HomeMy WebLinkAboutITEM 4A - PCSR DP-2024-0007 PIckleball Park
PLANNING COMMISSION STAFF REPORT
DATE: June 10, 2025 NEW BUSINESS
SUBJECT: A REQUEST FOR A MAJOR DEVELOPMENT PERMIT AND MINOR
MODIFICATION APPLICATION BY PPUSA, LLC, OWNER, FOR A 16-
COURT COMMERCIAL PICKLEBALL COMPLEX LOCATED AT THE
SOUTHWEST CORNER OF AVENIDA EVELITA AND AIRPORT CENTER
DRIVE, ZONE M-1, GENERAL PLAN: NEIGHBORHOOD COMMUNITY
COMMERCIAL (“NCC”), AIRPORT LAND USE COMPATIBILITY ZONES
“C” & “E”, APN’S: 677-530-006 & 007, CASE DP-2024-0007 & AMM-2024-
0013. (KL)
FROM: Department of Planning Services
SUMMARY:
The applicant is proposing development of a commercial 16-court pickleball club complex
open to the public. The project includes a concession building, off-street parking,
landscaping and lighting on the courts for nighttime play. The two parcels that comprise
the project site total approximately 1.78-acres. The proposed project has frontages on
Airport Center Drive, Avenida Evelita and Ramon Road.
The following applications have been filed in conjunction with this request:
• AR-2024-0071 A Major Architectural Application for approval of the proposed
buildings. (This will be evaluated by the Architectural Review Committee.)
• AMM-2024-0013 An Administrative Minor Modification seeking a 10% reduction in the
amount of off-street parking required. (Evaluated by the Planning Director.)
RECOMMENDATION:
Adopt a Categorical Exemption pursuant to the California Environmental Quality Act
(“CEQA”) and approve the project subject to conditions of approval based on the findings
outlined in this staff report and recommends approval by the Architectural Review
Committee (“ARC”) of associated Case AR-2024-0081
Planning Commission Staff Report
June 10, 2025 – Page 2 of 11
Case #DP-2024-0007 / AMM-2024-0013 Pickleball Complex
SCOPE OF REVIEW BY THE PLANNING COMMISSION:
1. Development Permit application (Case DP-2024-0007) for conformance with the
criteria listed in Palm Springs Zoning Code (“PSZC”) Section 94.04.01(D).
2. Administrative Minor Modification (Case AMM-2024-0013 for conformance with
the criteria listed in PSZC.94.06.01. (Director review).
BUSINESS PRINCIPAL DISCLOSURE:
The project is owned by PPUSA, LLC. A Public Integrity Disclosure form is attached to
this staff report.
PROJECT DESCRIPTION:
In addition to the 16 pickleball courts, the project proposes
• An approximately 1,231-square foot administration / concessions building
comprised of a check-in / reservation area with pre-packaged food and beverages,
offices, bathrooms, storage and covered outdoor viewing areas on both the first
and second floors.
• Ten-foot high perimeter fencing – part masonry & steel picket fence and part chain
link fencing.
• Court lighting.
• Perimeter landscaping.
• Fifty-five (55) Off-street parking spaces comprised of bay parking along Airport
Center Drive and a parking lot which takes access off Airport Center Drive. 40%
of the required parking spaces are proposed as compact. Bike racks are also
proposed.
Hours of use are proposed from 6am to 11pm, 7 days per week.
The applicant indicates they intend to pursue an alcohol license for serving beer and wine.
The processing of the alcohol license is not a part of this application but rather will be
processed by the State’s Alcohol and Beverage Control Board “ABC” with City zoning
clearance processed at staff level.
BACKGROUND INFORMATION:
The two parcels that comprise the site are vacant with no evidence of previous
development. The parcels are located on the Agua Caliente Band of Cahuilla Indians
(“ACBCI”) reservation but are owned by non-tribal members in fee simple status. The
site is located in compatibility zones “C” and “E” of the Palm Springs Airport Land Use
Compatibility Master Plan.
Pursuant to PSZC Section 92.17.01 (Uses permitted in the M-1 Zone), all uses permitted
Planning Commission Staff Report
June 10, 2025 – Page 3 of 11
Case #DP-2024-0007 / AMM-2024-0013 Pickleball Complex
in the C-1 zone are also permitted by right in the M-1 zone and pursuant to PSZC 92.12.01
(Uses permitted in the C-1 zone), Commercial Recreational Uses are a permitted use.
Thus the proposed use is permitted by right in the subject zone.
BELOW: THE PROJECT SITE LOOKING SOUTHWEST
BELOW: AERIAL VIEW OF PROJECT SITE
Most Recent Change of Ownership
May 30, 2023 Purchase by current owner.
Planning Commission Staff Report
June 10, 2025 – Page 4 of 11
Case #DP-2024-0007 / AMM-2024-0013 Pickleball Complex
Neighborhood Notice
6-5-25 Agenda notice emailed to Neighborhood Organizations within one mile
of the project site.
Field Check
March 15, 2025 Site visit by case planner
Existing Street Improvement Conditions
Street Name Travel Lanes Curb & Gutter Sidewalk
Ramon Road Y Y Y
Avenida Evelita Y Y Y
Airport Center Drive Y Y Y
BBLOW: AERIAL VIEW EXISTING SITE - LOOKING NORTH
BELOW: AERIAL VIEW OF PROPOSED DEVELOPMENT
Site Area
Net Acres 1.78 Acres
Planning Commission Staff Report
June 10, 2025 – Page 5 of 11
Case #DP-2024-0007 / AMM-2024-0013 Pickleball Complex
Surrounding
Property
Existing Land Use
Per Chapter 92
Existing General
Plan Designation
Existing Zoning
Designation
Subject Property (vacant) NCC M-1
North Self Storage NCC M-1
South Vacant Office P (Professional)
East Vacant NCC M-1
West Vacant NCC M-1
EVALUATION FOR CONFORMANCE WITH DEVELOPMENT STANDARDS:
Pursuant to PSZC Section 92.17.93 (M-1 zone), the following standards apply:
Standard Required/
Allowed
Provided Compliance
Min. Lot Size 20,000 SF 77,537 SF
(1.78-acres)
Y
Min. Lot Width 200 Feet when
abutting a major
thoroughfare
Approx. 232 Feet Y
Min. Lot Depth 200 Feet when
abutting a major
thoroughfare
328 Feet Y
Min. Setbacks
• Front (east
• Side Front (north)
• Side Front (south)
• Rear (west)
25 Feet
25 Feet
25 Feet
25 Feet
Approx 70 Feet
25 Feet
Approx 170 Feet
Approx 60 Feet
Y
Y
Y
Y
Max. Lot Coverage 0.35 per GP
(NCC)%
Approx 2% Y
Min. Open Space None required Y
Max. Building Height 30 Feet 26 Feet Y
Perimeter Wall Height
• North
• South
• East
• West
NTE 8’ in side or
rear yds, nor
encroach more
than 5 feet into
any front yd.
Fences at sports
courts may be 10’
max.
10 Feet
10 Feet
10 Feet
10 Feet
Y
Y
Y
Y
Trash Enclosure Screened
6’ High (bin)
6’ High Y
Mechanical Equipment Screened Yes Y
Planning Commission Staff Report
June 10, 2025 – Page 6 of 11
Case #DP-2024-0007 / AMM-2024-0013 Pickleball Complex
PALM SPRINGS INTERNATIONAL AIRPORT LAND USE COMPATIBILITY
COMMISSION (“ALUC”) REVIEW
On November 20, 2024 the City received a letter from the Riverside County Land Use
Compatibility Commission’s Director confirming that the proposed project is consistent
with the ALUC master plan as conditioned. ALUC Conditions are included in the
Conditions of Approval listed in Exhibit “A”.
A condition of approval has been included to require a photometric site plan conforming
to the ALUC conditions as well as the City’s Outdoor Lighting Ordinance.
Pursuant to PSZC Section 93.06.00, the following parking standards apply:
Parking Requirement
Use SF or # of
Units
Parking
Ratio
Required Provided
Comp. Reg. Handi-
cap Reg. Handi-
cap
Sports
Courts
(Pickleball)
16 courts 3/court 48
Snack /
Coffee Bar
187 SF
(2 tables x
4 seats,
first fl,
4 tables x
4 seats
2nd fl) = 24
seats
1space
/ 3
seats
8
Office 192 SF 4 staff /
shift
4
EV Charging 4
(including
within
overall
req’d
parking
4 1 Y
TOTAL SPACES REQUIRED 60 3 55 3 Y
w/appvl
of AMM
Conclusion: The project conforms to the development standards of the M-1 zone. Off-
street parking conforms to PSZC 93.06.00 with the approval of an Administrative Minor
Modification seeking a 10% reduction in the amount of required off-street parking.
Planning Commission Staff Report
June 10, 2025 – Page 7 of 11
Case #DP-2024-0007 / AMM-2024-0013 Pickleball Complex
ANALYSIS:
Site Plan:
The 1.78-acre site is proposed to be developed with 16 commercial pickleball courts.
Thirteen (13) of the courts are designed to competitive standards (34’ x 64’) and three (3)
to recreational standards (30’ x 60’). The complex will include a modest-sized 1,200-
square-foot, two-story administration / concessions building for offices, restrooms, a small
snack / coffee shop and an open, covered viewing terrace on the second floor. Fifty-five
(55) off street parking spaces are proposed in a combination of bay-parking along Airport
Center Drive and a parking lot on the east side of the site, along Avenida Evelita that will
take access from Avenida Evelita1. Landscaping including shade trees is proposed
around the perimeter of the site.
Mass and Scale:
As noted above the project site is predominantly developed with 16 pickleball courts, court
fencing, landscaping, perimeter garden walls and off-street parking. The two-story
administration / concessions building is located along the northerly portion of the site with
an open, small hipped roof “tower” demarking the pedestrian entry onto the site
Buffers and Open Space:
The site is proposed to have perimeter garden walls varying between 42 inches and 60
inches in height with landscaping including a generous quantity of shade trees
interspersed with California fan palms, drought-tolerant shrubs and groundcovers. The
parking lot is screened from the adjacent public streets with a masonry wall and
landscaping.
Grading and Topography:
The site is essentially flat, sloping downward west to east roughly three (3) feet. Slightly
more than 85% of the site will be impervious surface (sports courts, parking and
concessions building), requiring subterranean stormwater retainage vaults beneath the
parking lot on the east side of the project site. The remaining 15% of the site will be
pervious areas comprised of landscape beds.
FINDINGS – DEVELOPMENT PERMIT:
PSZC Section 94.04.01(D) requires the approval authority to evaluate the application and
1 The site plans currently show parking lot access proposed from Airport Center Drive. The Engineering
Department has rejected this location as being too close to the intersection of Airport Center Drive and
Avenida Evelita. To avoid resubmittal delays, staff has agreed to let the applicant revise the site plan to
reflect this and other minor revisions and adjustments prior to consideration of the project by the
Architectural Review Committee.
Planning Commission Staff Report
June 10, 2025 – Page 8 of 11
Case #DP-2024-0007 / AMM-2024-0013 Pickleball Complex
make findings for conformance to the following criteria:
Criteria and Findings [PSZC 94.04.01(D)] Compliance
1. The proposed project is consistent with the General Plan and any
applicable specific plan; Y
The General Plan Land Use Designation for this parcel is
Neighborhood Community Commercial (“NCC”). This designation
encourages commercial uses convenient to and integrated with
adjacent residential neighborhoods.
