HomeMy WebLinkAbout2024-10-21 ARC Resolution 1050 - Case AR-2024-0049 & AMM-2024-0007RESOLUTION NO. 1050
A RESOLUTION OF THE ARCHITECTURAL REVIEW
COMMITTEE OF THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING A MAJOR ARCHITECTURAL APPLICATION AND
AN ADMINISTRATIVE MINOR MODIFICATION APPLICATION
FOR THE DEVELOPMENT OF A 7,900-SQUARE-FOOT
SINGLE-FAMILY RESIDENCE ON A 2.34-ACRE HILLSIDE LOT
LOCATED AT 211 RIDGE MOUNTAIN DRIVE ZONE: OPEN
SPACE-20 ("0-20"), GENERAL PLAN: ESTATE RESIDENTIAL
("ER"), (APN: 513-570-001), CASE AR-2024-0049 & AMM-2024-
0007).
WHEREAS, Kovac Design Studio, on behalf of Stephen Whyte, (Owner, "Applicant"), filed a
Major Architectural Review application and an Administrative Minor Modification application with
the City, pursuant to Palm Springs Zoning Code (PSZC) Sections 94.04.00 ("architectural
review"), 93.13.00 ("hillside development"), and 94.06.01 ("minor modification") of the Palm
Springs Zoning Code, for construction of a single-family residence at 211 Ridge Mountain Drive
("the Project"). The project proposes a roughly 7,900-square foot single family residence on a
2.34-acre hillside parcel. The dwelling is proposed at a total height of 27 feet which exceeds the
maximum height limit of 15 feet for the 0-20 zone, thus requiring approval of the minor
modification; and
WHEREAS, On April 8, 2021, the City Council adopted Ordinance No. 2042, amending Section
94.04.00 of the PSZC to reassign review of Major Architectural Review applications from the
City's Planning Commission to the City's Architectural Review Committee ("ARC"); and
WHEREAS, On June 27, 2024, City staff notified owners of properties immediately adjacent to
the project site of receipt of the application pursuant to Zoning Code Section 93.13.00(13,1,b);
and
WHEREAS, On October 8, 2024, City Staff notified owners of properties immediately adjacent
to the project site that the project would be considered by the ARC at a noticed public meeting
on October 21, 2024, pursuant to PSZC 93.13.00(B)(1)(c); and
WHEREAS, On October 21, 2024, the ARC held a public meeting in accordance with applicable
public law. At said meeting, the ARC carefully reviewed and considered all the evidence
presented in connection with the Project, including, but not limited to, the staff report, and all
written and oral testimony presented.
THE ARCHITECTURAL REVIEW COMMITTEE HEREBY FINDS AND DETERMINES AS
FOLLOWS:
SECTION 1: The proposed single-family residence is considered a project pursuant to the
California Environmental Quality Act (CEQA). The ARC evaluated the Project pursuant to CEQA
Architectural Review Committee Resolution 1050
Case AR-2024-0049 / AMM-2024-0007
SFR at 211 Ridge Mountain Drive
October 21, 2024
Page 2 of 6
and determined it to be Categorically Exempt from further analysis under CEQA Guidelines
Section 15303(a) (Class 3, one new single-family residence).
SECTION 2: The project is consistent with the development standards for the 0-20 zone as set
forth in Zoning Code Section 92.21.03.
SECTION 3: The project conforms to the criteria for approval of a hillside development in Zoning
Code Section 93.13.00 (B,4,a) as follows:
Guidelines fPSZC 93.93.00 B 4 a
Compliance
1.
Rock and soil ex osure;
Y
The proposed dwelling is designed with multiple floor levels and
steps with the topography of the site.
2.
Size of building ad,
Y
The proposed dwelling is large but is proportionate with the size of
the lot.
_
Design considerations, such as supporting stilts, colors and
building arrangement,
Y
The dwelling generally follows the topography of the site in terms
of floor levels, however due to the steep topography of the site,
retaining walls are proposed that are broken down into multiple
walls, each which does not exceed 6 feet in height.
