedrooms on the
east elevation do not have any sun control elements.
7. The proposed landscape plan is consistent with the requirements
of PSMC Chapter 8.60;
Y, as
conditioned
The project will be conditioned to conform to the City’s water
efficient landscape ordinance (PSMC 8.60).
8. The proposed landscape plan is consistent with all applicable
zoning requirements, including any streetscape requirements,
landscape buffer requirements, and screening requirements;
Y
Architectural Review Committee Memo
Case # AR-2024-0072 & AMM-2024-0015
December 2, 2024 – Page 4 of 6
Criteria and Findings [PSZC 94.04.00(E)] Compliance
The proposed landscape consists of drought-tolerant species that
are appropriate for the desert environment. Plant species include
Blue Palo Verde, Fruitless Olive Tree, California Fan Palm,
Mediterranean Fan Palm, Texas Ranger, Blue Agave, Lily of the
Nile, Bougainvillea, Toothless Sotol, Bear Grass, Purple Lantana,
Ocotillo, Natal Plum, and Barrel Cactus. The landscape area along
North Sunrise Way and Francis Drive will consist of rock and 3/8”
gray, decomposed granite.
9. The shading for pedestrian facilities on the subject site or abutting
public right(s)-of-way is adequate; N
The project does not include shade trees along the abutting public
right-of-way.
10. The proposed lighting plan is consistent with the requirements of
PSZC Section 93.21.00, and the proposed lighting will not
materially impact adjacent properties;
N/A
Exterior lighting is not proposed on the building or within the
landscape area. Any future exterior lighting will need to comply with
the requirements of PSZC Section 93.21.00.
11. Appropriateness of signage locations and dimensions relative to
the building façade(s), or appropriateness of the site location for
any freestanding signage, as may be warranted for the
development type;
N/A
No signage is proposed.
12. Screening is provided for mechanical equipment and service
yards, so as to screen such facilities from view from public rights-
of-way and abutting properties;
Y
The mechanical equipment will be placed along the west side of
the property. It will be adequately screened by a block wall and will
not be visible from the public right-of-way or the adjacent
properties.
13. The proposed application is consistent with any adopted design
standards of an applicable specific plan, planned development
district, or other applicable adopted design standards and
regulations.
N/A
There are no additional design standards for a single-family
residence at this location.
Architectural Review Committee Memo
Case # AR-2024-0072 & AMM-2024-0015
December 2, 2024 – Page 5 of 6
Administrative Minor Modification (“AMM”) Criteria and Findings:
PSZC Section 94.06.01(E) requires the approval authority to evaluate the application and
make findings for conformance to the following criteria:
Criteria and Findings [PSZC 94.06.01(B,3)] Compliance
1. The requested minor modification is consistent with the general
plan, applicable specific plan(s) and overall objectives of the zoning
ordinance;
Y
Section 94.06.01of the PSZC provides regulations and findings for
approving slight modifications. The code allows approval of the
modification of a wall or fence, not to exceed 20% where
topography or noise impacts required such modification. The
applicant is proposing the increase of a 5-foot-high wall by an
additional foot, resulting in a final height of 6 -feet, along North
Sunrise Way. This requested minor modification is consistent with
the general Plan and overall objectives of the zoning ordinance.
2. The neighboring properties will not be adversely affected as a result
of the approval or conditional approval of the minor modification ;
Y
The wall is adjacent to North Sunrise Way and will not be shared
with a neighboring property, thus the neighboring properties will not
be adversely affected by the proposed height increase.
3. The approval or conditional approval of the minor modification will
not be detrimental to the health, safety, or general welfare of
persons residing or working on the site or in the vicinity;
Y
The proposed wall height increase will not cause a detrimental
impact to health, safety or welfare because views, access and open
space are not impacted by the proposed reductions.
4. The approval of the minor modification is justified by environmental
features, site conditions, location of existing improvements, or
historic development patterns of the property or neighborhood.
Y
The increased wall height is justified because the parcel is
immediately adjacent to North Sunrise Way, which is considered a
major thoroughfare in the city, which can create high levels of noise
due to the close proximately to vehicular traffic passing through .
ENVIRONMENTAL ANALYSIS:
The proposed development is considered a “project” pursuant to the terms of the
California Environmental Quality Act (“CEQA”) and has been determined to be
categorically exempt pursuant to Section 15303(a) of the CEQA Guidelines (Class 3, New
Single-Family Residence).