2. The proposed uses are in conformance to the use permitted in the
zone district where the site is located, and are not detrimental to
adjacent properties or residents;
Y
As noted above, the zone is M-1. PSZC 92.17.01 (uses in M-1)
includes all uses in C-1, and pursuant PSZC 92.12.01 (A,7) athletic
or health clubs are a by-right use.
With respect to noise impacts, Pickleball is a game played with
balls and paddles that have harder surfaces than those used in
tennis, thus sometimes noise complaints can occur when the
courts are located in close proximity to residential uses. In this
case, the project fronts on Ramon Road, a major thoroughfare that
generates considerable traffic noise. It is also adjacent to the flight
path of airplane activity at the nearby Palm Springs International
Airport. The nearest residential use to the project site are on local
streets south of Ramon Road; far enough away that the proposed
use should not pose any detrimental noise impacts to adjacent
properties or residents.
3. The proposed project is in conformance to the property
development standards for the zone district where the site is
located;
Y
As demonstrated in the table above, the project conforms to all
applicable development standards. With the approval of the AMM
seeking a 10% reduction in off-street parking, the project also
conforms to the City’s Off-Street Parking Ordinance. (PSZC
93.06).
4. The proposed height and massing of the project is consistent with
applicable standards and compatible with adjacent development; Y
The proposed administration / concessions building is a small,
simple hipped-roof structure that is consistent with development
standards for the zone. Except for a self-storage facility to the
north, there are no other buildings on the adjacent parcels at this
time. Thus the proposed building can be considered generally
compatible with nearby development.
5. The proposed setbacks and placement of the building are
consistent with applicable standards and consistent with setbacks Y
Planning Commission Staff Report
June 10, 2025 – Page 9 of 11
Case #DP-2024-0007 / AMM-2024-0013 Pickleball Complex
Criteria and Findings [PSZC 94.04.01(D)] Compliance
of adjacent buildings;
As shown in the table above, the project conforms to all setbacks.
6. The site for the proposed project has adequate access to streets
and highways property designed and improved to carry the type
and quantity of traffic to be generated by the proposed uses, and
the design for the site plan enhances or continues the city’s
existing grid in accordance with the Circulation Plan of the General
Plan;
Y
The project takes vehicular access from Airport Center Drive, and
Avenida Evelita. There are no changes in the existing street grid
proposed and the project site is adequately served by both roads
and pedestrian sidewalks.
7. On-site circulation conforms to minimum standards, and
accommodations are made for safe on-site pedestrian circulation; Y
The bay parking and parking lot have been conditioned to conform
to City standards. Perimeter pedestrian sidewalks connect the site
to the existing network of sidewalks and pedestrian facilities.
Pedestrian and Vehicular movement are appropriately designed
for separation between streets, parking lots, and use areas on the
site.
8. Landscape areas and open space are in conformance to
applicable standards, and the design of stormwater management
features are appropriately integrated with other elements of the site
design;
Y
The landscape design has been conditioned to conforms to the
City’s Technical Assistance Guide for Landscapes. The project has
been provided with generous quantities of shade trees adjacent to
the perimeter sidewalks and parking areas.
9. Public infrastructure, such as water, sewer, and similar utilities, is
adequate to serve the proposed project; Y
Utility infrastructure to the site is adequate.
10. Based on environmental review, the proposed project either has
no potentially significant environmental impacts, any potentially
significant impacts have been reduced to less than significant
levels because of mitigation measures incorporated in the project,
or a Statement of Overriding Considerations has been adopted to
address unmitigated significant environmental impacts;
Y
As noted below, staff evaluated the project pursuant to CEQA and
determined it is eligible for a Categorical Exemption.
11. The proposed project has no unacceptable adverse effects on
public welfare, health or safety. Y
There are no known unacceptable or adverse effects on public
welfare, health or safety caused by development of the proposed
project.
Planning Commission Staff Report
June 10, 2025 – Page 10 of 11
Case #DP-2024-0007 / AMM-2024-0013 Pickleball Complex
Criteria and Findings [PSZC 94.04.01(D)] Compliance
The project is located in zones “C” and “E” of the Riverside
County’s Palm Springs International Airport Land Use
Compatibility Map. This land use map administered by the
Riverside County Airport Land Use Compatibility Commission
(“RCALUCC”). The applicant has reviewed the proposed project
with RCALUCC and it has been determined to be CONSISTENT
with the 2005 PSP compatibility plan as conditioned. (See
attached RCALUCC letter.)
The application includes Case AMM-2024-0013; an Administrative Minor Modification
(“AMM”) seeking a 10% reduction in the quantity of off-street parking required by the
Parking Ordinance as allowed by Zoning Code Section 94.06.01 (A,6). The Planning
Director has reviewed the AMM application and indicated he will approve it should the
Major Development Permit be approved by the Planning Commission.
ENVIRONMENTAL ANALYSIS:
The proposed development is a Project pursuant to the guidelines of the California
Environmental Quality Act (“CEQA”). Staff evaluated the project relative to the CEQA
Guidelines and determined it is eligible for both a Class 3 (Small Structures) and a Class
32 (Infill Development) Categorical Exemption.
The project qualifies for exemption from further analysis under CEQA because the
proposed single commercial structure is less than 10,000 square feet in area and no
substantial quantities of hazardous substances are known to be used or present. The
project is consistent with the General Plan and Zoning Code, is on a site of not more than
five (5) acres and is substantially surrounded by urban uses. The site is not eligible as
habitat for endangered or rare species because it has evidence of current and past
disturbance from both pedestrians and vehicles. The proposed use would not result in
significant adverse impacts to traffic, noise or air & water quality because existing
adjacent roads have capacity to accommodate traffic to and from the site. Stormwater
detention and filtration structures are proposed to properly deal with stormwater flow off
the site and there is no known unusual activity that would significantly impact air or water
quality. The site can be served by all required utilities and public services.
CONCLUSION:
The proposed commercial pickleball complex conforms to the development standards of
the underlying M-1 zone. The project is consistent with the City’s General Plan and with
the Riverside County Airport Land Use Compatibility Master Plan. The findings for the
Development Permit and the Minor Modification can be affirmatively met. The project
Planning Commission Staff Report
June 10, 2025 – Page 11 of 11
Case #DP-2024-0007 / AMM-2024-0013 Pickleball Complex
provides a popular recreational amenity to both residents and guests visiting Palm
Springs and is appropriately located to minimize any potential noise impacts to nearby
residents.
REVIEWED BY:
Principal City Planner Ken Lyon, RA
Assistant Planning Director Anthony Riederer
Director of Planning Services: Christopher Hadwin
ATTACHMENTS:
A. Vicinity Map
B. Draft Resolution with Condition of Approval
C. Application materials including letter from RCALUCC, justification letter, plans,
elevations, Public Integrity Disclosure Form
ATTACHMENT A
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
Pickleball Court at the southwest corner of Avenida Evelita and
Airport Center Drive
ATTACHMENT B
RESOLUTION NO. _____
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING
A PROPOSED PICKEBALL COURT COMPLEX LOCATED
AT THE SOUTHWEST CORNER OF AVENIDA EVELITA
AND AIRPORT CENTER DRIVE, ZONE M-1, GENERAL
PLAN: NEIGHBORHOOD COMMUNITY COMMERCIAL
(“NCC”), AIRPORT LAND USE COMPATIBILITY ZONES “C”
AND “E” (APN’S 766-530-006 AND 007) CASE DP-2024-
0007and AMM-2024-0013.
WHEREAS, PPUSA, LLC, applicant / owner submitted a Development Permit and a
Minor Modification application proposing development of a 16-court pickleball court
complex at the subject site; and
WHEREAS, Palm Springs Zoning Code (“PSZC”) Section 92.17.01 (“Uses Permitted in
the M-1 zone”) denotes all uses in the C-1 zone are permitted and PSZC Section 92.12.01
(“Uses permitted in the C-1 zone”) denote that Commercial Recreational Uses are a
permitted use. Thus the Planning Commission has determined the proposed use is
permitted by right at the subject property; and
WHEREAS, on June 10, 2025 the Planning Commission held a public meeting that was
noticed in accordance with applicable law to consider the subject application s; and
WHEREAS, at said meeting the Planning Commission carefully considered the
application including the staff report and all written and oral testimony.
THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. The foregoing Recitals are true and correct and are incorporated herein by
this reference.
SECTION 2. ENVIRONMENTAL DETERMINATION The Planning Commission
evaluated the project in accordance with the guidelines of the California Environmental
Quality Act (“CEQA”) and determined it to be Categorically Exempt from further evaluation
under CEQA as a Class 3 (Small Structures) and Class 32 (Infill Development)
exemption.
The project qualifies for exemption from further analysis under CEQA because the
proposed single commercial structure is less than 10,000 square feet in area and no
substantial quantities of hazardous substances are known to be used or present. The
project is consistent with the General Plan and Zoning Code, is on a site of not more than
five (5) acres and is substantially surrounded by urban uses. The site is not eligible as
habitat for endangered or rare species because it has evidence of current and pa st
Planning Commission Resolution No. _____ Page 2 of 6
Case DP-2024-0007 / AMM-2024-0013 – Pickleball Court Complex
June 10, 2025
disturbance from both pedestrians and vehicles. The proposed use would not result in
significant adverse impacts to traffic, noise or air & water quality because existing
adjacent roads have capacity to accommodate traffic to and from the site. Stormwate r
detention and filtration structures are proposed to properly deal with stormwater flow off
the site and there is no known unusual activity that would significantly impact air or water
quality. The site can be served by all required utilities and public services.
SECTION 3 FINDINGS IN SUPPORT OF THE DEVELOPMENT PERMIT.
In review of the application the Planning Commission made findings in support of its
approval pursuant to Zoning Code Section 94.04.01(D) (“Development Permit”) as
follows:
Criteria and Findings [PSZC 94.04.01(D)] Compliance
1. The proposed project is consistent with the General Plan and any
applicable specific plan; Y
The General Plan Land Use Designation for this parcel is
Neighborhood Community Commercial (“NCC”). This
designation encourages commercial uses convenient to and
integrated with adjacent residential neighborhoods.
2. The proposed uses are in conformance to the use permitted in
the zone district where the site is located, and are not detrimental
to adjacent properties or residents;
Y
As noted above, the zone is M-1. PSZC 92.17.01 (uses in M-1)
includes all uses in C-1, and pursuant PSZC 92.12.01 (A,7)
athletic or health clubs are a by-right use.
With respect to noise impacts, Pickleball is a game played with
balls and paddles that have harder surfaces than those used in
tennis, thus sometimes noise complaints can occur when the
courts are located in close proximity to residential uses. In this
case, the project fronts on Ramon Road, a major thoroughfare
that generates considerable traffic noise. It is also adjacent to
the flight path of airplane activity at the nearby Palm Springs
International Airport. The nearest residential use to the project
site are on local streets south of Ramon Road; far enough away
that the proposed use should not pose any detrimental noise
impacts to adjacent properties or residents.
3. The proposed project is in conformance to the property
development standards for the zone district where the site is
located;
Y
As demonstrated in the table above, the project conforms to all
applicable development standards. With the approval of the
AMM seeking a 10% reduction in off -street parking, the project
Planning Commission Resolution No. _____ Page 3 of 6
Case DP-2024-0007 / AMM-2024-0013 – Pickleball Court Complex
June 10, 2025
Criteria and Findings [PSZC 94.04.01(D)] Compliance
also conforms to the City’s Off-Street Parking Ordinance. (PSZC
93.06).
4. The proposed height and massing of the project is consistent with
applicable standards and compatible with adjacent development; Y
The proposed administration / concessions building is a small,
simple hipped-roof structure that is consistent with development
standards for the zone. Except for a self-storage facility to the
north, there are no other buildings on the adjacent parcels a t this
time. Thus the proposed building can be considered generally
compatible with nearby development.
