HomeMy WebLinkAboutItem 2A - VAR-2024-0001
PLANNING COMMISSION STAFF REPORT
DATE: April 8, 2025 PUBLIC HEARING
SUBJECT: A REQUEST BY JONATHAN KHARFEN, ARCHITECT, ON BEHALF OF
WALTER LANDER AND KIT NG, REQESTING A VARIANCE TO
DECREASE THE STREETSIDE YARD SETBACK REQUIREMENT
FROM TWENTY-FIVE (25) FEET TO EIGHT (8) FEET FOR AN
ADDITION TO AN EXISTING SINGLE FAMILY RESIDENCE LOCATED
AT 725 SOUTH SUNRISE WAY, APN 508-271-012 (CASE VAR-2024-
0001)(AR).
FROM: Department of Planning Services
SUMMARY:
This is a request for approval of a Variance Application seeking to decrease the
required streetside yard setback from twenty-five (25) feet to eight (8) feet, for a
proposed 761-square foot addition to an existing single-family residence at 725 South
Sunrise Way.
ISSUES:
• Reduced property line. As the increase in floor area exceeds 40%, a future right-
of-way dedication is required by Section 93.09 of the PSZC. This will relocate the
property line ten feet westward, thus reducing the setback to 8 feet from the
ultimate property line.
RECOMMENDATION:
That the Planning Commission deny Case VAR-2024-0001, subject to the conditions
attached in Exhibit A of the Resolution.
BUSINESS PRINCIPAL DISCLOSURE:
The Public Integrity Disclosure Form is not required for this application.
Planning Commission Staff Report
April 8 – Page 2 of 5
Case No. VAR-2024-0001
BACKGROUND INFORMATION:
The project site is approximately 10,454 square feet in size and is located on the
southwest corner of East Sunny Dunes Road and South Sunrise Way, which is
considered a major throughfare in the City. The applicant is proposing a 761-square foot
addition to an existing 1,387 square foot single-family residence. The proposed addition
will be located on the eastern side of the property, facing South Sunrise Way, and will
ultimately reduce the required streetside yard setback from 25 feet to 8 feet.
Field Check
11/19/2024 Site inspection was conducted.
DETAILS OF APPLICATION REQUEST:
Site Area
Net Acres .24 Acres
Surrounding
Property
Existing Land Use
Per Chapter 92
Existing General
Plan Designation
Existing Zoning
Designation
Subject Property Single Family
Residence
Very Low Density
(VLDR) R-1-C
North Vacant Very Low Density
(VLDR) R-1-C
South Single Family
Residence
Very Low Density
(VLDR) R-1-C
East School Very Low Density
(VLDR) R-1-C
West Single Family
Residence
Very Low Density
(VLDR) R-1-C
ANALYSIS:
Section 92.01.03 (B) of the PSZC (Property Development Standards) provides the
requirements for single family residential homes, and states any new development must
comply with the following setbacks:
Direction Setbacks Per Section
92.01.03 (B)
Existing Setbacks on Subject Site
Front (Sunny Dunes) 25 Feet 25 Feet
Street Side (Sunrise Way) 50 Feet 35 Feet
Rear 15 Feet >15 Feet
Side 10 Feet >10 Feet
Planning Commission Staff Report
April 8 – Page 3 of 5
Case No. VAR-2024-0001
Per Section 92.01.03 (C)(2)(c) of the PSZC, the corner or reversed corner lots siding on
a major or secondary thoroughfare shall have a side yard of not less than 25 feet. Due
to the location of the project site, the side yard setback on Sunrise Way is permitted to
be reduced, by right, from 50 feet to 25 feet. Thus, the required setbacks are as follows:
Direction Setbacks Per Section 92.01.03(C)(2)(c)
Front (Sunny Dunes) 25 Feet
Street Side (Sunrise Way) 25 Feet
Rear 15 Feet
Side 10 Feet
The applicant is requesting a 761-square foot addition to the existing residence with a
resulting setback from Sunrise Way of 18-feet; however, Section 93.09 of the PSZC
states that street dedication is required when a building permit is issued for an addition
to a single-family residential property that increases the floor area of an existing
structure by more than 40%. As proposed, the addition will represent an increase of
59%, triggering the dedication requirement. Ultimately, this dedication will reduce the
existing property line by an additional 10 feet and further reduce the street side setback
from 18 feet to 8 feet.