Screening of parking areas;
4.
Y
The parking is in a garage and is screened from public view.
Y
5.
Landsca in lans;
The site is generally left in a natural state with various desert -
appropriate trees, shrubs, and groundcovers proposed. Grading
will be necessary to establish the multi -level building pad and
driveway.
6.
Continuity with surrounding develo ment;
Y
The proposed dwelling is contemporary in its architecture,
consistent with many other homes in the vicinity.
7.
Sensitivity to existing view corridors.
The home is located toward the rear (west side) of the site such
that it does not impede views from the public street or adjacent
parcels.
Architectural Review Committee Resolution 1050 October 21, 2024
Case AR-2024-00491 AMM-2024-0007 Page 3 of 6
SFR at 211 Ridge Mountain Drive
SECTION 4: The project conforms to the criteria for architectural approval in zoning code section
94,04.00 (E) as follows:
Criteria and Findings LRSZC 94.04.00 E
1. The architectural treatment is consistent on all four sides of the
proposed buildin s , unless otherwise approved by the ARC;
The architectural treatment is consistent on all four sides.
2. The design of accessory structures, such as carports, cabanas,
and similar accessory structures, shall be consistent with the form,
materials and colors of the principal building(s), unless otherwise
approved by the ARC,
The project includes a pair of guest rooms in an attached
integrated pavilion.
3. The fagade elements and fenestration are composed in a
harmonious manner;
The facades are consistent in detailing and harmonious with one
another.
4. The proposed materials are consistent with the context of the site,
adjacent buildings, and the desert environment;
The exterior materials include stucco, painted steel, exposed
aggregate concrete, clear anodized aluminum, and a custom
concrete block integrated with metal trim in the joints and white
marble mosaic.
5. The proposed color scheme is appropriate to the desert
environment and consistent with the site context;
The dwelling is primarily white with light grey accents in the metal
column covers. The home is very modern in its architectural
aesthetic and as such, the white, while not a color that "blends"
with the hillside is appropriate for the style of the home.
0
Shading devices and sun control elements, excluding landscape
materials, are provided to address environmental conditions and
solar orientation;
The proposed dwelling has large expanses of floor to ceiling
glazing which is provided with significant cantilevered roof eaves
and custom cast concrete architectural screen panels. Early
morning sun angles may pose glare problems, but by mid 1 late
morning the extended roof eaves should be effective in protecting
the glazing from direct heat gain from the sun.
Compliance
Y
Y
Y
V
Y
in
Architectural Review Committee Resolution 1050 October21, 2024
Case AR-2024-0049 / AMM-2024-0007 Page 4 of 6
5FR at 211 Ridge Mountain Drive
Criteria and Findings PSZC 94.04.00E Compliance
The proposed landscape plan is consistent with the requirements Y
of PSMC Chapter 8. 60,
The project will be conditioned to meet the water -efficiency
standards of PSMC 8.60.
8_ The proposed landscape plan is consistent with ag applicable
zoning requirements, including any streetscape requirements, Y
landscape buffer requirements, and screening requirements;
The landscape plan integrates appropriate drought -tolerant plant
and tree species and generally provides for a naturalized
landscape setting.
9. The shading for pedestrian facilities on the subject site or abutting NA
public ri ht s)-of-way is adequate
The site takes access from a private street with no sidewalks.
There are no street trees in this area and none are proposed.
10. The proposed lighting plan is consistent with the requirements of
PSZC Section 93.21.00, and the proposed lighting will not I Y
The project incorporates only low-level landscape lighting
highlighting trees and planter beds and in -ground driveway edge
lighting. The project will also be conditioned to conform to PSZC
93,21,00.