5. The proposed setbacks and placement of the building are
consistent with applicable standards and consistent with
setbacks of adjacent buildings;
Y
As shown in the table above, the project conforms to all setbacks.
6. The site for the proposed project has adequate access to streets
and highways property designed and improved to carry the type
and quantity of traffic to be generated by the proposed uses, and
the design for the site plan enhances or continues the city’s
existing grid in accordance with the Circulation Plan of the
General Plan;
Y
The project takes vehicular access from Airport Center Drive and
Avenida Evelita. There are no changes in the existing street grid
proposed and the project site is adequately served by both roads
and pedestrian sidewalks.
7. On-site circulation conforms to minimum standards, and
accommodations are made for safe on-site pedestrian
circulation;
Y
The bay parking and parking lot has been conditioned to conform
to City standards. Perimeter pedestrian sidewalks connect the
site to the existing network of sidewalks and pedestrian facilities.
Pedestrian and Vehicular movement are appropriately designed
for separation between streets, parking lots, and use areas on
the site.
8. Landscape areas and open space are in conformance to
applicable standards, and the design of stormwater management
features are appropriately integrated with other elements of the
site design;
Y
The landscape design conforms to the City’s Technical
Assistance Guide for Landscapes and the project has been
provided with generous quantities of shade trees adjacent to the
Planning Commission Resolution No. _____ Page 4 of 6
Case DP-2024-0007 / AMM-2024-0013 – Pickleball Court Complex
June 10, 2025
SECTION 4. FINDINGS IN SUPPORT OF THE MINOR MODIFICATION: In review of
the application the Planning Commission made findings in support of its approval
pursuant to Zoning Code Section 94.06.01 (A,6) (“Minor Modification”) as follows:
Criteria and Findings [PSZC 94.04.01(D)] Compliance
1. The requested minor modification is consistent with the General
Plan, applicable specific plan(s), and overall objectives of the
Zoning Code.
Y
Criteria and Findings [PSZC 94.04.01(D)] Compliance
perimeter sidewalks and parking areas.
9. Public infrastructure, such as water, sewer, and similar utilities,
is adequate to serve the proposed project; Y
Utility infrastructure to the site is adequate.
10. Based on environmental review, the proposed project either has
no potentially significant environmental impacts, any potentially
significant impacts have been reduced to less than significant
levels because of mitigation measures incorporated in the
project, or a Statement of Overriding Considerations has been
adopted to address unmitigated significant environmental
impacts;
Y
As noted below, staff evaluated the project pursuant to CEQA
and determined it is eligible for a Categorical Exemption.
11. The proposed project has no unacceptable adverse effects on
public welfare, health or safety. Y
There are no known unacceptable or adverse effects on public
welfare, health or safety caused by development of the proposed
project.
The project is located in zones “C” and “E” of the Riverside
County’s Palm Springs International Airport Land Use
Compatibility Map. This land use map administered by the
Riverside County Airport Land Use Compatibility Commission
(“RCALUCC”). The applicant has reviewed the proposed project
with RCALUCC and it has been determined to be CONSISTENT
with the 2005 PSP compatibility plan as conditioned. (See
attached RCALUCC letter.)
Planning Commission Resolution No. _____ Page 5 of 6
Case DP-2024-0007 / AMM-2024-0013 – Pickleball Court Complex
June 10, 2025
Criteria and Findings [PSZC 94.04.01(D)] Compliance
The project is consistent with the “NCC” General Plan land use
designation because it proposes a commercial pickleball
recreational complex use convenient and appropriate for use by
the nearby residential areas. It is also consistent with the overall
objectives of the Zoning Code to encourage the orderly and
appropriate development of the City.
2. The neighboring properties will not be adversely affected as a
result of the approval of the minor modification. Y
The proposed 10% reduction in off-street parking from 60 to 55
spaces provides adequate off-street parking for the proposed uses
without adverse impact to adjacent properties because the patrons
using the concession and seating area are likely to be the same
individuals using the play courts. Visitors or spectators will likely
also find adequate parking in the lot and during periods of 100%
occupancy, there is also on-street curbside parking for overflow on
the abutting local streets (Airport Center Drive and Avenida
Evelita).
3. The 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
No adverse impacts are anticipated as a result of the 10%
reduction in off-street parking because it is believed that the
amount of parking on site is still adequate given the typical
utilization rates of all the courts at the same time and there is ample
on-street curbside parking for overflow also available as noted
above.
4. The approval is justified by environmental features, site conditions,
location of existing improvements, or historic development patterns
of the property or neighborhood.
Y
The site design and proposed recreational pickleball use provide
55 off-street parking spaces for public use of 16 sports courts plus
parking for four staff persons. The parking code requires the
provision of parking for each individual use within the com plex;
however, it is expected that the snack bar / coffee shop and viewing
area will be used by the same individuals who come to the site to
use the courts. Thus, the reduction of 10% of the required off -
street parking spaces is justified by the anticipated use patterns on
the site.
Planning Commission Resolution No. _____ Page 6 of 6
Case DP-2024-0007 / AMM-2024-0013 – Pickleball Court Complex
June 10, 2025
Based upon the foregoing the Planning Commission hereby approves Case DP -2024-
0007 and Case AMM-2024-0013 for development of a 16-court pickleball court complex
located on a 1.78-acre site located at the southwest corner of Airport Center Drive and
Avenida Evelita, subject to conditions of approval in Exhibit “A”, and recommends
approval by the Architectural Review Committee of related Case AR-2024-0081, by the
following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ADOPTED THIS TENTH DAY OF JUNE 2025.
ATTEST:
Christopher Hadwin, Director
DEPARTMENT OF PLANNING SERVICES City of Palm Springs, California
RESOLUTION NO._______
EXHIBIT A
Case DP-2024-0007 / AMM-2024-0013
Proposed Pickleball Court Complex
June 10, 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 DP-
2024-0007 & AMM-2024-0013; except as modified with the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, submitted November 5, 2024, 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. 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 Development 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 or fails to
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Pickleball Court Complex
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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, bikeways, parking areas, landscape,
irrigation, lighting, walls, and fences that extend onto private property, 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 t he property owner’s sole expense.
This condition shall be included in the recorded covenant agreement for the
property if required by the City.
ADM 7. Time Limit on Approval. Approval of the Development Permit 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 in accordance with Zoning
Code Section 94.12.00 (“Extension of Time”).
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. Notice of Exemption Filing Fee. The project is exempt from further evaluation
pursuant to the California Environmental Quality Act (CEQA). The applicant is
Conditions of Approval - Case #DP-2024-0007 & AMM-2024-0013 Page 3 of 15
Pickleball Court Complex
June 10, 2025
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 2. 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. The project may be eligible for exemption or refund o f 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 3. 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 4. 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 Resource
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.
AIRPORT LAND USE COMPATIBILITY COMMISSION (“ALUC”) CONDITIONS:
As provided in their approval letter dated November 20, 2024, the following ALUC
conditions must be fully satisfied:
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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 issuance 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 Municipal Code Section 8.60: the City’s Water Efficient
Landscape Ordinance and any applicable state water efficient ordinances.
PLN 3. Landscape Design Details. Must conform to the City’s Technical Assistance
Guide for water-efficient landscapes. Tree diamonds (“tree wells”) in parking
lots shall be not less than six (6) feet square and shall be provided with two
deep watering sleeves on either side of the root ball.
PLN 4. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 5. 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 6. 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 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. No off-site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the project site unless a parking management plan
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Pickleball Court Complex
June 10, 2025
pursuant to PSZC Section 94.01.01(C,2,d) has been approved by the Planning
Department.
PLN 10. No precast wheel stops. Per PSZC 93.06.00 there shall be no precast wheel
stops. Continuous curb across the front of the parking stall set back from walls
or signage so as to prevent damage as noted.
PLN 11. Off-Street Parking. Must conform to the design standards of PSZC 93.06.00.
PLN 12. 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 13. Signage. The applicant shall submit separate sign permit applications that
conform to the sign ordinance for processing by staff at a later time. No sign
approvals are granted or implied by this set of conditions.
PLN 14. (add any additional conditions imposed by the Architectural Review Committee,
Planning Commission or City Council here)
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 SPORTS COMPLEX LOCATED AT RAMON
ROAD AND AVENIDA EVELITA, (APN 677-530-007, 677-530-006), SECTION 18,
TOWNSHIP 4 S, RANGE 5 E, S.B.M., CASE NO. AR-2024-0081, DP-2024-0007, ENG.
FILE NO. E-4914.
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.
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June 10, 2025
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 48-hour inspection notification is required.
RAMON ROAD
ENG 2. Remove and replace the existing curb ramp at the northwest corner of
Ramon Road and Avenida Evelita and construct a Type A curb ramp
meeting current California State Accessibility standards in accordance with
City of Palm Springs Standard Drawing No. 212.
ENG 3. Remove and replace existing asphalt concrete pavement where required,
in accordance with applicable City standards.
ENG 4. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
AVENIDA EVELITA
ENG 5. Remove and replace the existing curb ramp at the southwest corner of
Avenida Evelita and Airport Center Drive and construct a Type B curb ramp
meeting current California State Accessibility standards in accordance with
City of Palm Springs Standard Drawing No. 213.
ENG 6. Construct a 24 feet wide driveway approach in accordance with City of Palm
Springs Standard Drawing No. 201, in accordance with Zoning Code
93.06.00 C (15).
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.
AIRPORT CENTER DRIVE
ENG 9. Remove the existing curb, gutter and sidewalk and construct a driveway
approach to accommodate bay parking stalls along the Airport Center Drive
frontage in accordance with City of Palm Springs Standard Drawing No. 201
or 201A. Bay parking stalls shall be located completely on -site, behind
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Pickleball Court Complex
June 10, 2025
sidewalk, and not within public right-of-way. (check 93.06.00 C(15)c for
compliance)
ENG 10. Remove and replace existing asphalt concrete pavement where required,
in accordance with applicable City standards.
ENG 11. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
ON-SITE
ENG 12. The on-site layout of drive aisles and parking spaces is subject to further
review and approval by the City Engineer. Adjustment of proposed street
alignments, and deletion or relocation of proposed parking spaces may be
required during review and approval of construction plans for on -site
improvements, as required by the City Engineer. Approval of the
preliminary site plan does not constitute approval of the on-site layout of
streets and parking spaces as proposed.
ENG 13. For on-site bay parking in residential and commercial zones, paving
material shall be decorative paving, colored and/or patterned to relate to the
overall design in accordance with Zoning Code 93.06.00.C.15.e.
ENG 14. The minimum pavement section for all on -site pavement shall be 3
inches asphalt concrete pavement over 4 inches crushed miscellaneous
base with a minimum subgrade of 24 inches at 95% relative compaction,
or equal. 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 15. On-site drive aisles or parking lot shall be constructed with curbs,
gutters, and cross-gutters, as necessary to accept and convey street
surface drainage of the on-site streets to the on-site drainage system, in
accordance with applicable City standards.
SANITARY SEWER
ENG 16. All sanitary facilities shall be connected to the public sewer system (via the
proposed on-site private sewer system). New laterals shall not be
connected at manholes.
GRADING
ENG 17. Submit a Precise Grading Plan prepared by a California licensed civil
engineer to the Engineering Services Department for review and approval.
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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; and a copy of the
associated Hydrology Study/Report; a copy of the project -specific Final
Water Quality Management Plan.