The recommendation of denial is based on the required future right-of-way expansion of
Sunrise Way, as outlined in the Circulation Element of the General Plan. Currently,
Sunrise Way measures 40 feet from centerline to existing property line. Per the General
Plan, a major throughfare should measure 50-feet from centerline to the ultimate right of
way width. The right-of-way dedication will further exacerbate the street side setback, as
it will decrease from 18 feet to 8 feet preclude the City’s ability to widen the major
thoroughfare in the future.
VARIANCE FINDINGS – SETBACKS
Section 94.06.00 of the Palm Springs Zoning Code (PSZC) requires that all four of the
following conditions be met in order to grant the variance. Staff has analyzed these
findings in order below.
1. Because of special circumstances applicable to the subject property,
including size, shape, topography, location or surroundings, the strict
application of the Zoning Code would deprive the subject property of
privileges enjoyed by other properties in the vicinity and under identical
zone classification.
Pursuant to Section 92.01.03, the development standards require a minimum lot
size of 10,000 square feet, with corner lot dimensions of 110 feet wide by 140
feet long. The size of the existing lot measures 103 feet wide and 103 feet long.
Though the lot is considered substandard in width and depth, it measures the
same dimensions as other parcels on the same block. Additionally, the subject
site is flat and does not have any topographical issues and is not considered
Planning Commission Staff Report
April 8 – Page 4 of 5
Case No. VAR-2024-0001
irregularly shaped. The subject site complies with the minimum lot size in the R-
1-C zone, with ample space for an addition that could comply with the
development standards without the need for a Variance. Overall, there are no
special circumstances that would deprive the subject property of privileges
enjoyed by other properties in the vicinity.
2. Any variance granted shall be subject to such conditions as will assure
that the adjustment thereby authorized shall not constitute a grant of
special privilege inconsistent with the limitations upon other properties in
the vicinity and zone in which the subject property is situated.
The subject site and adjacent residential homes along South Sunrise Way were
built in the 1940’s and 50’s. Permit history suggests the streetside yard setback
distance was 25-feet to property line, at that time. Today, homes along South
Sunrise Way would not be permitted to be built closer to the adjacent property
line, and the homes that exist now are considered legal non-conforming. The
granting of this Variance would allow a proposed 761-square foot addition to be
located within the streetside yard setback, thus reducing setback distance from
25 feet to 8 feet, which will result in the granting of a special privilege that is
inconsistent with the current development standards of the R-1-C zone.
3. The granting of the variance will not be materially detrimental to the public
health, safety, convenience or welfare or injurious to property and
improvements in the same vicinity and zone in which the subject property
is situated.
The proposed building will be required to be built according to the requirements
of the Uniform Building Code and the Palm Springs Zoning Code as modified by
this Variance application and Fire Code. However, the Variance and the
associated addition would reduce the setback to just 8-feet along a major
thoroughfare, potentially precluding the City’s ability to widen the road, thus could
result in future conflicts.
4. The granting of such variance will not adversely affect the general plan of
the city.
The General Plan’s Circulation Element requires major throughfares (4-lane
divided) to measure 100-feet from Right-of-Way (ROW), which results in 50-feet
each direction from the center line of the street. Currently, this portion of South
Sunrise Way only measures 40 feet from the center line of the street and is
considered inadequate in size. Hence, the 10-foot ROW dedication the applicant
is required to provide. The Variance may limit the City’s ability to implement the
General Plan policies.
The land use designation of the subject property is Very Low Density Residential
(VLDR) and the property is located within the Single-Family Residential (R-1-C)
Zone. Some of the Goals of the General Plan include LU1.3: “Ensure that new
land use projects are built with adequate utility and municipal infrastructure
Planning Commission Staff Report
April 8 – Page 5 of 5
Case No. VAR-2024-0001
capacity to support them” and Goal CR1: “Establish and maintain an efficient,
interconnected circulation system that accommodates vehicular travel, walking,
bicycling, public transit and other forms of transportation.” Overall, the granting of
this Variance will adversely affect the goals and policies of the General Plan.
ENVIRONMENTAL ANALYSIS:
The variance application is deemed a project under the terms of the California
Environmental Quality Act (CEQA). The city has evaluated the project relative to the
guidelines of CEQA and concluded that the project can be deemed “Categorically
Exempt” under CEQA Section 15301 (Single Family Residence).