11. Appropriateness of signage locations and dimensions relative to
the building fagade(sj, or appropriateness of the site location for NA
any freestanding signage, as may be warranted for the
development type
NA
12
it
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,
All mechanical screening (roof -mounted photovoltaics or ground
mounted) will be conditioned to be screened in compliance with the
Zoning Code. Properly ventilated and accessible mechanical
equipment rooms strategically located beneath the home tied to
underfloor ductwork will be concealed from view.
r
Architectural Review Committee Resolution 1050
Case AR-2024-00491 AMM-2024-0007
SFR at 211 Ridge Mountain Drive
October 21, 2024
Page 5 of 6
Criteria and Findings PSZC 94.04.00E
Compliance
13.
The proposed application is consistent with any adopted design
standards of an applicable specific plan, planned development
NA
district, or other applicable adopted design standards and
re ulations.
The site is not within a specific plan nor are there other adopted
design standards that apply in this case.
SECTION 5: The project conforms to the criteria for approval of a Minor Modification in Zoning
Code Section 94.06.01 (B,3) as follows:
Guidelines PSZC 93.13. 00 8 4 a Corn lian_ ce
1. The requested minor modification is consistent with the general
plan, applicable specific plan(s) and overall objectives of the F Y
The overall object of the zoning code is the orderly development of
the City. The proposed AMM is consistent with the General Plan
and Zoning ordinance in that it provides for modest adjustments in
development standards based on a consistently applied set of
findings and criteria.
2. The neighboring properties will not be adversely affected as a
result of the approval or conditional approval of the minor Y
The neighboring properties will not be affected because the
proposed height of the dwelling will not block views or impact
adjacent properties in any way. The over -height condition primarily
occurs at the westerly end of the north (side) elevation where the
subterranean garage has exposure on one elevation. This area
should not be visible from adjacent properties nor the front of the
lot facing Ridge Mountain Drive (a private roadway).
3. The approval or conditional approval of the minor modification will
not be detrimental to the health, safety, or general welfare of Y
persons residing or working on the site or in the vicinity;
The health, safety and general welfare of persons in the vicinity of
the project site will not be adversely impacted because the
proposed dwelling must conform to the California Building Code
which is intended to protect public health safety and welfare.
4. The approval of the minor modification is justified by environmental
features, site conditions, location of existing improvements, or Y
historic development patterns of the propertv or neighborhood.
Architectural Review Committee Resolution 1050
Case AR-2024-00491 AMM-2024-0007
SFR at 211 Ridge Mountain Drive
October 21, 2024
Page 6 of 6
Guidelines PSZC 93.13.00 B 4 a
Co m Rance
The AMM is justified by the steep topography of the site which
necessitates stepping of the building pad. The home conforms in
terms of height as measured from adjacent grades. The design
proposes tucking the garage under the home, making it less
obtrusive to adjoining properties, however in doing so, causes the
overall height of the dwelling to be greater than otherwise allowed
by the development standards for R-1 development in that
location.
Based upon the foregoing, the ARC hereby approves Cases AR-2024-0049 and AMM-2024-
0007, for the construction of a 7,900-square foot single-family residence with a maximum
building height of 27 feet, on a hillside lot located at 211 Ridge Mountain Drive (APN: 513-570-
001), subject to the conditions of approval attached herein as Exhibit A.
ADOPTED this 21st day of October, 2024.