Architectural Review Committee Memo
Case # AR-2024-0072 & AMM-2024-0015
December 2, 2024 – Page 6 of 6
CONCLUSION:
As demonstrated above, the proposed Project conforms to the Architectural Guidelines
of the PSZC Section 94.04.00 (“Architectural Review”) and PSZC Section
94.06.01(“Minor Modifications”); therefore, Staff recommends approval, subject to the
attached conditions of approval.
PREPARED BY: Alex Rubalcava, Assistant Planner
REVIEWED BY: Edward Robertson, Principal Planner
REVIEWED BY: Christopher Hadwin, Planning Director
ATTACHMENTS:
1. Vicinity Map
2. Resolution
3. Conditions of Approval
4. Justification Letter
5. Architectural Plans
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
501-203-021
RESOLUTION NO. ______
A RESOLUTION OF THE ARCHITECTURAL REVIEW
COMMITTEE OF THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING A MAJOR ARCHITECTURAL (MAJ)
APPLICATION AND AN ADMINISTRATIVE MINOR
MODIFICATION APPLICATION TO CONSTRUCT A NEW
SINGLE-FAMILY RESIDENCE ON A .45-ACRE LOT ON THE
NORTHEAST CORNER OF NORTH SUNRISE WAY AND
FRANCIS DRIVE, APN:501-203-021, ZONE: R-1-C, (CASE AR-
2024-0072/AMM-2024-0015) (AR).
WHEREAS: Javier Moreno, Owner (“Applicant”) filed an application with the City, pursuant to
the Palm Springs Zoning Code (“PSZC”) Sections 94.04.00 (“Architectural Review”) and
94.06.01 (“Minor Modifications”), for construction of a single family residence located on the
northeast corner of North Sunrise Way and Francis Drive (APN 501-203-021), (“the Project”);
and
WHEREAS; On April 8, 2021, the City Council adopted Ordinance No. 2042, amending Section
94.04.00 of the PSZC to reassign review of Major Architectural Review (MAJ) applications from
the City’s Planning Commission to the City’s Architectural Review Committee; and
WHEREAS; On December 2, 2024, the City’s Architectural Review Committee held a public
meeting in accordance with applicable public law. At said meeting, the Architectural Review
Committee carefully reviewed and considered all the evidence presented in connection with the
project, including, but not limited to, the staff report, and all written and oral testimony presented.
THE ARCHITECTURAL REVIEW COMMITTEE FINDS AND DETERMINES AS FOLLOWS:
Section 1: The proposed single-family residence is considered a project pursuant to the
California Environmental Quality Act (“CEQA”). The Architectural Review Committee has
evaluated the Project pursuant to CEQA and determined it to be Categorically Exempt from
further analysis under CEQA Guidelines Section 15303(a) (Class 3, New Single-Family
Residence).
Section 2: As demonstrated in the staff report, the project conforms to the guidelines and
findings of PSZC Section 94.04.00 (“Architectural Review”) AND 94.06.01 (“Minor
Modifications”).
NOW, THEREFORE, BE IT RESOLVED THAT based upon the foregoing, the Architectural
Review Committee hereby approves Case AR-2023-0072/AMM-2024-0015 for the construction
of a single-family residence located on the northeast corner of North Sunrise Way and Francis
Drive, as described in the drawings and exhibits presented on this date, subject to the conditions
of approval attached herein as Exhibit “A”.
Architectural Review Committee Resolution No. ____ December 2, 2024
Case AR-2023-0072/AMM-2024-0015 Page 2 of 2
ADOPTED this 2nd day of December, 2024.
AYES:
NOES:
ABSENT:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
_____________________________________ _
Chris Hadwin Director of Planning Services
RESOLUTION NO._______
EXHIBIT A
AR-2023-0072 & AMM-2024-0015
A Single-family dwelling located at
APN 510-203-021
December 2, 2024
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of Building
and Safety, the Chief of Police, the Fire Chief or their designee, depending on which
department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case AR-
2023-0072/AMM-2024-0015; except as modified with the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, including site plans, architectural
elevations, exterior materials and colors, landscaping, and grading on file in the
Planning Division except as modified by the conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with the
provisions of the Palm Springs Zoning Code.