CONCLUSION:
The applicant’s request for a Variance to seek relief from the street side yard setback
will result in granting special privileges, additionally, there does not appear to be any
special circumstance on the project site to support such request and the granting of
such Variance will adversely affect the general plan, and the City’s ability to adequately
plan for the long term future of its roadways. Staff recommends denial, subject to the
findings above.
PREPARED BY: Alex Rubalcava, Assistant Planner
REVIEWED BY: Christopher Hadwin Director of Planning
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution and Exhibit A
3. Justification Letter
4. Public Integrity Disclosure Form
5. Site Photographs
6. Plans
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA, DENYING A
VARIANCE REQUEST FOR A REDUCTION OF STREET
SIDE YARD SETBACK LOCATED AT 725 SOUTH SUNRISE
WAY. (VAR-2024-0001).
THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:
A. WHEREAS, Chapter 94.06.00 of the Palm Springs Zoning Code provides
procedures for the filing of a variance; and
B. WHEREAS, on October 08, 2024 the applicant filed a variance application
pursuant to the procedures outlined in Zoning Code Section 94.06.00 requesting approval
to reduce the street side yard setback more than what is allowed in the zoning code; and
C. WHEREAS, on March 27, 2025, a noticed public hearing of the Palm Springs
Planning Commission to consider Case VAR-2024-0001 was held in accordance with
applicable law; and
E. WHEREAS, at said hearing, the Planning Commission carefully reviewed and
considered all of the evidence presented in connection with the hearing on the project,
including, but not limited to, the staff report, and all written and oral testimony presented.
THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS RESOLVES:
VARIANCE FINDINGS – SETBACKS
Section 94.06.00 of the Palm Springs Zoning Code (PSZC) requires that all four of
the following conditions be met in order to grant the variance. Staff has analyzed
these findings in order below.
1. Because of special circumstances applicable to the subject property,
including size, shape, topography, location or surroundings, the strict
application of the Zoning Code would deprive the subject property of
privileges enjoyed by other properties in the vicinity and under identical
zone classification.
Pursuant to Section 92.01.03, the development standards require a minimum lot
size of 10,000 square feet, with corner lot dimensions of 110 feet wide by 140 feet
long. The size of the existing lot measures 103 feet wide and 103 feet long. Though
the lot is considered substandard in width and depth, it measures the same
dimensions as other parcels on the same block. Additionally, the subject site is flat
and does not have any topographical issues and is not considered irregularly
shaped. The subject site complies with the minimum lot size in the R-1-C zone,
with ample space for an addition that could comply with the development standards
Resolution No. Page 2 of 3
Case VAR-2024-0001 April 8, 2025
without the need for a Variance. Overall, there are no special circumstances that
would deprive the subject property of privileges enjoyed by other properties in the
vicinity.
2. Any variance granted shall be subject to such conditions as will assure that
the adjustment thereby authorized shall not constitute a grant of special
privilege inconsistent with the limitations upon other properties in the vicinity
and zone in which the subject property is situated.
The subject site and adjacent residential homes along South Sunrise Way were
built in the 1940’s and 50’s. Permit history suggests the streetside yard setback
distance was 25-feet to property line, at that time. Today, homes along South
Sunrise Way would not be permitted to be built closer to the adjacent property line,
and the homes that exist now are considered legal non-conforming. The granting
of this Variance would allow a proposed 761-square foot addition to be located
within the streetside yard setback, thus reducing setback distance from 25 feet to
8 feet, which will result in the granting of a special privilege that is inconsistent with
the current development standards of the R-1-C zone.
3. The granting of the variance will not be materially detrimental to the public
health, safety, convenience or welfare or injurious to property and
improvements in the same vicinity and zone in which the subject property is
situated.
The proposed building will be required to be built according to the requirements of
the Uniform Building Code and the Palm Springs Zoning Code as modified by this
Variance application and Fire Code. However, the Variance and the associated
addition would reduce the setback to just 8 -feet along a major thoroughfare,
potentially precluding the City’s ability to widen the road, thus could result in future
conflicts.
4. The granting of such variance will not adversely affect the general plan of
the city.