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
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
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Pickleball Court Complex
June 10, 2025
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. Prior to issuance of grading permit, the applicant shall provide verification
to the City that the Tribal Habitat Conservation Plan (THCP) fee has been
paid to the Agua Caliente Band of Cahuilla Indians in accordance with the
THCP.
ENG 23. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2022-0057-DWQ as adopted
September 8, 2022) is required for the proposed development via the
California Regional Water Quality Control Board online SMARTS system. A
copy of the executed letter issuing a Waste Discharge Identification (WDID)
number shall be provided to the City Engineer prior to issuance of a grading
or building permit.
ENG 24. This project requires preparation and implementation of a stormwater
pollution prevention plan (SWPPP). As of September 4, 2012, all SWPPPs
shall include a post-construction management plan (including Best
Management Practices) in accordance with the current Construction
General Permit. Where applicable, the approved final project-specific Water
Quality Management Plan shall be incorporated by reference or attached to
the SWPPP as the Post-Construction Management Plan. A copy of the up-
to-date SWPPP shall be kept at the project site and be available for review
upon request.
ENG 25. 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 two thousand dollars
($2,000.00) per disturbed acre (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.
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ENG 26. 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 27. The applicant shall provide Grading Certification for all building (or
structure) pads in conformance with the approved grading plan to the
Engineering Services Department for review and approval prior to issuance
of Building Permits.
ENG 28. 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.
WATER QUALITY MANAGEMENT PLAN
ENG 29. This project shall be required to install measures in accordance with
applicable National Pollution Discharge Elimination System (NPDES) Best
Management Practices (BMP’s) included as part of the NPDES Permit
issued for the Whitewater River Region from the Colorado River Basin
Regional Water Quality Control Board (RWQCB). The applicant is advised
that installation of BMP’s, including mechanical or other means for pre -
treating contaminated stormwater and non-stormwater runoff, shall be
required.
ENG 30. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of
approval of any grading plan. The WQMP shall address the implementation
of operational Best Management Practices (BMP’s) necessary to
accommodate nuisance water and storm water runoff from the site. Direct
release of nuisance water to the adjacent property (or public streets) is
prohibited. Construction of operational BMP’s shall be incorporated into the
Precise Grading and Paving Plan.
ENG 31. Prior to issuance of any grading or building permits, the property owner shall
record a “Covenant and Agreement” with the County -Clerk Recorder or
other instrument on a standardized form to inform future property owners of
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the requirement to implement and maintain the approved Final Project -
Specific Water Quality Management Plan (WQMP). Other alternative
instruments for requiring implementation of the approved Final Project -
Specific WQMP include: requiring the implementation of the Final Project-
Specific WQMP in Home Owners Association or Property Owner
Association Covenants, Conditions, and Restrictions (CC&Rs); formation of
Landscape, Lighting and Maintenance Districts, Assessment Districts or
Community Service Areas responsible for implementing the Final Project-
Specific WQMP; or equivalent. Alternative instruments must be approved
by the City Engineer prior to issuance of any grading or building permits .
DRAINAGE
ENG 32. 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 33. All stormwater runoff passing through the site shall be accepted and
conveyed across the property in a manner acceptable to the City Engineer.
For all stormwater runoff falling on the site, on-site retention or other
facilities approved by the City Engineer shall be required to contain the
increased stormwater runoff generated by the development of the property.
Provide a hydrology study to determine the volume of increased stormwater
runoff due to development of the site, and to determine required stormwat er
runoff mitigation measures for the proposed development. The hydrology
study shall be reviewed and approved prior to approval of any grading plan.
Final retention basin sizing and other stormwater runoff mitigation
measures shall be determined upon review and approval of the hydrology
study by the City Engineer and may require redesign or changes to site
configuration or layout consistent with the findings of the final hydrology
study. No more than 40-50% of the street frontage parkway/setback areas
should be designed as retention basins. On-site open space, in conjunction
with dry wells and other subsurface solutions should be considered as
alternatives to using landscaped parkways for on-site retention.
ENG 34. The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $ 10,961.65 per acre in
accordance with Resolution No. 15189. Fees shall be paid prior to issuance
of a building permit.
GENERAL
ENG 35. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
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backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115.
ENG 36. All proposed utility lines shall be installed underground.
ENG 37. 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 38. 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 t he type and format of the digital
data to be submitted to the City may be authorized, upon prior approval by
the City Engineer.
ENG 39. 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 40. 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 41. 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.
MAP
ENG 42. The existing parcels identified as Lots 6 and 7 of Parcel Map 28907, Map
Book 195, Pages 89 and 90, shall be merged. An application for a parcel
merger shall be submitted to the Engineering Services Department for
review and approval. A copy of a current title report and copies of record
documents shall be submitted with the application for the parcel merger.
The application shall be submitted to and approved by the City Engineer
prior to issuance of building permit.
TRAFFIC
ENG 43. A minimum of 48 inches of clearance for accessibility shall be provided on
public sidewalks. Minimum clearance on public sidewalks shall be provided
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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 44. 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 45. 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 46. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
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. 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 and latest adopted NFPA Standards.
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 1. Fire Extinguishers: Shall provide 2A 10BC fire extinguishers every 75’.
Shall mount 3-5’ off the ground
FID 2. Exits: Shall provide 2 exit discharges. They shall either be completely open
or closed with panic bars.
END OF CONDITIONS
ATTACHMENT C
MARK STUART ARCHITECT
JUSTIFICATION LETTER, 11/1/2024
Project Address: Palm Springs Lot 6 & 7; Ramon, Avenida Evelita & Airport Centre Drive.
APN 677-530-007 & 677-530-006
Project Name: Pickle Park Palm Springs
Project Description
This letter is provided for a new project located at Ramon Road, Avenida Evelita & Airport Centre Drive
in the City of Palm Springs as part of an Architectural Review Application. This project proposes the
construction of a 16-court outdoor Pick Ball sport court complex with accessory concession building and
Entry shade cover. 13 of the proposed 16 courts are competitive size 34’ X 64’ & 3 of the 16 courts are
recreational size 30’ X 60’. The proposed sport court facility is in an existing vacant lot within an M-1
industrial zone. Open to the public, the facility will be used for recreation. The Concession Building will
be climate-controlled and will have Male and Female restrooms. The property is in the Neighborhood
Commercial General Plan land use designation.
General Information
The number of anticipated employees is 3-4 people onsite per shift with a total of 15 full-time
employees. Employees will include a general manager, administrative and concession staff. Hours of
operation will be 6am to 11 pm, 7 days per week. Licensing and insurance will be maintained through
the State of California as mandated, to include a Liquor license for sale of beer and wine.
Findings
Per the City of Palm Springs Zoning Code (PSZC), this project is intended to match the industrial/service
character of the surrounding buildings and in keeping with the M-1 zone requirements.
The building conforms to the zoning standards for height, area, and setbacks. The overall height at the
top of the Hip roof concession building shade structure is no greater than 26’. The building area
coverage that includes the shade structures and concession building is 4.6% of the lot area which is
below the 60% maximum allowance. Setback requirements for the front, rear and side yards follow City
requirements.
MARK STUART ARCHITECT
605 Ridgecliff Drive, New Braunfels, Texas 78130
Phone (830) 557-4444, Email: Mark@MarkStuartArchitect.com
MARK STUART ARCHITECT
Parking is provided In accordance with City of Palm Springs Zoning Code Section 93.06.00 Off-street
parking and accessibility requirements. Total parking spaces for 55 Cars, including 3 accessible spaces
and 4 EV Charging stations. 40 percent of the required parking for compact cars accounting for 22 of the
55 spaces. An administrative minor modification (AMM) is proposed for a 10 percent reduction in the
amount of total off-street parking required.
Administrative relief from the number of parking spaces is requested because this project meets the
intent of the Palm Springs parking regulations with adequate capacity, circulation and landscaping for its
proposed use as a pay to play sports complex. Special Circumstances are the people seating at the tables
in and around the concession Building are the same people that are playing in the courts, because this
sports complex is a true Pickle Ball Club and not a place for large groups of spectators. The efficient use
of the parking lot area with Compact Spaces and Parking Bays along Airport Centre Drive allows for
maximum usage of the off- street parking, therefore lessening the impact of the on-street parking near
the adjacent properties.
Pickle Park Palm Springs is designed to utilize the existing unimproved lot, infilling for efficiency and
potential. The site layout and access is oriented towards the existing street and public ways
with autos and pedestrians entering directly from Airport Centre Drive. The vehicular driveway entrance
is enhanced by low masonry split face block walls surrounded by decomposed granite and appropriate
desert landscape planting and trees. The parking areas will have asphalt paving surrounded by landscape
planters, trees, and sidewalks.
The overall massing of the shade structures is like the adjacent storage buildings and airport facilities in
this unique industrial area. The shade structures are metal hip roofs composed to create a unified club
like feel. The rectangular massing is offset by brushstrokes of the color and desert landscaping and the
masonry and metal fence providing an elegant facade approach and provide screening of the sport
courts.
Air conditioning equipment and service access are concealed behind a Masonry wall and away from
public view underneath the Concession Building Shade Structure. No visible roof mounted mechanical
equipment is proposed.
In terms of design context, materials have been chosen with the industrial context of neighboring
buildings in mind. We propose a consistent architectural treatment on all sides, as exemplified by the
application of similar construction materials, color theme, and architectural element shapes of the
surrounding developments. Treatment consists of split face concrete masonry block with metal fencing
on top, metal roof shade structures, and dessert accent colors. A combination of concrete block and
steel support columns for the Entry Shade Cover and Concession Building Shade Structure. Unifying the
two shade structures with an identical hip roof style and gray metal roof panels. The facility access to be
a 10’ tall metal gate. Landscape, plants, and trees will stand out compared to the restrained building
design by providing natural colors and textures. The overall composition of the building is contemporary
and industrial to suit the neighborhood and provide a signature attraction for the City of Palm Springs.
MARK STUART ARCHITECT
The shade trees and court fencing placed around the entire perimeter of the sport courts are to provide
attractive visual screening of the courts, keep in pickle balls and mask the low mast directional
downlighting of the court’s PSZC 18’ compliant height limit with all lighting fixtures placed 60’ from the
property lines or underneath the shade structure(s).
Criteria and Findings IAW (PSCZ 94.04.00 E): In considering an Architectural Review application, the
approval authority shall evaluate the application and make findings for conformance to the following
criteria:
1. The architectural treatment is consistent on all four sides of the proposed building(s), unless
otherwise approved by the ARC.
The project proposes consistent architectural treatment on all sides, as exemplified by the application of
identical construction materials, color theme, and architectural elements in similar scale, shape, and
form. The treatment consists of concrete and metal shade structure supports, metal fencing, concrete
masonry, and dessert accent colors.
2. The façade elements and fenestration are composed in a harmonious manner.
The street façade and entry shade cover are composed in a harmonious manner. The shade structure
for the entry is visible from all street frontages.
3. The proposed materials are consistent with the context of the site, adjacent buildings, and the
desert environment.
The proposed materials include desert neutral colors and consist of metal roofing, steel support
structures and split face concrete blocks. These materials are commonly used in local construction and
are contextually appropriate. The adjacent properties have been constructed using similar colors and
materials.
4. The proposed color scheme is appropriate to the desert environment and consistent with the site
context.
The project proposes a desert-neutral color palette that includes various beige, grey, tan, and red accent
colors. The proposed colors are appropriate to the desert environment.
5. Shading devices and sun control elements, excluding landscape materials, are provided to address
environmental conditions and solar orientation.
Shade structures are strategically placed over the Concession Building and Entry to provide a visual for
the entry & building location and mask the downlighting underneath the shade structure(s).
