HomeMy WebLinkAboutItem 1B - AR-2025-0021 Packet
ARCHITECTURAL REVIEW COMMITTEE
MEMORANDUM
DATE: May 19, 2025 CONSENT
SUBJECT: A REQUEST BY CAVIN COSTELLO, DESIGNER, ON BEHALF OF THE
PROPERTY OWNERS, DUSTIN CASH AND JARED RODRIGUEZ, FOR
THE APPROVAL OF A MAJOR ARCHITECTURAL (MAJ) APPLICATION
TO CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE ON THE
SOUTHWEST CORNER OF NORTH INDIAN CANYON DRIVE AND
WEST SANTA CATALINA ROAD, APN: 504-122-005, ZONE: RGA 6,
(CASE AR-2025-0021) (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 4,130-square-foot single-family residence and 494-square foot,
two-car garage on a 19,864-square-foot lot on the southwest corner of North Indian
Canyon Drive and West Santa Catalina Road. This project is required to be evaluated for
consistency against the following guidelines and standards:
• Section 94.04 of the Zoning Code (Architectural Review).
RECOMMENDATION:
That the Architectural Review Committee adopt a Categorical Exemption pursuant to
CEQA and approve the application based on the findings in the staff report, subject to
Conditions as outlined in Exhibit “A”.
BUSINESS PRINCIPAL DISCLOSURE:
A Public Disclosure Form is not required for this application.
Architectural Review Committee Memo
Case # AR-2025-0021
May 19, 2025 – Page 2 of 5
BACKGROUND INFORMATION:
Neighborhood Meeting/Neighborhood Notice
05/08/25
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 May 19, 2025.
STAFF ANALYSIS:
Site Area
Net Acres 0.46 Acres
Pursuant to PSZC Section 92.01.03, the following development standards apply:
Standard Required/
Allowed Provided Compliance
Min. Setbacks
• Front (East) 25’ 25’ Y
• Side (South)
• Street Side (North)
• Rear (West)
10’
25’
15’
10’
25’
15’
Y
Y
Y
Max. Lot Coverage 35% 23% Y
Max. Building Height 18 Feet 13 Feet Y
Parking 2 spaces
(covered)
2 spaces
(covered) Y
Wall / Fence Height 4.5 Feet on PL 4.5 Feet on PL Y
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(F)] Compliance
1. The architectural treatment is consistent on all four sides of the
proposed building(s), unless otherwise approved by the ARC; Y
The elevations show consistent elements of stucco walls and
window treatments. The architectural treatment on all elevations of
the proposed building is generally well developed and consistent
on all sides.
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;
N/A
There are no proposed accessory structures on the property.
Architectural Review Committee Memo
Case # AR-2025-0021
May 19, 2025 – Page 3 of 5
Criteria and Findings [PSZC 94.04.00(F)] Compliance
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
north, south and west elevation; however does not continue that
same pattern on the east elevation. 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 board formed concrete, accent
tile, stucco and wood, 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 Travertine beige &
cream color for the entire building with accent wood along the facia
and shade devices. 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;
Y
The project features a large patio with a 4’-0” overhang on the
south elevation and a 5’-3” overhang on the west elevation. This
will provide solar control to the main parts of the residence and the
bedrooms.
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
The proposed landscape consists of drought-tolerant species that
are appropriate for the desert environment. Plant species include
Maiden Grass, Fountian Grass, Desert Broom, Mediterranean Fan
Palms, Star Jasmine, Hopseed Hedge, Arizona Rosewood,
Chinese Flame Tree, Olive Tree, Orange Tree and L emon Trees.
The landscape area along North Indian Canyon Drive will consist
of decorative stone, beige mix 1”-3” in size.
9. The shading for pedestrian facilities on the subject site or abutting
public right(s)-of-way is adequate; Y
Architectural Review Committee Memo
Case # AR-2025-0021
May 19, 2025 – Page 4 of 5
Criteria and Findings [PSZC 94.04.00(F)] Compliance
The project proposes lemon and orange trees along the east
property line, which will provide shade to the pedestrian sidewalk
along North Indian Canyon Drive.
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.
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).
CONCLUSION:
As demonstrated above, the proposed Project conforms to the Architectural Guidelines
of the PSZC Section 94.04.00 (“Architectural Review”) 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
Architectural Review Committee Memo
Case # AR-2025-0021
May 19, 2025 – Page 5 of 5
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
APN: 504-0122-005
RESOLUTION NO. ______
A RESOLUTION OF THE ARCHITECTURAL REVIEW
COMMITTEE OF THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING A MAJOR ARCHITECTURAL (MAJ)
APPLICATION TO CONSTRUCT A NEW SINGLE-FAMILY
RESIDENCE ON THE SOUTHWEST CORNER OF NORTH
INDIAN CANYON DRIVE AND WEST SANTA CATALINA
ROAD, APN: 504-122-005, ZONE: RGA 6, (CASE AR-2025-
0021) (AR).