The General Plan’s Circulation Element requires major throughfares (4-lane
divided) to measure 100-feet from Right-of-Way (ROW), which results in 50-feet
each direction from the center line of the street. Currently, this portion of South
Sunrise Way only measures 40 feet from the center line of the street and is
considered inadequate in size. Hence, the 10-foot ROW dedication the applicant
is required to provide. The Variance may limit the City’s ability to implement the
General Plan policies.
The land use designation of the subject property is Very Low Density Residential
(VLDR) and the property is located within the Single-Family Residential (R-1-C)
Zone. Some of the Goals of the General Plan include LU1.3: “Ensure that new land
use projects are built with adequate utility and municipal infrastructure capacity to
support them” and Goal CR1: “Establish and maintain an efficient, interconnected
circulation system that accommodates vehicular travel, walking, bicycling, public
Resolution No. Page 3 of 3
Case VAR-2024-0001 April 8, 2025
transit and other forms of transportation.” Overall, the granting of this Variance will
adversely affect the goals and policies of the General Plan.
SECTION 4: ENVIRONMENTAL ASSESSMENT
The variance application is deemed a project under the terms of the California
Environmental Quality Act (CEQA). The City has evaluated the project relative to
the guidelines of CEQA and concluded that the project can be deemed
“Categorically Exempt” under CEQA Section 15301 (Single Family Residence).
Based upon the foregoing, the Planning Commission hereby deny the variance request
for reduction in setbacks further than otherwise permitted by the Zoning Code.
ADOPTED THIS 8th DAY OF APRIL, 2025.
AYES:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Christopher Hadwin
Director of Planning
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
725 S. Sunrise Way
Submission to the Palm Springs Planning Commission
Request for Variance
Justification
This is a request for a setback variance for the property at 725 South Sunrise Way
in Palm Springs. We are not requesting special treatment, but simply asking that
said property be treated the same as others in the neighborhood. This request
meets all four of the requirements for a variance as set forth in Palm Springs
Zoning Code.
1.Because of the size and location of said property the strict application of the
Zoning Code deprives our property of privileges enjoyed by multiple
properties in the same zone classification. Specifically, these neighboring
properties have a significantly reduced setback from S Sunrise Way. These
properties are identified in accompanying documents, along with actual
measurements.
2.The requested variance does not constitute a grant of special privilege. In
fact, not granting the requested variance would place significant limitations
upon said property which neighboring homes do not adhere to.
3.The requested variance will not be materially detrimental to the public health,
safety, convenience or welfare or injurious to property and improvements in
the same vicinity and zone in which subject property is situated.
4.The granting of such variance will not adversely affect the general plan of the
city. The primary rationale staff used in denying the initial request is the
potential widening of the major road, Sunrise Way. While that may be in the
city’s master plan, there is no current plan to do so, and widening the west
side of South Sunrise Way would destroy the face of two historically and
architecturally significant neighborhoods, Deepwell and Tahquitz River
Estates. On the other hand, the east side of S Sunrise Way, in the vicinity of
Tahquitz Creek Channel, is completely free of any structures for an
approximate distance of 250’ perpendicular to the curb.
We are not requesting special treatment. The difference between our current
setback and the current setback of neighboring homes on S Sunrise Way is
dramatic. When we realized how different it was we purchased a laser distance
measurer. This is what we found : 725 S Sunrise currently has a front setback of
35 feet from the property line. We are asking approval for an addition that will be
18 feet from the property line.
Neighboring homes we measured on S Sunrise Way are as follows :
801 S Sunrise is approximately 14 feet from the property line.
1676 San Lorenzo (faces S Sunrise)is approximately 15.5 feet from the property
line.
1679 San Lorenzo is approximately 18 feet from the property line.
1680 Mesquite is approximately 16 feet from the property line.
1671 San Lucas is approximately 18 feet from the property line.
The sole issue in this case is fairness. We believe we should not be held to a
standard that our neighbors were not held to. We understand that because of
standards in place, the Planning Director is unable to grant our request. We know
that the Planning Commission can, and we respectfully request approval of the
variance that will allow this project to move forward without further delay and
additional costs.