ADM 5. Indemnification. The owner/applicant shall defend, indemnify, and hold
harmless the City of Palm Springs, its elected officials, agents, officers, and
employees (“Indemnitees”) from any claim, action, or proceeding against the
City of Palm Springs or any Indemnitee(s), arising, in any way, out of the
activities authorized by this Land Use Permit. The City will promptly notify the
applicant of any such claim, action, or proceeding 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 fails to promptly notify the applicant of any such claim, action or proceeding
Conditions of Approval - Case #AR-2023-0072/AMM-2024-0015
December 2, 2024
Page 9 of 11
or fails to cooperate fully in the defense, the applicant shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the Indemnitees.
Notwithstanding the foregoing, the City retains the right to settle or abandon
the matter without the applicant's consent but should it do so, the City shall
waive the indemnification herein, except, the City's decision to settle or
abandon a matter following an adverse judgment or failure to appeal, shall not
cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including and
without limitation all structures, sidewalks, parking areas, landscape, irrigation,
lighting, walls 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. .
ADM 7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ)
shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of
Palm Springs may be appealed in accordance with Municipal Code Chapter
2.05.00. Permits will not be issued until the appeal period has concluded.
ADM 9. Park Development Fees. The developer shall dedicate land or pay a fee in lieu
of a dedication, at the option of the City. The in-lieu fee shall be computed
pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to
be dedicated by the fair market value of the land being developed plus the cost
to acquire and improve the property plus the fair share contribution, less any
credit given by the City, as may be reasonably determined by the City based
upon the formula contained in Ordinance No. 1632. In accordance with the
Ordinance, the following areas or features shall not be eligible for private park
credit: golf courses, yards, court areas, setbacks, development edges, slopes
in hillside areas (unless the area includes a public trail) l andscaped
development entries, meandering streams, land held as open space for wildlife
habitat, flood retention facilities and circulation improvements such as bicycle,
hiking and equestrian trails (unless such systems are directly linked to the City’s
community-wide system and shown on the City’s master plan).
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) required. All projects within the City
of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians
Conditions of Approval - Case #AR-2023-0072/AMM-2024-0015
December 2, 2024
Page 9 of 11
reservation are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
ENV 2. Notice of Exemption Filing Fee. The project is exempt from further evaluation
pursuant to the California Environmental Quality Act (CEQA). The applicant is
responsible for payment to the City of the $50 fee for electronic filing of the
exemption determination with the County Clerk within two business days of the
Commission’s final action on the project. Coordinate this payment with the
project planner.
ENV 3. California Fish & Game Filing Fee. The project is required to pay a fish and
game impact fee as defined in Section 711.4 of the California Fish and Game
Code. The applicant is responsible for payment to the City of the CFG impact
fee. Coordinate this payment with the project planner. T he project may be
eligible for exemption or refund of this fee by the California Department of Fish
& Game. Applicants may apply for a refund by the CFG at www.dfg.ca.gov for
more information.
ENV 4. Cultural Resource Survey Required. Prior to any ground disturbing activity,
including clearing and grubbing, installation of utilities, and/or any construction
related excavation, an Archaeologist qualified according to the Secretary of the
Interior’s Standards and Guidelines, shall be e mployed to survey the area for
the presence of cultural resources identifiable on the ground surface.
ENV 5. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground-disturbing activities. (check for duplication in
engineering conditions)
a). A Native American Monitor(s) shall be present during all ground disturbing
activities including clearing and grubbing, excavation, burial of utilities, planting
of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian
Cultural Office for additional information on the use and availability of Cultural
Resource Monitors. Should buried cultural deposits be encountered, the
Monitor shall contact the Director of Planning. After consultation the Director
shall have the authority to halt destructive construction and shall notify a
Qualified Archaeologist to further investigate the site. If necessary, the
Qualified Archaeologist shall prepare a treatment plan for submission to the
State Historic Preservation Officer and Agua Caliente Cultural Reso urce
Coordinator for approval.
b). Two copies of any cultural resource documentation generated in connection
with this project, including reports of investigations, record search results and
site records/updates shall be forwarded to the Tribal Planning, Building, and
Engineering Department and one copy to the City Planning Department prior
to final inspection.