6. The proposed landscape plan is consistent with the requirements of PSMC Chapter 8.60;
The proposed plant palette consists of the plant materials that are included in the Lush and Efficient
landscape gardening book. There is no turf application proposed for this project.
MARK STUART ARCHITECT
7. The proposed landscape plan is consistent with all applicable zoning requirements, including any
streetscape requirements, landscape buffer requirements, and screening requirements.
The project proposes landscape on portions of the north, south and east and west property lines.
A landscaped Median on Ramon Rd, with city of Palm Springs approved Trees and landscape selections.
8. The shading for pedestrian facilities on the subject site or abutting public right(s)-of-way is
adequate.
Shade Trees are provided around the perimeter of the facility that provide shading of the public right of
way sidewalks.
9. 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;
The proposed lighting plan is consistent with the requirements of PSZC Section 93.21.00. The Outdoor
Lighting Standards expressly prohibit disability glare, discomfort glare, light trespass, and/or light
pollution as defined in Palm Springs Zoning Code (PSZC) Sections 93.21.00(A)(7), (8), (9), and (10). The
project Court Lighting is subject to PSZC Sections 93.21.00 (A) (6) Glare Control Devices to provide more
light on field; and Section 93.01.01 (A) (2) (g) Night Lighting of Tennis Courts with a proposed 18’ fixture
height set back 60’ from the property lines for the outdoor courts.
10. 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.
A Sign Permit application has not been submitted at the time this report was written. All signage is
required to conform to the Sign Ordinance regulations as a standard condition of approval; therefore,
the project will comply with this finding.
11. 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.
The project proposes the installation of mechanical equipment, which will be centrally located within
the service area behind the Concession Building, which will be screened from the public right of-way
using a 6’ tall Split-face concrete block wall.
12. 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.
The proposed development will not overwhelm the streetscape. The entry shade structure will be easy
to identify and provide a well-defined safe and unobstructed pedestrian access. The proposed sport
court facility is consistent with the intent of the Neighborhood Commercial General Plan land use
designation area and policies, as well as the intent and zoning regulations of the M-1 Service
Manufacturing Zone.
MARK STUART ARCHITECT
Mark A. Stuart
Architect 1 Jan 25
Attachments
1 - Vicinity map
2 - Existing Site Photographs
3 – Zoning & Airport Compatibility Exhibits
MARK STUART ARCHITECT
VICINITY MAP
MARK STUART ARCHITECT
ARIEL VIEW OF SITE
MARK STUART ARCHITECT
EXISTING SITE PHOTOGRAPHS
Site – Street View Looking from Ramon Road sidewalk
Site – Street View Looking from Intersection of Avenida Evelita and Airport Centre Drive
MARK STUART ARCHITECT
Site – View of Adjacent Property on Airport Centre Drive
Site – View of Adjacent Property on Airport Centre Drive
MARK STUART ARCHITECT
ZONING & AIRPORT COMPATIBILITY EXHIBITS
PROJECT SITE LOCATION: ZONE E
CHAIR Steve Manos
Lake Elsinore
VICE CHAIR Russell Betts
Desert Hot Springs
COMMISSIONERS John Lyon
Riverside
Steven Stewart
Palm Springs
Richard Stewart
Moreno Valley
Michael Geller
Riverside
Vernon Poole
Murrieta
STAFF Director
Paul Rull
Simon A. Housman
Jackie Vega
Barbara Santos
County Administrative Center
4080 Lemon St., 14th Floor
Riverside, CA 92501
(951) 955-5132
www.rcaluc.org
RIVERSIDE COUNTY
AIRPORT LAND USE COMMISSION
November 20, 2024
Ken Lyon, Project Planner
City of Palm Springs Planning Department
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
RE: AIRPORT LAND USE COMMISSION (ALUC) DEVELOPMENT REVIEW –
DIRECTOR’S DETERMINATION
File No.: ZAP1108PS24
Related File No.: DP-2024-0007, AR-2024-0081 (Major Architectural Review)
APN: 677-530-006, 677-560-007
Airport Zone: Compatibility Zone E
Dear Mr. Lyon:
Under the delegation of the Riverside County Airport Land Use Commission (ALUC) pursuant to
ALUC’s general delegation as per Policy 1.5.2(d) of the Countywide Policies of the 2004
Riverside County Airport Land Use Compatibility Plan, staff reviewed City of Palm Springs case
No. DP-2024-0007, AR-2024-0081 (Major Architectural Review), a proposal to establish a 16
court outdoor pickle ball sport court complex on 1.78 acres located on the northwest corner of
Ramon Road and Avenida Evelita.
The site is located within Airport Compatibility Zone E of the Palm Springs International Airport
Influence Area (AIA), where non-residential intensity is not restricted.
The elevation of Runway 13L-31R at its southerly terminus is 395 feet above mean sea level
(AMSL). At a distance of approximately 2,400 feet from the project to the nearest point of the
runway, Federal Aviation Administration (FAA) review would be required for any structures with
top of roof exceeding 419 feet AMSL. The site’s elevation is 393 feet AMSL and proposed
structure height is 26 feet, resulting in a top point elevation of 419 feet AMSL. Therefore, review
of the building for height/elevation reasons by the FAA Obstruction Evaluation Service
(FAAOES) is not required.
Land use practices that attract or sustain hazardous wildlife populations on or near airports
significantly increase the potential of Bird Aircraft Strike Hazards (BASH). The FAA strongly
recommends that storm water management systems located within 5,000 or 10,000 feet of the
Airport Operations Area, depending on the type of aircraft, be designed and operated so as not
to create above-ground standing water. To facilitate the control of hazardous wildlife, the FAA
recommends the use of steep-sided, rip-rap lined, narrow, linearly shaped water detention
basins. All vegetation in and around detention basins that provide food or cover for hazardous
wildlife should be eliminated. (FAA Advisory Circular 5200-33C). The nearest portion of the
project is located 2,400 feet from the runway, and therefore would be subject to the above
requirement. The project utilizes underground basins which will not impact hazardous wildlife.
As ALUC Director, I hereby find the above-referenced project CONSISTENT with the 2005 Palm
Springs International Airport Land Use Compatibility Plan, provided that the City of Palm Springs
applies the following recommended conditions:
2
CONDITIONS:
1. Any outdoor lighting installed shall be hooded or shielded to prevent either the spillage
of lumens or reflection into the sky. Outdoor lighting shall be downward facing.
2. The following uses shall be prohibited:
(a) Any use which would direct a steady light or flashing light of red, white, green, or
amber colors associated with airport operations toward an aircraft engaged in an
initial straight climb following takeoff or toward an aircraft engaged in a straight
final approach toward a landing at an airport, other than an FAA-approved
navigational signal light or visual approach slope indicator.
(b) Any use which would cause sunlight to be reflected towards an aircraft engaged
in an initial straight climb following takeoff or towards an aircraft engaged in a
straight final approach towards a landing at an airport.
(c) Any use which would generate smoke or water vapor or which would attract
large concentrations of birds, or which may otherwise affect safe air navigation
within the area. (Such uses include landscaping utilizing water features,
aquaculture, outdoor production of cereal grains, sunflower, and row crops,
composting operations, wastewater management facilities, artificial marshes,
trash transfer stations that are open on one or more sides, recycling centers
containing putrescible wastes, construction and demolition debris facilities, fly
ash disposal, and incinerators.)
(d) Any use which would generate electrical interference that may be detrimental to
the operation of aircraft and/or aircraft instrumentation.
(e) Any use which results in a hazard to flight, including physical (e.g. tall objects),
visual, and electronic forms of interreference with the safety of aircraft
operations.
3. The attached Notice of Airport in Vicinity shall be provided to all prospective purchasers
and occupants of the property.
4. Any proposed stormwater basins or facilities shall be designed and maintained to
provide for a maximum 48-hour detention period following the design storm, and remain
totally dry between rainfalls. Vegetation in and around the basins that would provide
food or cover for birds would be incompatible with airport operations and shall not be
utilized in project landscaping. Trees shall be spaced so as to prevent large expanses of
contiguous canopy, when mature. Landscaping in and around the basin(s) shall not
include trees or shrubs that produce seeds, fruits, or berries.
Landscaping in the stormwater basin, if not rip-rap, should be in accordance with the
guidance provided in ALUC “LANDSCAPING NEAR AIRPORTS” brochure, and the
“AIRPORTS, WILDLIFE AND STORMWATER MANAGEMENT” brochure available at
RCALUC.ORG which list acceptable plants from Riverside County Landscaping Guide
or other alternative landscaping as may be recommended by a qualified wildlife hazard
biologist.
A notice sign, in a form similar to that attached hereto, shall be permanently affixed to
the stormwater basin with the following language: “There is an airport nearby. This
stormwater basin is designed to hold stormwater for only 48 hours and not attract birds.
Proper maintenance is necessary to avoid bird strikes”. The sign will also include the
name, telephone number or other contact information of the person or entity responsible
to monitor the stormwater basin.
3
If you have any questions, please contact me at (951) 955-6893.
Sincerely,
RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION
_______________________________________
Paul Rull, ALUC Director
Attachment: Notice of Airport in Vicinity
cc: Mark Stuart (applicant)
Clifford Teston (property owner)
Harry Barrett, Airport Manager, Palm Springs International Airport
ALUC Case File
X:\AIRPORT CASE FILES\Palm Springs\ZAP1108PS24\ZAP1108PS24.LTR.doc
REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
1MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
P I C K L E P A R K P A L M S P R I N G S
INDEX OF SHEETS
Number Title
1 COVER SHEET
2 ARCHITECTURAL SITE PLAN
3 IMPROVEMENT PLAN
4 ELEVATIONS
5 CROSS SECTION
6 CONCESSION STAND
7 CONCESSION STAND ENLARGED PLAN
8 CONCESSION STAND ROOF PLAN
9 CONCESSION STAND ELEVATIONS
10 CONCESSION STAND DOLL HOUSE RENDERING
11 COURT DETAILS
12 ENTRY COVER 1
13 ENTRY COVER 2
14 METAL/MASONRY FENCE EXHIBIT
15 ENTRY GATE EXHIBIT
16 INTERIOR METAL FENCE EXHIBIT
17 STAIR EXHIBIT
18 PROJECT DATA
19 THEMING EXAMPLES
20 CONCESSION RENDERING
21 CONCESSION & RESTROOMS
22 SPORT COURTS
23 VIEW FROM RAMON ROAD
24 VIEW FROM AVENIDA EVELITA
25 VIEW FROM AIRPORT CENTRE DRIVE
26 MAIN ENTRY TO SITE
27 ENTRY PAVILION
THIS CONCEPT EMPLOYS AN INNOVATIVE USE OF PAVING MATERIALS,
LANDSCAPING, MODERN BUILDING TECHNIQUES AND SHADING TO
CREATIVE A STATE OF THE ART 77,549 SQUARE FOOT SPORTS COMPLEX
WITH A SIGNATURE STYLE FOR PALM SPRINGS, CALIFORNIA.
13 Competitive play sized 34' x64' courts; and 3 Recreational play sized 30' x60'
courts. The Acrylic surfaced court batteries are arranged for convenient
access and viewing. Construction is detailed and lighted in compliance the
Palm Springs Municipal Codes and the American Sports Builders Association
Pickle ball construction criteria. Surrounding pedestrian access and vehicle
parking is facilitated with contrasting color decorative and permeable paving
materials. Shaded seating, food and beverage and restroom service is
provided in a beautiful landscaped setting. A combination of bay and off
street parking is provided for 55 Cars with 4 each EV charging stations.