MOTION: THOMAS, SECOND BY CASTRO
AYES: O'DONNELL, THOMAS, BASTIN, MACDONALD, CASTRO
NOES: None
ABSTAIN: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
0"(�L�
Christopher Hadwin
Director of Planning Services
L
RESOLUTION NO. 1050
EXHIBIT A — CONDITIONS OF APPROVAL
Case AR-2024-0049 / AMM-2024-0007
Single Family Residence at 211 Ridge Mountain Drive
(APN 513-570-001)
October 21, 2024
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of Building
and Safety, the Chief of Police, the Fire Chief or their designee, depending on which
department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case AR-
2024-0049 / AMM-2024-0007; except as modified with the conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans including site plans, architectural
elevations, exterior materials and colors, landscaping, and grading on file in the
Planning Division except as modified by the conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with the
provisions of the Palm Springs Zoning Code,
ADM 5. Indemnification. The owner/applicant shall defend, indemnify, and hold
harmless the City of Palm Springs, its elected officials, agents, officers, and
employees ("Indemnitees") from any claim, action, or proceeding against the
City of Palm Springs or any Indemnitee(s), arising, in any way, out of the
activities authorized by this Land Use Permit. The City will promptly notify the
applicant of any such claim, action, or proceeding and the applicant will either
undertake defense of the matter and pay the City's associated legal costs or
will advance funds to pay for defense of the matter by the City Attorney. If the
City fails to promptly notify the applicant of any such claim, action or proceeding
or fails to cooperate fully in the defense, the applicant shall not, thereafter, be
Conditions of Approval - Case #AR-2024-0049 / AMM-2024-0007 211 Ridge Mountain Drive
October 21, 2024
Page 2 of 13
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 the 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 Major Architectural Application (MAJ)
shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of
Palm Springs may be appealed in accordance with Municipal Code Chapter
2.05.00. Permits will not be issued until the appeal period has concluded.
ADM 9. Park Development Fees. The developer shall dedicate land or pay a fee in lieu
of a dedication, at the option of the City. The in -lieu fee shall be computed
pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to
be dedicated by the fair market value of the land being developed plus the cost
to acquire and improve the property plus the fair share contribution, less any
credit given by the City, as may be reasonably determined by the City based
upon the formula contained in Ordinance No. 1632. In accordance with the
Ordinance, the following areas or features shall not be eligible for private park
credit: golf courses, yards, court areas, setbacks, development edges, slopes
in hillside areas (unless the area includes a public trail) landscaped
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
responsible for payment to the City of the $50 fee for electronic filing of the
Conditions of Approval - Case #AR-2024-0049 / AMM-2024-0007 211 Ridge Mountain Drive
October 21, 2024
Page 3 of 13
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. Coordinate this payment with the project planner. The project may be
eligible for exemption or refund of this fee by the California Department of Fish
& Game. Applicants may apply for a refund by the CFG at www.dfci.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 employed 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.
PLANNING DEPARTMENT CONDITIONS
Conditions of Approval - Case #AR-2024-00491 AMM-2024-0007 211 Ridge Mountain Drive
October 21, 2024
Page 4 of 13
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 Planning
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 City, landscape plans shall
also be certified by the local water agency that they are in conformance with
the water agency's and the City's Water Efficient Landscape Ordinance PSMC
8.60.
PLN 3. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for "Cool Roofs". Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of 64
and a three-year aged solar reflectance of 0.55 or greater. Only matte (non-
specular) roofing is allowed in colors such as beige or tan.
PLN 4. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 5. Screen Roof -mounted E ui ment. All roof -mount 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. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 8. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 9. Outside Storage Prohibited. No outside storage of any kind shall be permitted
except as approved as a part of the proposed plan.
Conditions of Approval - Case #AR-2024-0049 / AMM-2024-0007 211 Ridge Mountain Drive
October21, 2024
Page 5 of 13
PLN 10. No off -site Parkins. Vehicles associated with the operation of the proposed
development including company vehicles or employee vehicles shall not be
permitted to park off the project site unless a parking management plan has
been approved by the Planning Department.
PLN 11. 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.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on -site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
APPLICATION FOR APPROVAL OF A SINGLE- FAMILY RESIDENCE LOCATED AT
211 RIDGE MOUNTAIN DRIVE, (APN 513-570-001), SECTION 34, TOWNSHIP 4 S,
RANGE 4 E, S.B.M., CASE NO. AR-2024-0049, ENG. FILE NO. 4863.
