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HomeMy WebLinkAboutPrecise Plan Submittal Handout - Need Fee ScheduleCity of Palm Desert - Precise Plan Submittal Handout (Accessible HTML) Skip to main content City of Palm Desert Department of Development Services 73510 Fred Waring Drive, Palm Desert, California 92260 Phone: (760) 776-6483 Email: planning@palmdesert.gov Precise Plan Submittal Handout Revised 2/2024. This version is designed as a text-first, screen-reader-friendly HTML transcription of the original application handout. It preserves the document's information and structure in an accessible format using headings, lists, and tables. Section I - Application Submittal Requirements Application Submittal Requirements - First Submittal Each item listed below is required for submittal unless a waiver is granted by Planning Division staff. Any waiver must be confirmed by initialing the form by the staff person granting the waiver. Refer to Section B for the minimum required information on each item. First submittal checklistSubmittedCompleteAPPLICATION INFORMATIONPlanning Application FormSite PhotographsEnvironmental Assessment Review FormPROJECT EXHIBITSIndex SheetSite Plan SheetArchitectural Elevations and RenderingsFloor plansRoof PlanCross SectionsColor and Materials BoardsExterior Lighting PlanLandscape PlanPreliminary Precise Grading PlanPRIMARY REPORTS AND STUDIESPreliminary Title ReportProject Specific Water Quality Management Plan Checklist FormPreliminary Water Quality Management Plan (WQMP) / Best Management Practices (BMP)Preliminary Hydrology ReportPublic Hearing Notice Mailing LabelsFEESFiling Fees PaidSupplemental Reports and StudiesSubmittedCompleteSUPPLEMENTAL REPORTS AND STUDIES (Unless determined as part of a pre-application review meeting with Planning Division staff, the requirement of the following reports and studies will be determined after review of the submitted project description and Environmental Information Form)Traffic Impact AnalysisCommunity Engagement PlanBiological ReportCultural Artifacts/Archeological ReportPaleontological ReportGeotechnical ReportNoise StudyWater Supply AssessmentEnergy Capacity AnalysisFAA Part 77 / Riverside County Airport Land Use Commission Approval Submittal Requirements - Prior to the Public Hearing (Architectural Review Commission and/or Planning Commission) The following items shall be submitted when the project is scheduled for the Architectural Review Commission (ARC). All items must be received a minimum of 10 business days prior to the scheduled date of the ARC meeting. Items required prior to the public hearing SubmittedComplete Item Number of physical copies Electronic submittal California Environmental Quality Act (CEQA) Filing Fees1N/A Public Notification Package11 Written summary of community engagement meeting11 Bound 11" by 17" color copy of complete plan set101 Physical Color and Material Board11 Section II - Submittal Items Checklist1. Filing Fees Application-related filing fees are to be paid at the time of application. As part of the submittal process, the receipt showing payment of fees will be copied and submitted along with the other application materials. CEQA-related fees are to be identified and paid at the time the application is deemed complete. Required at time of application submittal Precise Plan Application Fee: https://palmdesert.my.site.com/s/Fees | City of Palm Desert Required at time application is deemed complete Environmental Documentation Preparation: Amount, if any, is dependent on the Environmental Assessment and will be based on the full cost of preparing the required documentation (Negative Declaration, Mitigated Negative Declaration, or Environmental Impact Report). Depending on the document, a minimum deposit amount will be required based on the estimated full cost of reviewing the required documentation. Please note that the deposit amount is an estimate. An additional deposit amount may be required to cover actual costs if the fees exceed the initial deposit. After all costs have been applied, remaining funds, if any, will be refunded accordingly. The required environmental documentation, as well as the minimum required deposit amount, will be identified in the City's Letter of Completion issued at the time the application is deemed complete. If it is determined the project qualifies for an exemption from CEQA, no preparation fee is required. Required at time application is scheduled for public hearing CEQA Filing Fee: Contact Planning Division for updated fee.** State Department of Fish & Game Fee: This fee will be identified in the City's Letter of Completion issued at the time the application is deemed complete. If the project is deemed exempt from CEQA, there will not be a fee.** *Payable to the City of Palm Desert**Separate check payable to the County of Riverside Application The Planning Application form must be completed, including the project description, requested information, and ownership signatures. 3. Site Photographs The submittal shall include high-resolution photographs taken a minimum of 30 days prior to the application submittal, showing the existing site condition, panoramic views, and site-specific characteristics and/or unique features. 