Respectfully submitted February 11, 2025 Walter E Lander and Kit Tong Ng
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DATE DESCRIPTION
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TAHQUITZ
RIVER
ESTATES
SUBDIVISION
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RESIDENTIAL
ADDITION -
VARIANCE
2024-0001LANDER-NG RESIDENCE725 S Sunrise WayPalm Springs, CA 922641729 Grand Bahama Dr W
Palm Springs, CA 92264
617-777-9512
TAHQUITZ RIVERS ESTATES SUBDIVISION 1671 SAN LUCAS
1951
1670 SAN LUCAS
1951
1672 N RIVERSIDE
1949
801 S SUNRISE
1949
1676 SAN LORENZO
1949
1679 SAN LORENZO
1948
1680 E MESQUITE
1948
725 S SUNRISE
1951
TAHQUITZ CREEK CHANNEL
ZONING: R1C TAHQUITZ CREEK CHANNELS SUNRISE WAYE SUNNY DUNES RD
E SAN LUCAS RD
N RIVERSIDE DR
S RIVERSIDE DR
E SAN LORENZO RD
E MESQUITE AVE
PROPERTY INFORMATION PER RIVERSIDE COUNTY ASSESSORS MAPS AND PARCEL REPORTS
ZONING: R1C
PER ZONING CODE 92.01.03.A:
STANDARD SIZE CORNER LOT FACING ON A
MAJOR THOROUGHFARE: 140'w X 125'd
ARE CORNER LOTS ARE 103' DEEP
—> ALL CORNER LOTS ARE SUBSTANDARD
IN DEPTH BY 17.6%
PER ZONING CODE 92.01.03.C:
FRONT YARDS SUBSTANDARD BY 10% OR
MORE SHALL NOT BE LESS THAN 25'
N
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DATE DESCRIPTION
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VICINITY -
NORTH
2413
SCALE:
DRAWN BY:
DATE:
PROJECT NO:
PER DRAWING
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RESIDENTIAL
ADDITION -
VARIANCE
2024-0001LANDER-NG RESIDENCE725 S Sunrise WayPalm Springs, CA 922641729 Grand Bahama Dr W
Palm Springs, CA 92264
617-777-9512
±25' SETBACK FROM P.L.
±18' SETBACK FROM P.L.
±23.5' SETBACK FROM P.L.
40'
35' (E) SETBACK FROM P.L.
±5.0'
±235.6'
8' SIDEWALK
18' PROPOSED SETBACK FROM P.L.
CENTERLINE OF
S SUNRISE WAY
FACE OF WALL, TYP.
PROPERTY LINE (P.L.)
TAHQUITZ CREEK CHANNEL
725 S SUNRISE
LOT: 103' X 103'
AREA: 1,387 SF
1671 SAN LUCAS
LOT: 100' X 103'
AREA: 2,438 SF
1670 SAN LUCAS
LOT: 103.5' X 103'
AREA: 1,425 SF
1672 N RIVERSIDE
LOT: 100' X 103'
AREA: 1,143 SF
SCALE: 1" = 40'1 VICINITY AERIAL - NORTH
PROPERTY AREA AND LOT INFORMATION PER RIVERSIDE COUNTY ASSESSORS MAPS AND PARCEL REPORTS
725 S SUNRISE WAY DISADVANTAGED WITH RESPECT TO OTHER PROPERTIES IN THE VICINITY:
1. LOT SIZE IS 2ND SMALLEST OF SIMILAR LOTS IN VICINITY
2. HOUSE AREA IS 2ND SMALLEST OF SIMILAR LOTS IN VICINITY
3. FRONT YARD SETBACK IS 10'-20' GREATER THAN ALL OTHER SIMILAR LOTS IN VICINITY
725 S SUNRISE
LOT: 103' X 103'
AREA: 1,387 SF
SETBACK: 43' (BLDG FACE)
N
—> WITH PROPOSED 18' FRONT SETBACK, (5) OUT OF (7) OTHER HOUSES
IN THE VICINITY WILL STILL HAVE A SIMILAR OR SMALLER SETBACK
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DATE DESCRIPTION
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VICINITY -
SOUTH
2413
SCALE:
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RESIDENTIAL
ADDITION -
VARIANCE
2024-0001LANDER-NG RESIDENCE725 S Sunrise WayPalm Springs, CA 922641729 Grand Bahama Dr W
Palm Springs, CA 92264
617-777-9512
±16' SETBACK FROM P.L.
±18' SETBACK FROM P.L.
±14' SETBACK FROM P.L.
±15.5' SETBACK FROM P.L.