Conditions of Approval - Case #AR-2023-0072/AMM-2024-0015
December 2, 2024
Page 9 of 11
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a photometric
site plan showing the project’s conformance with Section 93.21.00 Outdoor
Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted
for approval by the Department of Planning prior to is suance of a building
permit. Manufacturer's cut sheets of all exterior lighting on the building and in
the landscaping shall be included. If lights are proposed to be mounted on
buildings, down-lights shall be utilized. No lighting of hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the Water
Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of Plan ning
for review and approval prior to the issuance of a building permit. Landscape
plans shall be approved by the Riverside County Agricultural Commissioner's
Office prior to submittal. Prior to submittal to the Cit y, landscape plans shall
also be certified by the local water agency that they are in conformance with
the water agency’s and the State’s Water Efficient Landscape Ordinances.
PLN 3. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for “Cool Roofs”. Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of 64
and a three-year aged solar reflectance of 0.55 or greater. Only matte (non-
specular) roofing is allowed in colors such as beige or tan.
PLN 4. Screen Roof-mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 5. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 6. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 7. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 8. Outside Storage Prohibited. No outside storage of any kind shall be permitted
except as approved as a part of the proposed plan.
Conditions of Approval - Case #AR-2023-0072/AMM-2024-0015
December 2, 2024
Page 9 of 11
PLN 9. Pad Elevations. Final building pad elevations shall not vary more than 12
inches above or below the pad elevation established by the approved
preliminary grading plan and / or tentative map. Any deviations from this
provision shall require approval by the Architectural Review Committee and/or
the Planning Commission.
PLN 10. Landscape. The ARC requested additional boulders and naturalized
landscape (i.e. groundcovers and other live plant material) on the sloped
open space in the front yard between the street and the retaining walls.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 “Building Security
Codes” of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
APPLICATION FOR APPROVAL OF A SINGLE FAMILY RESIDENCE LOCATED AT
2900 N SUNRISE WAY, (APN 501-203-021), SECTION 1, TOWNSHIP 4 S, RANGE 4
E, S.B.M., CASE NO. AR-2024-0072, ENG. FILE NO. E-4869.
The Engineering Services Department recommends that if this application is approved,
such approval is subject to the following conditions being completed in compliance with
City standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
All Grading Plans, Improvement Plans, Required Studies and Documents listed below,
must be submitted to Engineering Services Department for review and approval.
STREETS
ENG 1. The Engineering Services Department recommends deferral of off-site
improvement items (identified as “Deferred”) at this time due to lack of full
improvements in the immediate area. The owner shall execute a street
improvement covenant agreeing to construct all required street
improvements upon the request of the City of Palm Springs City Engineer
at such time as deemed necessary. The covenant shall be executed and
notarized by the property owner(s) prior to approval of the Grading Plan or
issuance of grading or building permits. A current title report; or a copy of a
current tax bill and a copy of a vesting grant deed shall be provided to verify
Conditions of Approval - Case #AR-2023-0072/AMM-2024-0015
December 2, 2024
Page 9 of 11
current property ownership. A covenant preparation fee in effect at the time
that the covenant is submitted shall be paid by the applicant.
ENG 2. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit. All improvements are subject to inspection
and a 24- to 48-hour inspection notification is required.
ENG 3. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Services Department. The plan(s) shall be
approved by the City Engineer prior to issuance of any encroachment or
building permits. “Deferred”
ENG 4. Provide proposed finish floor elevations of all proposed structures,
existing structures on site, and all adjacent off-site structures. Provide
proposed on-site drainage flow designs. This information required
prior to site plan approval.
SUNRISE WAY
ENG 5. Dedicate additional right-of-way for corner cut-back at the corner
of the intersection of North Sunrise Way and Francis Drive, in accordance
with City of Palm Springs Standard Drawing No. 105. A current title report;
or a copy of a current tax bill and a copy of a vesting grant deed shall be
provided to verify current property ownership. A right-of-way plan check fee
shall be paid by the applicant in effect at the time that the dedication is
submitted.
ENG 6. Construct a 5 feet wide sidewalk behind the existing curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No.
210.
ENG 7. Remove and replace the existing curb ramp at the northeast corner of
Sunrise Way and Francis Drive. Construct a Type A curb ramp meeting
current California State Accessibility standards in accordance with City of
Palm Springs Standard Drawing No. 212.
ENG 8. Construct the north half of a 8 feet wide cross gutter and spandrel at the
northeast corner of the intersection of Sunrise Way and Francis Drive with
a flow line parallel with and located 32 feet east of the centerline of Sunrise
Way in accordance with City of Palm Springs Standard Drawing No. 200
and 206.