The Engineering Services Department recommends that if this application is approved,
such approval is subject to the following conditions being completed in compliance with
City standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
All Grading Plans, Improvement Plans, Required Studies and Documents listed below,
must be submitted to Engineering Services Department for review and approval.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit. All improvements are subject to inspection
and a 48-hour inspection notification is required
Conditions of Approval - Case #AR-2024-0049 / AMM-2024-0007 211 Ridge Mountain Drive
October 21, 2024
Page 6 of 13
ENG 2. Provide proposed finish floor elevations of all proposed structures, existing
structures on site, and all adjacent off -site structures. Provide proposed on -
site drainage flow designs. This information is required prior to site plan
approval.
RIDGE MOUNTAIN DRIVE (PRIVATE)
ENG 3. Construct a driveway approach in accordance with City of Palm Springs
Standard Drawing No.201
ENG 4. Remove and replace existing asphalt concrete pavement where required,
in accordance with applicable City standards.
ENG 5. All broken or off -grade street improvements along the project frontage shall
be repaired or replaced.
SANITARY SEWER
ENG 6. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
ENG 7. The project is subject to a sewer assessment fee of $146.19 per lot for
construction of the 15" sewer main in Avenida Granada, Calle Palo
Fierro and Laverne Way. The fee shall be paid prior to issuance of the
building permit.
GRADING
ENG 8. Submit a Precise Grading Plan prepared by a California licensed civil
engineer to the Engineering Services Department for review and
approval. The Precise Grading 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
Conditions of Approval - Case #AR-2024-00491 AMM-2024-0007 211 Ridge Mountain Drive
October 21, 2024
Page 7 of 13
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:l/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 StudylReport.
ENG 9. 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-aauacaiiente.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 10. This project is located within a desert tortoise habitat area. In
accordance with the United States Fish & Wildlife Service (USFWS)
Permit and the Coachella Valley Multiple Species Habitat Conservation
Plan (CVMSHCP) Permit Condition No. 45, the City shall notify the
USFWS 45 days prior to issuance of Grading Permit to allow for the
potential salvage of adult tortoises (by USFWS) within the 45-day
notification period. For more information, contact the Coachella Valley
Association of Governments at (760) 346-1127 or go the following
website: http://www.cvmshcp.ora/Final%20USFWS%20Permit_htm. A
copy of the results of the desert tortoise clearance survey shall be
provided to the City prior to issuance of grading permit.
ENG 11. In accordance with an approved PM-10 Dust Control Plan, temporary
dust control perimeter fencing shall be installed. Fencing shall have
Conditions of Approval - Case #AR-2024-0049 I AMM-2024-0007 211 Ridge Mountain Drive
October 21, 2024
Page 8 of 13
screening that is tan in color; green screening will not be allowed.
Temporary dust control perimeter fencing shall be installed after
issuance of Grading Permit, and immediately prior to commencement of
grading operations.
ENG 12. 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 13. 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 14. 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 15. Drainage swales shall be provided adjacent to all curbs and sidewalks
to keep nuisance water from entering the public streets, roadways, or
gutters.
ENG 16. 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 17. 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.
Conditions of Approval - Case #AR-2024-00491 AMM-2024-0007 211 Ridge Mountain Drive
October 21, 2024
Page 9 of 13
ENG 18. In accordance with City of Palm Springs Municipal Code, Section
8.50.022 (h), the applicant shall post with the City a cash bond of eight
hundred dollars ($800) (if there is disturbance of 5,000 square feet or
more) at the time of issuance of grading permit for mitigation measures
for erosionlblowsand relating to this property and development.
ENG 19. 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 GeotechnicallSoils Report shall be submitted to the Engineering
Services Department with the first submittal of a grading plan. L
required)
ENG 20. The applicant shall provide all necessary geotechnicallsoils inspections
and testing in accordance with the GeotechnicallSoils Report prepared
for the project. All backfill, compaction, and other earthwork shown on
the approved grading plan shall be certified by a California registered
geotechnical or civil engineer, certifying that all grading was performed
in accordance with the GeotechnicallSoils Report prepared for the
project. Documentation of all compaction and other soils testing are to
be provided even though there may not be a -gradingIan for the
pro 'ect. Prior to issuance of Building Permits.