40'
8' SIDEWALK
CENTERLINE OF
S SUNRISE WAY
FACE OF WALL, TYP.
PROPERTY LINE (P.L.)
TAHQUITZ CREEK CHANNEL
801 S SUNRISE
LOT: 105' X 103'
AREA: 1,979 SF
1676 SAN LORENZO
LOT: 105' X 103'
AREA: 2,179 SF
1679 SAN LORENZO
LOT: 105' X 103'
AREA: 1,939 SF
1680 E MESQUITE
LOT: 108.16" X 103'
AREA: 2,529 SF
SCALE: 1" = 40'1 VICINITY AERIAL - SOUTH
PROPERTY AREA AND LOT INFORMATION PER RIVERSIDE COUNTY ASSESSORS MAPS AND PARCEL REPORTS
725 S SUNRISE
LOT: 103' X 103'
AREA: 1,387 SF
SETBACK: 42' (BLDG FACE)
N
—> WITH PROPOSED 18' FRONT SETBACK, (5) OUT OF (7) OTHER HOUSES
IN THE VICINITY WILL STILL HAVE A SIMILAR OR SMALLER SETBACK
725 S SUNRISE WAY DISADVANTAGED WITH RESPECT TO OTHER PROPERTIES IN THE VICINITY:
1. LOT SIZE IS 2ND SMALLEST OF SIMILAR LOTS IN VICINITY
2. HOUSE AREA IS 2ND SMALLEST OF SIMILAR LOTS IN VICINITY
3. FRONT YARD SETBACK IS 10'-20' GREATER THAN ALL OTHER SIMILAR LOTS IN VICINITY
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DATE DESCRIPTION
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EXISTING
CONDITIONS
2413
SCALE:
DRAWN BY:
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PER DRAWING
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RESIDENTIAL
ADDITION -
VARIANCE
2024-0001LANDER-NG RESIDENCE725 S Sunrise WayPalm Springs, CA 922641729 Grand Bahama Dr W
Palm Springs, CA 92264
617-777-9512
DW
W
DR
35'
DRIVEWAY
POOL
MECHANICAL
YARD
ENTRY
GATE
HOUSE:
1,387 SF
GARAGE:
494 SF
HEDGE: ±12.0' ABOVE GRADEHEDGE: ±12.0' ABOVE GRADE
HEDGE: ±12.0' ABOVE GRADE
SCALE: 1/8" = 1'-0"1 EXISTING SITE PLAN
NOT TO SCALE2VIEW ACROSS E SUNNY DUNES
NOT TO SCALE3VIEW ACROSS S SUNRISE WAY
NOT TO SCALE5VIEW FROM FRONT SIDEWALK ON S SUNRISE WAY
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PROPOSED
SITE PLAN
2413
SCALE:
DRAWN BY:
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PROJECT NO:
PER DRAWING
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RESIDENTIAL
ADDITION -
VARIANCE
2024-0001LANDER-NG RESIDENCE725 S Sunrise WayPalm Springs, CA 922641729 Grand Bahama Dr W
Palm Springs, CA 92264
617-777-9512
DW
RGW
DR
40'ADDITION: 103'30'ADDITION: 103'(E): 35'8.0'
PROPERTY LINE, TYP.
F.O.CURB, TYP.
(E) SITE WALL:
± 4'-3" ABOVE
GRADE
(E) SITE WALL:
± 4'-3" ABOVE GRADE
(E) CORNER SEMI-
CIRCULAR SITE WALL:
± 3'-0" ABOVE GRADE
(E) FIRE HYDRANT:
PROPERTY LINE, TYP.