PROGRAM HIGHLIGHTS
13 COMPETITIVE PLAY COURTS
3 RECREATIONAL PLAY COURTS
55 PARKING SPACES
21'X 57' CONCESSION & RESTROOM BLDG
35' X 90' SHADE STRUCTURE OVER
CONCESSION BLDG
20' X 22' ENTRY-GATE COVER
PERIMETER LANDSCAPING & FENCE
REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
20MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
VIEW OF CONCESSION & RESTROOM FACILITIES 1
REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
21MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
VIEW OF CONCESSION & RESTROOM FACILITIES 2
REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
22MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
VIEW OF SPORT COURTS
REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
23MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
VIEW FROM RAMON ROAD
VIEW FROM RAMON ROAD
REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
24MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
VIEW FROM AVENIDA EVELITA
REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
25MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
VIEW FROM AIRPORT CENTRE DRIVE
REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
26MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
VIEW FROM CORNER OF AVENIDA EVELITA AND AIRPORT CENTRE DRIVE
REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
27MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
VIEW OF PARK ENTRY
4032 4032 4032 4032 40324032
403240324032403240324032403240324032403240324032403240324032
40324060405640404040P / L P / L P / L P / L
P / L P / L P / L P / L P / L P / L P / L
P / LP / LP / LP / LP / LP / LP / LP / LP / LP / LP / LP / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / LP / LP / LP / LP / LP / LP / LP / LP / LP / LP / LSB / L
SB / L
SB / L
SB / L
SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L
SB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / L SB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / LSB / L SB / L SB / L SB / L
6 Round Post
6 Round Post
6 Round Post
6 Round Post
WPWPWPWPWPWPWPWPWPWP
WPWPWPWPWPWPWPWPWPWP
WP
WP
WP
WP
WP
WPWP
WP
WP
WP
WP
WP
S2
5
S2
5Cross Section 2
S6
17
S6
17
Cross Section 6S5
17
S5
17
Cross Section 5
S4S4
Cross Section 4
E6E6
Elevation-6S3S3
Cross Section 3
S1
5
S1
5
Cross Section 1E1E1
Elevation 1E2
4
E2
4Exterior Elevation Front
E5
4
E5
4
Exterior Elevation RightE3
4
E3
4
Exterior Elevation Left25'25'25'15'10'
10'25'25'8'-4"18'3'
SERVICE 40'
BAY PARKING 2424
66
1212ADAADAEVEVEVEV
City
Easement
City
Easement ENTRYTicket Kiosk
Dumpster
10 - OPEN COURTS
88
55
Lockers
30X60 Court
30X60 Court
30X60 Court
CONCESSION
AIRPORT CENTRE DRIVE
AVENIDA EVELITARAMON ROAD
LANDSCAPED MEDIAN
Bicycles Bicycles
ARCHITECTURAL SITE PLAN
1/16 in = 1 ft
ARCHITECTURAL SITE PLAN
1/16 in = 1 ft REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
2MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
MASONRY & METAL FENCE 10'
CHAIN LINK FENCING 10'
LANDSCAPE PLANTERS
10' LANDSCAPE BUFFER PLANTING
4' BUFFER MASONRY WALL
6' MASONRY WALL
8' MASONRY WALL
18' LOW MAST DOWN LIGHTING
20' X 22' ENTRY SHADE STRUCTURE
35' X 90' CONCESSION SHADE STRUCTURE
DUMPSTER PAD
ELECTRIC VEHICLE PARKING
PICKLE BALL COURTS (COMPETITIVE)
PICKLE BALL COURTS (RECREATIONAL)
L E G E N D
1A1A
22
33
44
55
66
77
88
99
1010
1
13 COMPETITIVE PLAY COURTS
3 RECREATIONAL PLAY COURTS
55 PARKING SPACES
21'X 57' CONCESSION & RESTROOM BLDG
35' X 90' SHADE STRUCTURE OVER
CONCESSION BLDG
20' X 22' ENTRY-GATE COVER
PERIMETER LANDSCAPING & FENCE
PROGRAM HIGHLIGHTS
AUTHORITY HAVING JURISDICTION
PALMS SPRINGS CALIFORNIA
(See project data sheet-this submittal)
KEY COMPLIANCE CRITERIA
92.17.03: M1 - DEV STANDARDS
93.01.01: TENNIS COURTS
93.21.00: OUTDOOR LIGHTING
93.06.00: OFF-STREET PARKING
94.04.00: ARC PLAN APPROVAL
PSMC 8.60 WATER EFFICIENT LANDSCAPING
2022 CALIFORNIA BUILDING CODE(S)
REGULATORY DATA
1A1A
1A1A
1155
44
33
66
77
88
99
1010
22
22
22
1111
1212
111111111212
PROPOSED SETBACK LINE11
1A1A
5555
5A5A
5A5A
SOLID MASONRY WALL
MASONRY-METAL FENCING
66
66
6666
1 IMPROVEMENT PLAN
1/16 in = 1 ft1IMPROVEMENT PLAN
1/16 in = 1 ft REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
3MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
11
11
22
22
66
77
1010
44
33
55
AIRPORT CENTRE DRIVE
RAMON ROAD AVENIDA EVELITASERVICE
22
22
BAY PARKING
10 SPORT COURTS
9988
1111
1111
1313
1313
1414
1212
1414
1A1A
MASONRY & METAL FENCE 10'
CHAIN LINK FENCING 10'
LANDSCAPE PLANTERS
10' LANDSCAPE BUFFER PLANTING
4' BUFFER MASONRY WALL
6' MASONRY WALL
8' MASONRY WALL
18' LOW MAST DOWN LIGHTING
20' X 22' ENTRY SHADE STRUCTURE
35' X 90' CONCESSION SHADE STRUCTURE
DUMPSTER PAD
ELECTRIC VEHICLE PARKING
PICKLE BALL COURTS (COMPETITIVE)
PICKLE BALL COURTS (RECREATIONAL)
ASPHALT PAVING - PARKING
CONCRETE SIDEWALK
CONCRETE CIRCULATION WALKWAY
PERIMETER SIGNAGE AND LIGHTING
L E G E N D
1A1A
22
33
44
55
66
77
88
99
1010
1111
1212
11
5A5A
1313
1414
55
5A5A
11
66
66
22
22
3 SPORT COURTS 3 REC COURTS
22
22
22
22
22
22
22
22
1515
15151515
1515
1515
33
22
22
22 22
22
22
22
66
66
1616
1616
1616
- NOT PART OF THIS PERMIT
1
1
1
1
12
2
2
2
1
1
3
3
3
3
2 1
2
2
1
3
33
1
1
1
1
LARGE ACCENT SHRUBS - LOW WATER - 5 GAL
AGAVE AMERICANA / CENTURY PLANT - SPACE 6' O.C.
AGAVE AMERICANA `MARGINATA` / VARIEGATED CENTURY PLANT - SPACE 6' O.C.
DASYLIRION WHEELERI / GREY DESERT SPOON - SPACE 6' O.C.
SENNA ARTEMISIOIDES / SILVER SENNA - SPACE 6' O.C.
SENNA NEMOPHILA / SENNA SPACE 6' O.C.
MEDIUM SCALE SHRUBS - LOW WATER - 5 GAL
ABUTILON PALMERI / INDIAN MALLOW SPACE 4' O.C.
CALLIANDRA CALIFORNICA / RED BAJA FAIRY DUSTER SPACE 5' O.C.
ENCELIA FARINOSA / BRITTLE BUSH SPACE 4' O.C.
LEUCOPHYLLUM FRUTESCENS 'GREEN CLOUD' TM / GREEN CLOUD TEXAS SAGE - SPACE 5' O.C.
SALVIA CLEVELANDII 'ALLEN CHICKERING' / ALLEN CHICKERING CLEVELAND SAGE- 5' O.C.
SENNA NEMOPHILA / SENNA
SMALL ACCENT SHRUBS - MED WATER - 5 GAL
CALLISTEMON VIMINALIS 'LITTLE JOHN' / LITTLE JOHN BOTTLEBRUSH SPACE 3' O.C.
LANTANA X 'NEW GOLD' / NEW GOLD LANTANA SPACE 4' O.C.
PENSTEMON EATONII / FIRECRACKER PENSTEMON SPACE 3' O.C.
SALVIA GREGGII 'FURMANS RED' / FURMAN'S RED AUTUMN SAGE SPACE 4' O.C.
SALVIA LEUCANTHA / MEXICAN BUSH SAGE SPACE 4' O.C.
MEDIUM SCALE ACCENT SHRUBS - MED WATER - 5 GAL
BOUGAINVILLEA X 'SAN DIEGO RED' / SAN DIEGO RED BOUGAINVILLEA SPACE 8' O.C
CAESALPINIA PULCHERRIMA / RED BIRD OF PARADISE SPACE 6' O.C.
TECOMA X 'SUNRISE' / SUNRISE YELLOW BELLS SPACE 6' O.C.
SMALL ACCENT SHRUBS - LOW WATER - 5 GAL
HESPERALOE PARVIFLORA / RED YUCCA SPACE 4' O.C.
HESPERALOE PARVIFLORA 'YELLOW' / YELLOW YUCCA SPACE 4' O.C.
LARGE SCALE SCREEN SHRUBS - LOW WATER 5 GAL
CAESALPINEA MEXICANA / MEXICAN BIRD OF PARADISE
LARREA TRIDENTATA / CREOSOTE BUSH
SENNA ARTEMISIOIDES / SILVER SENNA
SIMMONDSIA CHINENSIS / JOJOBA
TECOMA STANS / YELLOW BELLS
GROUND COVER - LOW WATER
ACACIA REDOLENS `DESERT CARPET` TM / BANK CATCLAW - SPACE 6' O.C.
BACCHARIS X `THOMPSON` / THOMPSON COYOTE BRUSH - SPACE 6' O.C.
DALEA GREGGII / TRAILING INDIGO BUSH - SPACE 4' O.C.
CONCEPT PLANT SCHEDULE
SYMBOL BOTANICAL / COMMON NAME SIZE WULCOLS QTY
TREES
PROSOPIS CHILENSIS / CHILEAN MESQUITE 24"BOX LOW 34
STREET TREE PER CITY OF PALM SPRINGS REQUIREMENTS 24"BOX 10
WASHINGTONIA FILIFERA / CALIFORNIA FAN PALM 15` BTH LOW 18
PLANT SCHEDULE
CODE DESCRIPTION DETAIL
3" THICK 1" DECORATIVE CRUSHED ROCK GRAVEL - DESERT
GOLD OVER WEED BARRIER (GRAVEL AVAILABLE FROM
SOUTHWEST BOULDER - (877) 792-7625)
LARGE CRUSHED ROCK 4"-8" COLOR COPPER CANYON OVER
WEED BARRIER. AVAILABLE FROM SOTHWEST BOULDER
SUPPLY
2`-3` BOULDERS TYPICAL - DESERT GOLD - AVAILABLE FROM
SOUTHWEST BOULDER & STONE (877) 792-7625
1
2
3
REFERENCE NOTES SCHEDULE
10/08/24
REVISION BY
DATE:
SCALE:
DRAWN:
JOB # PICKLE PARK
SHEET
PROJECT
OWNER24/7 Design, PLLCCONTRACTOROF 1 PALM SPRINGS, CAO W N E R New Braunfels, TX 78130-8241605 Ridgecliff Dr.Maximilian StuartPALM SPRINGS PICKLE PARKPRELIMINARY LANDSCAPE PLANL-1
1
NORTH
0 feet40
1" = 20'
20 60 80
RAMON ROAD
AIRPORT CENTRE DRIVE
LOCKERS
TICKET KIOSK
ENTRY BUILDING
AVENIDA EVELITATRASH ENCLOSURE
EXISTING 6"
CURB & GUTTER R/W
CONCESSION BUILDING
EXISTING 6"
CURB & GUTTER
EXISTING CONCRETE
SIDEWALK
EXISTING CONCRETE
SIDEWALK
R/W
EXISTING 6"
CURB & GUTTER
R/W
EXISTING 6"
CURB & GUTTER
EXISTING CONCRETE
SIDEWALK
EXISTING CONCRETE
SIDEWALK
P.L.