WHEREAS: Cavin Costello, (“Applicant”) filed an application with the City, pursuant to the Palm
Springs Zoning Code (“PSZC”) Section 94.04.00 (“Architectural Review”) for construction of a
single family residence located on the southwest corner of North Indian Canyon Drive and West
Santa Catalina Road (APN: 504-122-005), (“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 May 19, 2025, 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 writt en 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”).
NOW, THEREFORE, BE IT RESOLVED THAT based upon the foregoing, the Architectural
Review Committee hereby approves Case AR-2025-0021 for the construction of a single-family
residence located on the southwest corner of North Indian Canyon Drive and West Santa
Catalina Road, as described in the drawings and exhibits presented on this date, subject to the
conditions of approval attached herein as Exhibit “A”.
ADOPTED this 19th day of May, 2025.
AYES:
NOES:
Architectural Review Committee Resolution No. ____ May 19, 2025
Case AR-2025-0021 Page 2 of 2
ABSENT:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
_____________________________________ _
Christopher Hadwin, Director of Planning Services
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RESOLUTION NO._______
EXHIBIT A
AR-2025-0021
A Single-family dwelling located at
APN 504-122-005
May 19, 2025
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-
2025-0021; 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
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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
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).
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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
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 employed 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.
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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.
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.
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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.
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
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. 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.
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ENG 2. 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 building permits.
SANTA CATALINA ROAD
ENG 3. Construct a 6 inch curb and gutter, 18 feet south of centerline along the
entire frontage in accordance with City of Palm Springs Standard Drawing
No. 200.
ENG 4. Construct a driveway approach in accordance with City of Palm Springs
Standard Drawing No. 201.
ENG 5. 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 6. Construct pavement with a minimum pavement section of 3 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 centerline 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 pave ment 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 7. Remove and replace existing asphalt concrete pavement where required,
in accordance with applicable City standards.
ENG 8. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
NORTH INDIAN CANYON DRIVE
ENG 9. Dedicate an additional 10 feet to provide the ultimate half street right-of-way
width of 50 feet along the entire frontage and a corner cut back dedication
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.
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ENG 10. Construct an 8 inch curb and gutter, 38 feet west of centerline along the
entire frontage, with a 35 feet radius curb return , spandrel and connect to
existing cross gutter at the southwest corner of the intersection of Santa
Catalina Road and North Indian Canyon Drive in accordance with City of
Palm Springs Standard Drawing No. 200 and 206.
ENG 11. Construct a 8 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 12. Construct a Type A curb ramp meeting current California State Accessibility
standards at the southwest corner of the intersection of Santa Catalina
Road and North Indian Canyon Drive in accordance with City of Palm
Springs Standard Drawing No. 212.
ENG 13. 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.
ENG 14. Remove and replace existing asphalt concrete pavement where required
and or where field requirements require it, in accordance with applicable
City standards.
ENG 15. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
SANITARY SEWER
ENG 16. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
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GRADING
ENG 17. Submit a Precise Grading Plan prepared by a California licensed civil
engineer to the Engineering Services Department for review and approval.
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 18. 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
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or other construction, and to arrange payment of any required fees
associated with Tribal monitoring.
ENG 19. 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 20. 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 21. 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 22. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance
water from entering the public streets, roadways, or gutters.
ENG 23. 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 ($800.00) (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 24. 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. (if required)
ENG 25. The applicant shall provide Grading Certification for all building (or
structure) pads in conformance with the approved grading plan (if required),
to the Engineering Services Department for review and approval.
ENG 26. 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
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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 27. 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 28. 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 29. 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 30. All proposed utility lines shall be installed underground.
ENG 31. 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 32. 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 2004 drawing file), DXF (AutoCAD ASCII
drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats.
Variation of the type and format of the digital data to be submitted to the
City may be authorized, upon prior approval by the City Engineer.
ENG 33. 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 34. Nothing shall be constructed or planted in the corner cut -off area of any
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 35. 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 36. 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 37. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and streetlights, associated with the proposed
development shall be replaced as required by the City Engineer prior to
issuance of a Certificate of Occupancy.
ENG 38. Construction signing, lighting and barricading shall be provided during
all phases of construction as required by City Standards or as directed
by the City Engineer. As a minimum, all construction signing, lighting
and barricading shall be in accordance with Part 6 “Temporary Traffic
Control” of the California Manual on Uniform Traffic Control Devices
(CAMUTCD), dated November 7, 2014, or subsequent editions in force
at the time of construction.