BEDROOM
BEDROOM
BEDROOM
(E) DRIVEWAY
(E) POOL
E. SUNNY DUNES ROAD
S. SUNRISE WAY(E) MECHANICAL
YARD
KITCHEN
LNDRY
(ADJACENT PROPERTY)(ADJACENT PROPERTY)CENTERLINE OF STREET PER RIVERSIDE COUNTYASSESSORS MAPS DATED 1969, 1984 AND 2016CENTERLINE OF STREET PER RIVERSIDE COUNTY
ASSESSORS MAPS DATED 1969, 1984 AND 2016
CROSSWALKC R O S S W A L K
SIDEWALKSIDEWALK
ADDITION: 17'18'PROPOSED FRONT
YARD SETBACK
LIVING/DINING
ENTRY
GATE
ADDITION:
761 SF
(E) HOUSE:
1,387 SF
(E) GARAGE:
494 SF
PLANTER,
TYP.HEDGE: ±12.0' ABOVE GRADEHEDGE: ±12.0' ABOVE GRADE
HEDGE: ±12.0' ABOVE GRADE
SCALE: 1/8" = 1'-0"1 PROPOSED SITE PLAN
LOT COVERAGE:
EXISTING LOT AREA: 10,522 SF
EXISTING LIVING AREA: 1,387 SF
EXISTING GARAGE: 494 SF
EXISTING TOTAL BUILDING: 1,881 SF
NEW ADDITION AREA: 761 SF
NEW TOTAL BUILDING: 2,642 SF
LOT COVERAGE: 2,642 SF = 25.1%
10,522 SF
N
INCREASE CALCULATION:
ORIGINAL 1950 HOUSE AREA: 845 SF
PREVIOUSLY ADDED AREA: 542 SF
EXISTING TOTAL HOUSE AREA: 1,387 SF
NEW ADDITION AREA: 761 SF
NEW TOTAL BUILDING AREA: 2,148 SF
CURRENT HOUSE AREA INCREASE:
2148 SF - 1387 SF = 54.8%
1387 SF
TOTAL HOUSE AREA INCREASE (1950):
2148 SF - 845 SF = 154.2%
845 SF
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DATE DESCRIPTION
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3D VIEWS
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SCALE:
DRAWN BY:
DATE:
PROJECT NO:
PER DRAWING
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RESIDENTIAL
ADDITION -
VARIANCE
2024-0001LANDER-NG RESIDENCE725 S Sunrise WayPalm Springs, CA 922641729 Grand Bahama Dr W
Palm Springs, CA 92264
617-777-9512
NOT TO SCALE1AERIAL VIEW
NOT TO SCALE2EYE LEVEL VIEW FROM S SUNRISE WAY
(EXISTING SITE WALL AND HEDGE PARTIALLY REMOVED FOR CLARITY)
(EXISTING SITE WALL AND HEDGE PARTIALLY REMOVED FOR CLARITY)
KJJJ
J K HARFEN A RCHITECT
DATE DESCRIPTION
V7
ELEVATIONS
2413
SCALE:
DRAWN BY:
DATE:
PROJECT NO:
PER DRAWING
JK
2/11/25
RESIDENTIAL
ADDITION -
VARIANCE
2024-0001LANDER-NG RESIDENCE725 S Sunrise WayPalm Springs, CA 922641729 Grand Bahama Dr W
Palm Springs, CA 92264
617-777-9512
T.O.WALL @ FRONT YARD SETBACK
EL.: 12'-0"
FLOOR LEVEL
EL.: 0'-0"
T.O. ROOF
EL.: 13'-2"
1.5 : 12 1 : 12
(E) RESIDENCE BEYOND
T.O. ROOF
EL.: 10'-10"
T.O. ROOF
EL.: 9'-1"
T.O.WALL @ FRONT YARD SETBACK
EL.: 9'-9"
8'-0" SIDEWALK
(S SUNRISE WAY)
18'-0" FRONT YARD SETBACK
PROPERTY LINE
FLOOR LEVEL
EL.: 0'-0"
FRONT YARD (E) RESIDENCE IN FOREGROUND
T.O. (E) HEDGE
EL.: ±12'-0" ABOVE GRADE
T.O. (E) SITE WALL
EL.: ±4'-3" ABOVE GRADE
FLOOR LEVEL
EL.: 0'-0"
(E) RESIDENCE BEYOND
METAL CLAD FASCIA,
SOFFIT & WALL
THIN STONE FINISH:
2-1/2"HIGH GREY SLATE
ENTRY DOOR PAINT FINISH:
BENJAMIN MOORE: LION HEART 306
FINE TEXTURE WHITE PLASTER FINISH;
BENJAMIN MOORE WHITE DOVE OC-17
ALUMINUM WINDOW:
KYNAR 500 CHARCOAL GRAY
SCALE: 3/8" = 1'-0"1 EAST ELEVATION
SCALE: 3/8" = 1'-0"2 NORTH ELEVATION
SCALE: 3/8" = 1'-0"3 SOUTH ELEVATION
MATERIAL PALETTE