P.L.
DRIVE
ENTRY
10 SPORT COURTS
3 SPORT
COURTS
CONCRETE CIRCULATION
WALKWAY
CONCRETE CIRCULATION
WALKWAY
3 REC COURTS
R/W
SYMBOL DESCRIPTION QTY
PARKING LOT AREA 8,202 SF
TREE SHADE 4,233 SF
REFERENCE NOTES SCHEDULE
10/29/24
REVISION BY
DATE:
SCALE:
DRAWN:
JOB # PICKLE PARK
SHEET
PROJECT
OWNER24/7 Design, PLLCCONTRACTOROF 2 PALM SPRINGS, CAO W N E R New Braunfels, TX 78130-8241605 Ridgecliff Dr.Maximilian StuartPALM SPRINGS PICKLE PARKSHADE PLAN & SHADE CALCSL-2
2
NORTH
0 feet40
1" = 20'
20 60 80
RAMON ROAD
AIRPORT CENTRE DRIVE
LOCKERS
TICKET KIOSK
ENTRY BUILDING
AVENIDA EVELITATRASH ENCLOSURE
EXISTING 6"
CURB & GUTTER R/W
CONCESSION BUILDING
EXISTING 6"
CURB & GUTTER
EXISTING CONCRETE
SIDEWALK
EXISTING CONCRETE
SIDEWALK
R/W
EXISTING 6"
CURB & GUTTER
R/W
EXISTING 6"
CURB & GUTTER
EXISTING CONCRETE
SIDEWALK
EXISTING CONCRETE
SIDEWALK
P.L.
P.L.
DRIVE
ENTRY
10 SPORT COURTS
3 SPORT
COURTS
CONCRETE CIRCULATION
WALKWAY
CONCRETE CIRCULATION
WALKWAY
3 REC COURTS
Parking area = 8,202 s.f.
Percentage of parking area
shaded by trees = 52%
SHADE TABULATION
Shade provided = 4,233 s.f.
by trees in parking area
UP
E1
9
E1
9Elevation 1
E2
9
E2
9 Elevation 2E4
9
E4
9Elevation 4S1S1
Cross Section 1S2S2
Cross Section 2
S3
16
S3
16
Cross Section 3S4
16
S4
16Cross Section 4
35'-10"21'-2"
57'21'-6 1/2"89'-9"35'470 SQ FT
20'-10" X 20'-11"
34'-7" X 20'-4"BALCONY
ROOF
TOTAL AREA
2 Concession 2nd Level
1/4 in = 1 ft2Concession 2nd Level
1/4 in = 1 ft
DCB332B20182 DCB332B20182
B3635 B3635 B3635 B3635 B3635
DCB332
B2435RB3035B2435B45182SB3035B3035B3635 B3635 B3635 B3635 B3635
DCB332
B2435RB3035B2435B45182SB3035B3035WHB271830B271830
B271830B271830B271830B271830B201830B201830W3018
W2418RW2418RD02D02 D02D02 D02D02
W04W04
W04W04
W03W03
W05W05
D04D04
W01W01
W04W04
D04D04
W04W04
D04D04
W02W02W06W06
D02D02D02D02
D01D01
W08W08
D03D03
D03D03
W07W07
UP
E1
9
E1
9Elevation 1
E2
9
E2
9 Elevation 2E3
9
E3
9
Elevation 3
E4
9
E4
9Elevation 4S1S1
Cross Section 1S2S2
Cross Section 2
S3
16
S3
16
Cross Section 3S4
16
S4
16Cross Section 4
35'-8"
57'
21'-4"
15'-2"18'-9"
81'-5"21'-8"6'10'10'
10'10'
CL
CL11'-8"12'-6"12'-6"7'-9"4'31'4'-5"79'-7"
CL5'5'-8"
CL 2'-8"
2'2'
CL
8'-6"CL
8'-9"
2'-6"2'-6"4'-3"4'-3"8'-3"8'-3"1'-4"10'-0" X 16'-3"
1231 SQ FT
83'-1" X 31'-8"
10'-0" X 16'-3"
10'-0" X 3'-2"
17'-3" X 11'-7"
18'-9" X 7'-11"
10'-0" X 3'-2"
8'-0" X 11'-6"
15'-2" X 8'-5"
8'-0" X 11'-6"
TOTAL AREA
OUTDOOR AREA BATHROOMSBATHROOMS
CHECK IN
STORAGE
JC CLOSET UTILITYMOP
SINK
SHELVES
COURT RESERVATIONS
GRAB & GOOFFICE
OFFICE
Hi Lo Drinking Fountain COFFEE BAR1 Concession 1st Level
1/4 in = 1 ft1Concession 1st Level
1/4 in = 1 ft REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
6MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
DCB332B20182 DCB332B20182
B3635 B3635 B3635 B3635 B3635
DCB332
B2435RB3035B2435B45182SB3035A07A07
B3035B3635 B3635 B3635 B3635 B3635
DCB332
B2435RB3035B2435B45182SB3035A07A07
B3035A03A03
A03A03
A03A03
A03A03 WHA02A02
A01A01
A19A19 A19A19
A17A17A17A17A17A17A17A17
A14A14
A14A14
A14A14
A13A13
A10A10
A15A15
A09A09
A06A06 A06A06
A05A05 A06A06
B271830B271830
B271830B271830B271830B271830B201830B201830
A12A12 A11A11
A16A16
A16A16
A16A16 A16A16
A16A16
A08A08
W3018W2418RA04A04
W2418RA04A04A04A04
A21A21
S1S1
Cross Section 1S2S2
Cross Section 2
21'-8"57'
162 sq ft162 sq ft
32 sq ft
200 sq ft
149 sq ft
32 sq ft
92 sq ft
128 sq ft
92 sq ft
BathroomsBathrooms
CHECK IN
Storage
JC CLOSET UTILITY
SHELVES
Court Reservations
GRAB & GOOffice
Office
Hi-Lo Drinking Fountain
MOP
SINK
COFFEE BAR1 ENLARGED CONCESSION/OFFICE PLAN
1/2 in = 1 ft1ENLARGED CONCESSION/OFFICE PLAN
1/2 in = 1 ft REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
7MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
10MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
CONCESSION DOLL HOUSE VIEW
SCALE: NTS
14'14'
20'4'4'3'3'22'3 Framing, Roof Plan View
1/4 in = 1 ft3Framing, Roof Plan View
1/4 in = 1 ft
14'4'4'3'16'
2'-8"12'-4"
1'10'4'2'4'-9"23'-9 1/4"3'-4"4
12
See Structural for
Foundation Depth
14'4'4'3'16'
2'-8"12'-4"
1'10'4'2'4'-9"23'-9 1/4"3'-4"4
12
See Structural for
Foundation Depth
S2 Cross Section 2
1/4 in = 1 ftS2Cross Section 2
1/4 in = 1 ft23'-9"1'-4"20'-9"12'-8"
20'
3'3'3'16'
1'1'
14'
See Structural for
Foundation Depth
4
12
23'-9"1'-4"20'-9"12'-8"
20'
3'3'3'16'
1'1'
14'
See Structural for
Foundation Depth
4
12
S1 Cross Section 1
1/4 in = 1 ftS1Cross Section 1
1/4 in = 1 ft
S1
13
S1
13
Cross Section 1
S2
13
S2
13
Cross Section 216'16'
2'-8"10'-8"2'-8"2'-8"2'-8"10'-8"1 Foundation
1/4 in = 1 ft1Foundation
1/4 in = 1 ft
K
71097
E5E5E1E1
S1
13
S1
13
Cross Section 1
S2
13
S2
13
Cross Section 214'14'
16'
7'-11"4'4'
14'-0" X 14'-0"
ENTRY COVER
2 1st Floor
1/4 in = 1 ft21st Floor
1/4 in = 1 ft
K
R6
R6R6
R6
Entry Cover
Entry Cover Lighting Controls
Located at Concession Building
4 Electrical Plan View
1/4 in = 1 ft4Electrical Plan View
1/4 in = 1 ft
G03G03G04G04
G01G01
G02G02
20'22'4'4'3'3'14'14'5 Roof Plan View
1/4 in = 1 ft5Roof Plan View
1/4 in = 1 ft
ELECTRICAL SCHEDULE
2D SYMBOL NUMBER QTY DESCRIPTION WIDTH DEPTH HEIGHT ATTACHED TO
E01 4 RECESSED DOWN LIGHT 6 7 3/8"7 3/8"5/16"CEILING
E02 2 SCOPE SCONCE 5 11/16"9 1/16"16"WALL
R6R6
ROOF PLANE SCHEDULE
2D SYMBOL NUMBER QTY DESCRIPTION LABEL AREA, SURFACE
G01 1 ROOF PLANE 4 : 12 108.65
G02 1 ROOF PLANE 4 : 12 108.66
G03 1 ROOF PLANE 4 : 12 124.13
G04 1 ROOF PLANE 4 : 12 123.72 REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
13MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
*For Illustrative purpose only.
See Structural Sheets for
Actual Framing Plan
G01G01
G02G02G02G02
G01G01
35'-4"89'-8"
57'19'-5"13'-3"21'-8"6'7'-8"ROOF SCHEDULE
2D SYMBOL NUMBER PITCH QTY AREA, SURFACE DESCRIPTION ROOF SURFACE
G01 4 : 12 2 1332.77 ROOF PLANE RED STANDING SEAM, OSB-HRZ
G02 4 : 12 2 321.44 ROOF PLANE RED STANDING SEAM, OSB-HRZ
1 Concession Roof Plan
1/4 in = 1 ft1Concession Roof Plan
1/4 in = 1 ft REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
8MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
14'14'
20'4'4'3'3'22'3 Framing, Roof Plan View
1/4 in = 1 ft3Framing, Roof Plan View
1/4 in = 1 ft
14'4'4'3'16'
2'-8"12'-4"
1'10'4'2'4'-9"23'-9 1/4"3'-4"4
12
See Structural for
Foundation Depth
14'4'4'3'16'
2'-8"12'-4"
1'10'4'2'4'-9"23'-9 1/4"3'-4"4
12
See Structural for
Foundation Depth
S2 Cross Section 2
1/4 in = 1 ftS2Cross Section 2
1/4 in = 1 ft23'-9"1'-4"20'-9"12'-8"
20'
3'3'3'16'
1'1'
14'
See Structural for
Foundation Depth
4
12
23'-9"1'-4"20'-9"12'-8"
20'
3'3'3'16'
1'1'
14'
See Structural for
Foundation Depth
4
12
S1 Cross Section 1
1/4 in = 1 ftS1Cross Section 1
1/4 in = 1 ft
S1
13
S1
13
Cross Section 1
S2
13
S2
13
Cross Section 216'16'
2'-8"10'-8"2'-8"2'-8"2'-8"10'-8"1 Foundation
1/4 in = 1 ft1Foundation
1/4 in = 1 ft
K
71097
E5E5E1E1
S1
13
S1
13
Cross Section 1
S2
13
S2
13
Cross Section 214'14'
16'
7'-11"4'4'
14'-0" X 14'-0"
ENTRY COVER
2 1st Floor
1/4 in = 1 ft21st Floor
1/4 in = 1 ft
K
R6
R6R6
R6
Entry Cover
Entry Cover Lighting Controls
Located at Concession Building
4 Electrical Plan View
1/4 in = 1 ft4Electrical Plan View
1/4 in = 1 ft
G03G03G04G04
G01G01
G02G02
20'22'4'4'3'3'14'14'5 Roof Plan View
1/4 in = 1 ft5Roof Plan View
1/4 in = 1 ft
ELECTRICAL SCHEDULE
2D SYMBOL NUMBER QTY DESCRIPTION WIDTH DEPTH HEIGHT ATTACHED TO
E01 4 RECESSED DOWN LIGHT 6 7 3/8"7 3/8"5/16"CEILING
E02 2 SCOPE SCONCE 5 11/16"9 1/16"16"WALL
R6R6
ROOF PLANE SCHEDULE
2D SYMBOL NUMBER QTY DESCRIPTION LABEL AREA, SURFACE
G01 1 ROOF PLANE 4 : 12 108.65
G02 1 ROOF PLANE 4 : 12 108.66
G03 1 ROOF PLANE 4 : 12 124.13
G04 1 ROOF PLANE 4 : 12 123.72 REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
13MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
*For Illustrative purpose only.