ENG 21. 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 22. 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.OranA-cdfa.ca.gov
DRAINAGE
Conditions of Approval - Case #AR-2024-0049 / AMM-2024-0007 211 Ridge Mountain Drive
October 21, 2024
Page 10 of 13
ENG 23. 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 24. 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 stormwater runoff mitigation measures for the
proposed development. 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 25. The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $8,651.15 per acre in
accordance with Resolution No. 15189. Fees shall be paid prior to
issuance of a building permit.
GENERAL
ENG 26. Any utility trenches or other excavations within existing asphalt concrete
pavement of off -site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115.
ENG 27. All proposed utility lines shall be installed underground.
ENG 28. 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 29. 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
Conditions of Approval - Case #AR-2024-00491 AMM-2024-0007 211 Ridge Mountain Drive
October21, 2024
Page 11 of 13
document filetype) formats. Variation of the type and format of the digital
data to be submitted to the City may be authorized, upon prior approval by
the City Engineer.
ENG 30. 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 31. 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 32. 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.
TRAFFIC
ENG 33. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and streetlights, associated with the proposed
development shall be replaced as required by the City Engineer prior to
issuance of a Certificate of Occupancy.
ENG 34. 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 35. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
FID 1. These Fire Department conditions may not provide all requirements.
Owner/developer is responsible for all applicable state and locally adopted fire
codes. Detailed plans are still required for review. Conditions are subject to
final plan check and review.
Conditions of Approval - Case #AR-2024-0049 / AMM-2024-0007 211 Ridge Mountain Drive
October21, 2024
Page 12of13
FID 2. Fire Department Conditions were based on the 2022 California Fire Code as
adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD
Appendix "T" Development Requirements. This building will require fire
sprinklers.
FID 3. Conditions of Approval — "Conditions of Approval" received from the Palm
Springs Planning Department must be submitted with each plan set. Failure
to submit will result in a delay of plan approval.
FID 4. Plans and Permits:
Permits and Electronic scaled drawings are required for this project. Plan
reviews can take up to 20 working days.
A deposit for Plan Check and Inspection Fees is required at the time of Plan
Submittal. These fees are established by Resolution of the Palm Springs City
Council.
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall be
UL listed or FM approved for fire protection service and approved by the Fire
Prevention Bureau prior to installation.
Plans shall include all necessary engineering features, including all hydraulic
reference nodes, pipe lengths and pipe diameters as required by the
appropriate codes and standards. Plans and supporting data, (calculations
and manufacturers technical data sheets) including fire flow data, shall be
submitted with each plan submittal. Complete and accurate legends for all
symbols and abbreviations shall be provided on the plans.
FID 5. Access During/After Construction: Access for firefighting equipment shall
be provided to the immediate job site at the start of construction and
maintained until all construction is complete. Fire apparatus access roads
shall have an unobstructed width of not less than 24 feet and an unobstructed
vertical clearance of not less than 1 T-6". Fire Department access roads shall
have an all-weather driving surface and support a minimum weight of 73,000
lbs.
FID 6. Chapter 7A: Since the proposed residence is in our city's very high fire area,
architect must design structure 7A.
FID 7. Private Fire Hydrants: Additional private hydrants may be required.
Conditions of Approval - Case #AR-2024-0049 / AMM-2024-0007 211 Ridge Mountain Drive
October 21, 2024
Page 13 of 13
FID 8. NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system is
required. Only a C-16 licensed fire sprinkler contractor shall perform system
design and installation. System to be designed and installed in accordance
with NFPA standard 131), 2022 Editions, as modified by local ordinance.
FID 9. Residential Smoke Alarms Required: Shall be interconnected so that
operation of any smoke alarm or fire sprinkler flow switch causes all smoke
alarms within the dwelling & guest house to sound and activate the exterior
horn/strobe
END OF CONDITIONS
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