4. Environmental Assessment Form All project requests shall submit a completed environmental assessment form. 5. Project Exhibits / Plan Set A complete Plan Set shall be submitted to the Planning Division. All digital submittals shall be submitted through the City's planning permit portal in PDF format. Information on where and how to submit can be found here: https://palmdesert.my.site.com/s/Planning Permit Portal. Physical submittals shall be submitted upon request. Full-size plans, when required, shall be neatly folded so that the size does not exceed 9 inches by 12 inches and shall have the title block facing outward. Plans that do not adhere to these requirements shall be rejected. Required order of plan set Index Sheet Site Plan Sheet Architectural Elevations and Renderings Floor Plans Roof Plan Cross Sections Landscape Plan Color and Materials Board Exterior Lighting Plan Preliminary Grading Plan Additional items may be required upon request from City of Palm Desert staff to better assess conformance with all standards. These items include, but are not limited to, line-of-sight diagrams, finish details, material specifications, and screening information. These additional items will be requested during the project's completeness review. Each exhibit shall be prepared to include the following information at minimum: A. Index Sheet This exhibit summarizes the project information and shall include the following: Title Block Name of Project Plan Sheet Identification Number Initial date of drawing and any subsequent revisions Name, address, and phone number of the property owner, applicant, and/or authorized agent Name, address, and phone number of the person preparing the exhibit Exhibit Amendment block, which shall be used to notate any changes to the proposed project during the review process. Data Table Project address and/or cross streets Assessor's Parcel Number(s) (book, page, and parcel number) Complete legal description of property Existing General Plan designation (and proposed, if applicable) Existing zoning designation (and proposed, if applicable) Existing specific plan (and proposed, if applicable) Existing and proposed land use Total gross site area identified in square feet and acres Total net site area identified in square feet and acres Total building area identified in square feet and as a ratio of net site area (Floor Area Ratio - F.A.R.) Total number of dwelling units or lots, and the total number of each type or space, unit, or lot for residential and/or mixed-use development Total building footprint expressed in square feet and as a percentage of net site area (lot coverage percentage) Total parking area identified in square feet and as a percentage of net site area (parking coverage) Total landscape area in square feet and as a percentage of net site area (landscape coverage) Identification of parking ratios required by City Code and total parking provided Number of accessible parking spaces required and provided Number of electric vehicle spaces required and provided Greatest number of stories and square feet of floor area per floor Greatest height of any building expressed in feet Occupancy classification (per California Building Code) Names of utility purveyors and school district(s), including providers of water, sewer, gas, electricity, telephone, and cable television. If within a water or sewer provider's jurisdictional boundary, indicate if service is available at the project site and, if not, how far water lines or sewer lines must be extended to provide service (distance in feet or miles shown on site plan). Type of construction (per California Building Code) List of plan sheets Vicinity map showing site relationship to major roads, highways, and access road(s). Proposed and existing paved roads shall be indicated by heavy lines or noted as paved. B. Site Plan Sheet Title block located in the lower right-hand corner of the map, readily visible when folded, containing: Name of project Plan name and sheet identification number Initial date of drawing and any subsequent revisions Name, address, and phone number of the property owner, applicant, and/or authorized agent Name, address, and phone number of the person preparing the exhibit Exhibit amendment block, used to note any changes to the proposed project during the review process Graphic scale (engineering scale not to exceed 1 inch = 30 feet) North arrow Location(s) and dimensions of all: Property lines Required and actual setbacks for building to property lines and between buildings Location of all structures Fully dimensioned subject parcel boundaries Access and driveway dimensions Structures and building footprints, including any building projections Landscape areas and planters Drive aisles, parking stalls, and loading areas Typical parking space and parking dimensions including striping. All open parking stalls shall be clearly outlined with a minimum of 4-inch wide double ("hairpin") lines on the surface of the parking facility. Pedestrian pathways, including ADA horizontal path of travel Parking bumper or tire guard locations where parking is adjacent to any property line, public walkway, street, alley, or accessible path of travel Trash enclosures Storage areas Location and total of all short-term and long-term bicycle parking On-site fuel tanks (above or below ground) Fire hydrants on-site and within 500 feet of the project site Walls and fences including details of proposed materials, height, and setbacks from adjacent street curbs and/or property lines Public improvements, including cross sections Structures, driveways, parking areas, trees, and property lines within 50 feet of project site perimeter boundary Names, locations, rights-of-way widths, and improvements of adjacent existing and proposed streets and the approximate grades of proposed and existing streets and approximate street centerline radii of curbs. Any proposed private streets shall be noted on the site plan exhibit. Location, widths, and improvements of existing and proposed public utility easements, transmission lines, power and telephone poles, and underground utilities on or abutting the property. Name, location, and dimension of all adjacent public and private streets Type, height, and location of all street, parking, and pedestrian lights