See Structural Sheets for
Actual Framing Plan
E5 Elevation - East
1 in = 10 ftE5Elevation - East
1 in = 10 ft
E4 Elevation - North
1 in = 10 ftE4Elevation - North
1 in = 10 ft
E2 Elevation - South
1 in = 10 ftE2Elevation - South
1 in = 10 ft
E3 Elevation - West
1 in = 10 ftE3Elevation - West
1 in = 10 ft REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
4MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comVIEW FROM ADJACENT PROPERTY
VIEW FROM RAMON ROAD
VIEW FROM AIRPORT CENTRE DRIVE
VIEW FROM AVENIDA EVELITA PICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
55
11
44
44
55
77
99
1A1A
55
88
66
88
33 44
77
MASONRY & METAL FENCE 10'
CHAIN LINK FENCING 10'
SHADE TREES
10' PARKING BUFFER PLANTING
4' BUFFER MASONRY WALL
6' MASONRY WALL
8' MASONRY WALL
18' LOW MAST DOWN LIGHTING
ENTRY SHADE STRUCTURE
CONCESSION SHADE STRUCTURE
CONCESSION BLDG
PERIMETER SIGNAGE AND LIGHTING
L E G E N D
1A1A
22
33
44
55
66
77
88
99
11
5A5A
33
11
99
88
99
1010
1010 11
66
1010
1010
5A5A
1010
- NOT PART OF THIS PERMIT
Grade Level
Top of Slab
Header
8'-1"8'-1"Floor Finish - 2nd Floor
11'-4"3'-3"Highest Ridge
25'-7"14'-3"Grade Level
Top of Slab
Header
8'-1"8'-1"Floor Finish - 2nd Floor
11'-4"3'-3"Highest Ridge
25'-7"14'-3"E1 Concession Bldg -Elevation 1
3/16 in = 1 ftE1Concession Bldg -Elevation 1
3/16 in = 1 ft
Grade Level
Top of Slab
Header
8'-1"8'-1"Floor Finish - 2nd Floor
11'-4"3'-3"Highest Ridge
25'-7"14'-3"Grade Level
Top of Slab
Header
8'-1"8'-1"Floor Finish - 2nd Floor
11'-4"3'-3"Highest Ridge
25'-7"14'-3"E2 Concession Bldg -Elevation 2
3/16 in = 1 ftE2Concession Bldg -Elevation 2
3/16 in = 1 ft
Grade Level
Top of Slab
Header
7'-1"7'-1"Floor Finish - 2nd Floor
11'-4"4'-3"Highest Ridge
25'-7"14'-3"Grade Level
Top of Slab
Header
7'-1"7'-1"Floor Finish - 2nd Floor
11'-4"4'-3"Highest Ridge
25'-7"14'-3"E3 Concession Bldg -Elevation 3
3/16 in = 1 ftE3Concession Bldg -Elevation 3
3/16 in = 1 ft
Grade Level
Top of Slab
Floor Finish - 2nd Floor
11'-4"11'-4"Highest Ridge
25'-7"14'-3"Grade Level
Top of Slab
Floor Finish - 2nd Floor
11'-4"11'-4"Highest Ridge
25'-7"14'-3"E4 Concession Bldg -Elevation 4
3/16 in = 1 ftE4Concession Bldg -Elevation 4
3/16 in = 1 ft REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
9MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
Camera 2Camera 1 8'4'10'6'10'19'-10"14'16'23'-9"2'-8"2'-8"
16'
10'-8"8'4'10'6'10'19'-10"14'16'23'-9"2'-8"2'-8"
16'
10'-8"
E1 Elevation 1
1/2 in = 1 ftE1Elevation 1
1/2 in = 1 ft
1/2" Steel Base plate
With 3/4" Anchor Bolts
1 32 X 32 MASONRY PILASTER REINFORCING
1 in = 1 ft132 X 32 MASONRY PILASTER REINFORCING
1 in = 1 ft REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
12MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
SEE ENTRY GATE EXHIBIT
FOR DETAIL
26'18'10'3'-6"10'6'30'30'26'18'10'3'-6"10'6'30'30'S1 Cross Section 1
1/8 in = 1 ftS1Cross Section 1
1/8 in = 1 ft
26'10'3'-6"24'10'18'6'8'26'10'3'-6"24'10'18'6'8'S2 Cross Section 2
1/8 in = 1 ftS2Cross Section 2
1/8 in = 1 ft REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
11/1/2024
5MARK STUART ARCHITECT605 RIDGECLIFF DRIVENEW BRAUNFELS, TX 78130PHONE: 830-557-4444Mark@MarkStuartArchitect.comPICKLE PARK PALM SPRINGSPALM SPRINGS-LOT 6 & 7Ramon, Avenida Eevlita &Airport Centre Drive 1-31-25
MAJOR
ARCHITECTURAL
SUBMITTAL
10' PERIMETER FENCING
42" TALL METAL FENCING- PANELS SPACED 6' O.C
6' MASONRY WALL
8' MASONRY WALL
18' LOW MAST DOWN LIGHTING
CONCESSION BUILDING
SHADE STRUCTURE(S)
SERVICE GATE ENTRANCE
PICKLE PARK SIGNAGE - NOT PART OF THIS PERMIT
L E G E N D
11
22
33
44
55
66
77
11
22 33
44
55
66
7722
11
44 44
11
66 66
55 3322
3A3A
3A3A
22
88
88
88
EL PLACER AIRPORT CENTRE DRIVEDRAMON ROAD0SCALE:40'20'10'1"=20'PRELIMINARY GRADING PLANTBD AVENIDA EVELITA AT RAMON ROAD, PALM SPRING, CAOWNER/APPLICANTSITE ADDRESSCIVIL ENGINEERLEGEND:945.0FS944XPREPARE DATE: 4/16/2025APN: 677-530-006, -007RIVERSIDE COUNTYSHEET 1 OF 3BASIS OF BEARINGS:BENCHMARK:LEGAL DESCRIPTIONSEE SHEET 2
VICINITY MAPN.T.S.PERVIOUS - IMPERVIOUS AREA TABLEAFTERPARCEL AREA77,548.88 SFBEFOREIMPERVIOUS (SF)TOTAL IMPERVIOUS %0%86.92%DISTURBED AREA77,548.88 SFPERVIOUS (SF)0 SF77,548.88 SF 10,142.55 SF67,406 SFTOTAL PERVIOUS %100%13.08%
SD SDSD
BAVENIDA EVELITARAMON ROADAC
AIRPORT CENTRE DRIVEDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
0SCALE:40'20'10'1"=20'CONSTRUCTION NOTE:PREPARE DATE: 4/16/2025SHEET 2 OF 3SEE SHEET 1
PREPARE DATE: 4/16/2025SHEET 3 OF 3ACCESSIBLE PARKING DETAILDUROMAXX PIPE DETAILSTORMFILTER DETAIL
EL PLACER AIRPORT CENTRE DRIVEDRAMON ROAD0SCALE:40'20'10'1"=20'PRELIMINARY GRADING PLANTBD AVENIDA EVELITA AT RAMON ROAD, PALM SPRING, CAOWNER/APPLICANTSITE ADDRESSCIVIL ENGINEERLEGEND:945.0FS944XPREPARE DATE: 4/16/2025APN: 677-530-006, -007RIVERSIDE COUNTYSHEET 1 OF 3BASIS OF BEARINGS:BENCHMARK:LEGAL DESCRIPTIONSEE SHEET 2
VICINITY MAPN.T.S.PERVIOUS - IMPERVIOUS AREA TABLEAFTERPARCEL AREA77,548.88 SFBEFOREIMPERVIOUS (SF)TOTAL IMPERVIOUS %0%86.92%DISTURBED AREA77,548.88 SFPERVIOUS (SF)0 SF77,548.88 SF 10,142.55 SF67,406 SFTOTAL PERVIOUS %100%13.08%
SD SDSD
BAVENIDA EVELITARAMON ROADAC
AIRPORT CENTRE DRIVEDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
0SCALE:40'20'10'1"=20'CONSTRUCTION NOTE:PREPARE DATE: 4/16/2025SHEET 2 OF 3SEE SHEET 1
PREPARE DATE: 4/16/2025SHEET 3 OF 3ACCESSIBLE PARKING DETAILDUROMAXX PIPE DETAILSTORMFILTER DETAIL
PUBLIC INTEGRITY APPLICANT DISCLOSURE
Name (Print last, first, middle initial) E-mail Address
Position/Title
Address
Work Phone:
Cell Phone:
Reporting Status
New Disclosure:
Update:
Every applicant that is not an individual natural person, or comprised exclusively of natural
persons with no outside investors, must disclose to the City the identity of each natural
person who holds or occupies a significant position with respect to that applicant entity or
any entity that owns an interest or derives profits with respect to the applicant entity, i.e., a
sub-entity.
In addition, every applicant must disclose to the City the identity of each owner or investor
who has both of the following: (i) an ownership interest in the applicant entity with a value of
two thousand dollars ($2,000.00) or more, and (ii) a material financial relationship with any
official who has the opportunity to vote upon, or advocate for a particular result or outcome
with respect to the application in question.
A “significant position” shall be defined as follows:
i. Officers and Directors (in the instance of a corporation);
ii. Members and Managers (in the instance of limited liability company); or
iii. Trustees and other Fiduciaries (in the instance of a trust or another organization).
A “material financial relationship” shall be defined as a relationship between an owner or
investor on one hand, and a voting or potentially advocating official on the other hand,
whereby the official has an interest in the outcome of the City’s action upon the application
in question arising from or related to any of the following:
1. Any business that the owner or investor in the applicant and the official do together
during the year prior to the filing of the application;
2. Any income that the official has earned from the owner or investor in the applicant
entity during the year prior to the filing of application;
3. One or more gifts, that the owner or investor in the applicant has given to the official
during a year prior to the filing of the application with a total of more than fifty dollars;
4. Any money or value that the official will or might reasonably be anticipated to gain or
lose, based upon the ownership interest of the owner or investor in the applicant entity,
in relation to the outcome of the City’s action upon the application.
Teston, Clifford, R.cliffteston@gmail.com
Managing Member
504 Capella Court, Palm Springs, CA 92264
323-422-6200 YES