ENG 9. Construct pavement with a minimum pavement section of 5 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter to clean sawcut edge of pavement along the entire
Conditions of Approval - Case #AR-2023-0072/AMM-2024-0015
December 2, 2024
Page 9 of 11
frontage in accordance with City of Palm Springs Standard Drawing No.
110. (Additional pavement removal and replacement may be required upon
review of existing pavement cross-sections, and to ensure grade breaks of
the pavement cross-section do not occur within a travel lane.) If an
alternative pavement section is proposed, the proposed pavement section
shall be designed by a California registered Geotechnical Engineer using
"R" values from the project site and submitted to the City Engineer for
approval.
ENG 10. Construct a 5 feet wide sidewalk behind the future curb to be set at 38 feet
along the entire frontage in accordance with City of Palm Springs Standard
Drawing No. 210. “Deferred”
ENG 11. Remove and replace the existing curb ramp at the southeast corner of
Sunrise Way and Francis Drive. Construct a Type A curb ramp meeting
current California State Accessibility standards in accordance with City of
Palm Springs Standard Drawing No. 212. (Future) Deferred.
ENG 12. Remove the existing 6 inch curb and gutter located 32 feet east of centerline
and replace with an 8 inch curb and gutter located 38 feet east of centerline
along the entire frontage, with a 35 feet radius curb return and spandrel at
the northeast corner of the intersection of Sunrise Way and Francis Drive in
accordance with City of Palm Springs Standard Drawing No. 200 and
206.(Future) “Deferred”
ENG 13. Construct the north half of a 8 feet wide cross gutter and spandrel at the
northeast corner of the intersection of Sunrise Way and Francis Drive with
a flow line parallel with and located 38 feet east of the centerline of Sunrise
Way in accordance with City of Palm Springs Standard Drawing No. 200
and 206. “Deferred”
ENG 14. Construct pavement with a minimum pavement section of 5 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter to clean sawcut edge of pavement along the entire
frontage in accordance with City of Palm Springs Standard Drawing No.
110. (Additional pavement removal and replacement may be required upon
review of existing pavement cross-sections, and to ensure grade breaks of
the pavement cross-section do not occur within a travel lane.) If an
alternative pavement section is proposed, the proposed pavement section
shall be designed by a California registered Geotechnical Engineer using
"R" values from the project site and submitted to the City Engineer for
approval. “Deferred”
ENG 15. Remove and replace existing asphalt concrete pavement where required,
in accordance with applicable City standards.
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ENG 16. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
FRANCIS DRIVE
ENG 17. Construct a driveway approach in accordance with City of Palm Springs
Standard Drawing No. 201. Driveway approach shall not be nearer than
100 feet to the ultimate right-of-way of the intersecting street (Sunrise Way).
(93.06.00 C(15)c)
ENG 18. Construct a 5 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 19. Remove the existing roll curb located 18 feet north of centerline and replace
with a 6 inch curb and gutter located 20 feet north of centerline along the
entire frontage, with a 35 feet radius curb return and spandrel at the
northeast corner of the intersection of North Sunrise Way and Francis Drive
in accordance with City of Palm Springs Standard Drawing No. 200 and
206.
ENG 20. Construct a minimum pavement section of 3 inches asphalt concrete
pavement over 6 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, along the entire
frontage. The pavement section shall be designed, using "R" values, by a
licensed Soils Engineer and submitted to the City Engineer for approval. (If
an alternative pavement section is proposed, the proposed pavement
section shall be designed by a California registered Geotechnical Engineer
using "R" values from the project site and submitted to the City Engineer for
approval.)
ENG 21. Remove and replace existing asphalt concrete pavement where required,
in accordance with applicable City standards.
ENG 22. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
SANITARY SEWER
ENG 23. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
GRADING
ENG 24. Submit a Precise Grading Plan prepared by a California licensed civil
engineer to the Engineering Services Department for review and approval.
If the overall project grading volumes are less than 50 cubic yards and the
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project does not involve a hillside lot as defined by City of Palm Springs
Zoning Code 93.13.00, then the plan does not need to be prepared by a
licensed professional unless determined otherwise by the City Engineer.