Identification of General Plan and zoning land use designations and existing land use of all adjacent properties Identify on-site circulation routes, including drive aisle widths and interior and exterior turning radius dimensions at entries and drive aisles, for delivery and emergency vehicle access If the project includes any phasing of development, the proposed phases, including public improvements, shall be identified on a separate site plan sheet with a table showing acreage, building square footage, number and type of units, and number of parking spaces per phase. C. Architectural Elevations and Renderings Title Block Name of project Plan Sheet Identification Number Scale of Exhibit Initial date of drawing and any subsequent revisions Name, address, and phone number of the person preparing the exhibit California License Stamp Exhibit Amendment block, which shall be used to notate any changes to the proposed project during the review process. Accurately scaled two-dimensional color illustrations of all sides of each proposed (and existing, if to remain) building and accessory structures (trash enclosure, wall/fence, carport and parking shade structure, gazebo, water feature, etc.). Each illustration shall: Identify which building elevation is illustrated with direction labeled as north, south, east, west Be drawn to scale at not smaller than 1/4 inch = 1 foot (for large projects not smaller than 1/8 inch = 1 foot with 1/4 inch = 1 foot details) Show and note all building features, including but not limited to materials, wall signs, air-conditioning equipment, solar equipment, or other equipment mounted on exterior walls or roofs Show total height of building to top of parapet or top of roof ridge Show total height of building to any tower elements such as towers, spires, cupolas, or chimneys Show height of each building floor for multi-story buildings Show height of building from top of eave to top of roof for pitched buildings Show screening for all roof-mounted equipment Clearly show proposed grade elevations and height and width dimensions Exclude landscaping, figures, or other presentation decorations from the building elevations Show shadow lines and necessary details to illustrate changes in building planes, recesses, and projections Provide an accurately scaled perspective illustration of the proposed project as seen from the center of each adjacent street. Landscaping depicted on perspective illustrations shall be representative of the preliminary landscaping plan with five years of growth. D. Floor Plans Title Block Name of project Plan sheet identification number Scale of exhibit Initial date of drawing and any subsequent revisions Name, address, and phone number of the person preparing the exhibit California license stamp Exhibit amendment block, used to note any changes to the proposed project during the review process Graphic scale (not smaller than 1/4 inch = 1 foot) North arrow, typically with north facing the top of the drawing Dimensions of interior rooms Dimensions of all exterior components Label all rooms and identify the allocation and use of all interior and exterior space, including areas for waiting, gathering, eating, storage, or display of merchandise Location of all walls, doors, and window openings Reference to any cross-section details E. Roof Plan Title Block Name of project Plan sheet identification number Scale of exhibit Initial date of drawing and any subsequent revisions Name, address, and phone number of the person preparing the exhibit California license stamp Exhibit amendment block, used to note any changes to the proposed project during the review process Graphic scale (not smaller than 1/4 inch = 1 foot) North arrow, typically with north facing the top of the drawing Roof plan sheet prepared by a qualified professional as stipulated by the California Business and Professions Code, including: Indication of roof pitch Line of exterior walls Type and color of roofing material All roof-mounted equipment location, height, and type and height of screening material All skylights and solar panels Any patio, deck, or other usable areas and associated structures Height of all tops of parapets and height changes Location of roof-mounted equipment Location of ladder for roof access Dimension of parapet returns Location of roof drainage Construction flashing details F. Cross Sections Title Block Name of project Plan sheet identification number Scale of exhibit Initial date of drawing and any subsequent revisions Name, address, and phone number of the person preparing the exhibit California license stamp Exhibit amendment block, used to note any changes to the proposed project during the review process Cut through the project site and any street surrounding the property to indicate height of street curbs, adjacent finished pad heights, foundation, finish floor, top of parapets, and roof-mounted equipment for the proposed structure or structures Section views to illustrate architectural details shown on the building elevation, including labeled dimensions Section showing any window recessing Sections of any street-facing elevations G. Conceptual Landscape Plan Title block located in the lower right-hand corner of the map which contains the following information and is readily visible when folded: Name of project Plan name and sheet identification number Initial date of drawing and any subsequent revisions Name, address, telephone number, signature, credentials stamp, and license Name, address, and telephone number of person preparing exhibit Name, address, and telephone number of owner, applicant, and/or agent California license stamp Exhibit amendment block, used to note any changes to the proposed project during the review process Graphic scale (engineering scale