ENG 39. 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.
Conditions of Approval - Case #AR-2025-0021
May 19, 2025
Page 9 of 11
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 unobstructed
vertical clearance of not less than 13'-6". Fire Department access roads shall
have an all-weather driving surface and support a minimum weight of 73,000
lbs.
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
Conditions of Approval - Case #AR-2025-0021
May 19, 2025
Page 9 of 11
alarms within the dwelling & guest house to sound and activate the exterior
horn/strobe.
END OF CONDITIONS
Major Architectural Review Justification Letter
April 1, 2025
Project Info:
Project Name Vaca Sands
Owner & Applicant Dustin Cash & Jared Rodriguez
APN 504122005
Base Zoning R-G-A(6)
Proposed Use Single-Family Residence
Legal Zoning R-1-C [per 92.02.01(A)(1)]
Existing Lot Area 19,864 sf (conforms)
Existing Lot Width 133 feet (conforms)
Existing Lot Depth 150 feet (conforms)
Thank you for your time in diligently reviewing this proposal and providing constructive feedback
and notes. The previous pre-submittal conference and responses helped us better understand
the requirements of the lot in order to advance our design.
The proposed home will have 4 bedrooms, 5 bathrooms, and a two-car garage. The livable area
is 4,130 sf, the garage is 592 sf, for a total of 4,722 gross square feet.
Zoning:
● The lot is a Reverse Corner Lot Facing on a Major Thoroughfare
● Driveway access will be on W Santa Catalina Way
● A Major Architectural Review will be required [per 94.04.00(C)(2)(d)]
● Setbacks / Required Yards:
○ Front Yard (major thoroughfare) 50 feet
○ Side Yard (reverse corner local street) 25 feet
○ Side Yard (interior) 10 feet
○ Rear Yard (backing on interior lot) 15 feet
● Setback / Required Yard modifications requiring approval by the Director per
94.06.1(B)(1)(b):
○ Front Yard (major thoroughfare) reduce to 25 feet
■ per 94.06.01(A)(5): “Reduction of yards…Single-family dwellings on major and
secondary thoroughfares may be allowed reductions of front and side yards up to
the amounts allowed for single-family dwellings located on local/collector streets
in the same zone”
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Pre-Application Review Items:
● Precise Grading plans
● Street Improvement plans
● Indian Canyon Drive
○ Street widening along frontage
○ 8” curb and gutter at 38’ west of centerline
○ 35’ radius return with type “A” ramp and connect with cross gutter
○ 10’ right of way dedication and corner cut back to accommodate ramp
○ 8’ sidewalk
○ Shade from trees behind property line
● Santa Catalina
○ Street widening along frontage
○ 6” curb and gutter at 18’ south of centerline
○ 5’ sidewalk
● Soils report
● PM-10 (dust control plan)
● Tribal archeological clearance
● RIFA certificate (red imported fire ant)
Project Description:
We are requesting approval to build a 4,722-square-foot residence on a reverse corner lot
situated along North Indian Canyon Drive, a major thoroughfare. This vacant parcel aligns in
size with neighboring lots and features a significant street frontage along North Indian Canyon
Drive. Street Improvements will include a ten-foot street dedication and eight foot sidewalk
along Indian Canyon, as well as a five foot sidewalk along Santa Catalina. A type “A” ramp with
cross gutter will also be provided at the corner.
To address the high traffic and noise on North Indian Canyon Drive, the home is designed with
its form positioned towards the north and east setback lines. This orientation creates a more
tranquil “backyard” setting, including covered patio areas, an outdoor dining space, and a pool,
which will be permitted separately. While North Indian Canyon Drive is considered the front of
the property, the house will be oriented towards the north with both driveway and pedestrian
access from West Santa Catalina Way.
The architectural design features a series of smaller masses that reduce the home's overall
scale. Each section is set back from the adjacent one, clad in cohesive materials. The main
facade will showcase warm-white integral color smooth stucco with accents of stacked
limestone and warm wood. Dark bronze anodized aluminum will frame the glazing. The
north-facing main entry is highlighted by a stone-clad volume and a glazed wall with a wood slat
screen. Site walls will be constructed of CMU block and covered in the same smooth stucco as
the home. Gates will have steel frames and be clad with the same wood accents used on the
home’s facade.
The landscape plan emphasizes minimalism, featuring trees and shrubs along the east lot for
shade and noise reduction. The northern entry will be adorned with a mix of desert plantings
and trees, reflecting local Palm Springs flora. The rear courtyard and backyard will combine
desert plantings, specimen trees, and a soft turf lawn adjacent to the pool area.
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Please let me know if you have any additional questions.
Best,
Cavin Costello
The Ranch Mine
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