The plan shall be approved by the City Engineer prior to grading permit
issuance.
a. A Fugitive Dust Control Plan shall be prepared by the applicant
and/or its grading contractor and submitted to the Engineering Services
Department 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 Services Department
with current and valid Certificate(s) of Completion from AQMD for staff that
have completed the required training. For information on attending a
Fugitive Dust Control Class and information on the Coachella Valley
Fugitive Dust Control Handbook and related “PM10” Dust Control issues,
please contact AQMD at (866) 861-3878, or at http://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 Services Department prior to approval of the Grading plan.
b. The first submittal of the Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Site Plan; a
copy of current Title Report; a copy of Soils Report.
ENG 25. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the
applicant shall obtain written approval to proceed with construction from the
Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer
or Tribal Archaeologist ( a copy of the written approval must be provided to
the City) . The applicant shall contact the Tribal Historic Preservation Officer
or the Tribal Archaeologist at ACBCI-THPO@aguacaliente.net 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.
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ENG 26. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed. Fencing shall have screening
that is tan in color; green screening will not be allowed. Temporary dust
control perimeter fencing shall be installed after issuance of Grading Permit,
and immediately prior to commencement of grading operations.
ENG 27. Temporary dust control perimeter fence screening shall be appropriately
maintained, as required by the City Engineer. Cuts (vents) made into the
perimeter fence screening shall not be allowed. Perimeter fencing shall be
adequately anchored into the ground to resist wind loading.
ENG 28. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed areas
on-site shall be permanently stabilized, in accordance with Palm Springs
Municipal Code Section 8.50.022. Following stabilization of all disturbed
areas, perimeter fencing shall be removed, as required by the City
Engineer.
ENG 29. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
ENG 30. In accordance with City of Palm Springs Municipal Code, Section 8.50.022
(h), the applicant shall post with the City a cash bond of eight hundred
dollars ($800) (if there is disturbance of 5,000 square feet or more) at the
time of issuance of grading permit for mitigation measures for
erosion/blowsand relating to this property and development.
ENG 31. 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 Services
Department with the first submittal of a grading plan.
ENG 32. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the
approved grading plan shall be certified by a California registered
geotechnical or civil engineer, certifying that all grading was performed in
accordance with the Geotechnical/Soils Report prepared for the
project. Documentation of all compaction and other soils testing are to be
provided even though there may not be a grading plan for the project. Prior
to issuance of Building Permits.
ENG 33. The applicant shall provide Grading Certification for all building (or
structure) pads in conformance with the approved grading plan to the
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Engineering Services Department for review and approval prior to issuance
of Building Permits.
ENG 34. In cooperation with the California 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” (Revised - RIFA
Form CA-1) prior to approval of the Grading Plan (if required). The California
Department of Food and Agriculture office is located at 6819 East Gage
Avenue, Commerce, CA 90040 (Phone (760) 782 -3271, (562) 505-6415),
Sonia.Oran@cdfa.ca.gov.
DRAINAGE
ENG 35. All stormwater runoff across the property shall be accepted and conveyed
in a manner acceptable to the City Engineer and released to an approved
drainage system. Stormwater runoff may not be released directly to the
adjacent streets without first intercepting and treating with approved Best
Management Practices (BMPs).
ENG 36. The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $7,746.89 per acre in
accordance with Resolution No. 15189. Fees shall be paid prior to issuance
of a building permit
GENERAL
ENG 37. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115.
ENG 38. All proposed utility lines shall be installed underground.
ENG 39. The record property owner shall enter into a covenant agreeing to
underground all of the existing overhead utilities required by the Municipal
Code in the future upon request of the City of Palm Springs City Engineer
at such time as deemed necessary. The covenant shall be executed and
notarized by the property owner and submitted to the City Engineer prior to
issuance of a grading permit. A current title report or a copy of a current tax
bill and a copy of a vesting grant deed shall be provided to verify cu rrent
property ownership. A covenant preparation fee in effect at the time that the
covenant is submitted shall be paid by the applicant.
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ENG 40. All existing utilities shall be shown on the improvement plans if required for
the project. The existing and proposed service laterals shall be shown from
the main line to the property line.
ENG 41. Upon approval of any improvement plan (if required) by the City Engineer,
the improvement plan shall be provided to the City in digital format,
consisting of a DWG (AutoCAD drawing filetype) and PDF (Adobe Acrobat
document filetype) formats. Variation of the type and forma t of the digital
data to be submitted to the City may be authorized, upon prior approval by
the City Engineer.
ENG 42. The original improvement plans prepared for the proposed development
and approved by the City Engineer (if required) shall be documented with
record drawing “as-built” information and returned to the Engineering
Services Department 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.
ENG 43. 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.
ENG 44. 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.
ENG 45. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
TRAFFIC
ENG 46. A minimum of 48 inches of clearance for accessibility shall be provided on
public sidewalks. 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 frontage of the subject property.
ENG 47. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and street lights, associated with the proposed
development shall be replaced as required by the City Engineer prior to
issuance of a Certificate of Occupancy.
ENG 48. Construction signing, lighting and barricading shall be provided during all
phases of construction as required by City Standards or as directed by the
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City Engineer. As a minimum, all construction signing, lighting and
barricading shall be in accordance with Part 6 “Temporary Traffic Control”
of the California Manual on Uniform Traffic Control Devices (CAMUTCD),
dated November 7, 2014, or subsequent edit ions in force at the time of
construction.
ENG 49. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
FID 1. These Fire Department conditions may not provide all requirements.
Owner/developer is responsible for all applicable state and locally adopted fire
codes. Detailed plans are still required for review. Conditions are subject to final
plan check and review.
FID 2. Fire Department Conditions were based on the 2022 California Fire Code
as adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD
Appendix “T” Development Requirements. This building will require fire sprinklers.
FID 3. Conditions of Approval – “Conditions of Approval” received from the Palm
Springs Planning Department must be submitted with each plan set. Failure to
submit will result in a delay of plan approval.
FID 4. Plans and Permits:
Permits and Electronic scaled drawings are required for this project. Plan reviews can
take up to 20 working days.
A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal.
These fees are established by Resolution of the Palm Springs City Council.
Complete listings and manufacturer’s technical data sheets for all system materials shall
be included with plan submittals. All system materials shall be UL listed or FM approved
for fire protection service and approved by the Fire Prevention Bureau prior to installation.
Plans shall include all necessary engineering features, including all hydraulic reference
nodes, pipe lengths and pipe diameters as required by the appropriate codes and
standards. Plans and supporting data, (calculations and manufacturers technical data
sheets) including fire flow data, shall be submitted with each plan submittal. Complete
and accurate legends for all symbols and abbreviations shall be provided on the plans.
FID 5. Access During/After 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 24 feet and an uno bstructed vertical
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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.
FID 6. Private Fire Hydrants: Additional private hydrants may be required.
FID 7. NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system is
required. Only a C-16 licensed fire sprinkler contractor shall perform system
design and installation. System to be designed and installed in accordance with
NFPA standard 13D, 2022 Editions, as modified by local ordinance.
FID 8. Residential Smoke Alarms Required: Shall be interconnected so that
operation of any smoke alarm or fire sprinkler flow switch causes all smoke alarms
within the dwelling & guest house to sound and activate the exterior horn/strobe
END OF CONDITIONS
September 20, 2024
City of Palm Springs
Department of Planning Services
3200 E. Tahquitz Canyon Way
Palm Springs, Ca. 92262
Justification Letter for:
Javier Moreno Residence
A.P.N. 501-203-021
Palm Springs, Ca.
The Property, a 19,500 square foot R1-C Lot is located on the corner of N. Sunrise Way – A
major thoroughfare requiring a 50 foot setback and fronting on Francis Drive with a 25 foot
front yard setback. Side and rear yard setbacks are set at 10 and 15 feet. Surrounding
properties are single family homes. The new 4,858 square foot residence includes a great room,
4 bedrooms, 4 baths and a 915 sq. ft. 4-car garage. A 400 sq. ft. A.D.U. increases the total
building area to 5,258 square feet – 27% lot coverage. The plan also provides a large, covered
patio area on the west side for outdoor living.
The contemporary design features smooth cement plaster, steel columns, a hip roof with flat
concrete tile and adjacent flat roof areas. The entire structure is within the city designated
“building envelope.”
All exterior lighting shall be recessed cans located in building soffits. This project will not have
any exterior wall mounted light fixtures.
Thank You,
Daniel K. Thornbury A.I.A.
A R C H I T E C T
daniel k. thornbury a.i.a.
10 Via Las Colinas #1
Rancho Mirage, California 92270
tel.: (760) 324-8544
email: dktarchitect@yahoo.com