not to exceed 1 inch = 40 feet) North arrow with north at the top of the drawing Landscape exhibit showing all of the following: Property lines Structures Drive aisles, parking areas, and loading areas Existing trees and vegetation to remain or to be removed Pedestrian pathways, including width dimensions and surface materials Trash enclosures Storage areas Walls and fences including height and material Perimeter treatment of property such as fences, walls, and vegetation screens Adjacent public and private streets, including street names Structures, driveways, parking areas, and property lines within 50 feet of project site perimeter boundary Location of all street, parking, and pedestrian lights All water features, including dimensions Location of all landscape areas including the location, type, and size of all proposed plants and ground cover materials, using graphic symbols Landscape legend with a key to the graphic symbols used in the drawing. A separate symbol shall identify each proposed plant or tree variety by common and botanical name and size. The legend shall also include plant symbol, genus, species, common name, spacing, size, quantity, and water use per applicable WUCOLS III zone (High, Medium, Low, Very Low) Total square feet of proposed landscape area and the percentage of the landscape area within the total project area Total square feet of proposed turf area and the percentage of the turf area within the total landscape area References to landscape lighting type, location, and quantity Dimensions and spacing of proposed landscape planters Reference to the proposed type of irrigation system (spray, emitter, and/or drip) Reference to the Final Landscape Plan's required compliance with the City of Palm Desert Water Efficient Landscape Ordinance and the Coachella Valley Water District Landscaping and Irrigation System Design Ordinance A shading plan showing total shading of parking areas at 10 years of maturity per PDMC 25.52 and providing a shading summary identifying the total parking area, parking area shaded by carports, total uncovered parking area, and landscaping shading required for uncovered areas H. Color and Materials Board The intent of the Materials Sample Board is to provide an accurate representation of the major exterior materials to be used on the project including colors and textures. Physical materials shall be mounted to a board or sheet (maximum size of 8” x 13” by 3/8” thick) containing precise color swatches and material samples that shall show the following: Samples of roofing materials (a photo sample may be used prior to scheduling a hearing with the Architectural Review Commission). Samples of all siding materials (a photo sample may be used prior to scheduling a hearing with the Architectural Review Commission). Samples of all paint colors (actual manufacturer’s sample with color name and identification number, copies, photos or digital print outs will not be accepted). Samples of window frames (a photo sample may be used upon prior to scheduling a hearing with the Architectural Review Commission). Samples of awning materials (a photo sample may be used upon prior to scheduling a hearing with the Architectural Review Commission). Samples of decorative paving treatments (a photo sample may be used upon prior to scheduling a hearing with the Architectural Review Commission). I. Exterior Lighting Plan Title block located in the lower right-hand corner of the map which contains the following information and is readily visible when folded Name of project Plan name and sheet identification number Initial date of drawing and any subsequent revisions Name, address, telephone number, signature, credentials stamp, and license Name, address, and telephone number of person preparing map Name, address, and telephone number of owner, applicant, and/or agent California license stamp Exhibit amendment block, used to note any changes to the proposed project during the review process Photometric site plan with: A photometric lighting plan prepared by the project engineer showing point-by-point lighting levels for the entire lot and ten feet beyond the project boundaries. The point-by-point photometric plan shall provide lighting levels at a maximum of ten-foot intervals. Photometric calculations shall use a 0.85 light loss factor for all photometric plans. Photometric calculations providing the following statistics: Average to minimum foot-candles Maximum to minimum foot-candles Average foot-candles Minimum foot-candles Type of illumination, height, and location of all exterior lighting fixtures located on the project site Description of outdoor light fixtures including manufacturer cut sheet, product specifications, and shielding information for each lighting fixture Lumen output of all lighting fixtures Color temperature of all lighting fixtures J. Preliminary Precise Grading Plan Title block located in the lower right-hand corner of the map which contains the following information and is readily visible when folded Name of project Plan name and sheet identification number Initial date of drawing and any subsequent revisions Name, address, telephone number, signature, credentials stamp, and license Number or name of person preparing map Name, address, and telephone number of owner, applicant, and/or agent California license stamp Exhibit amendment block, used to note any changes to the proposed project during the review process A grading exhibit showing all of the following: Names of utility purveyors and school district(s), including providers of water, sewer, gas, electricity, telephone, and cable television. If within a water or sewer provider's jurisdictional boundary, indicate whether service is available at the project site and, if not, how far water lines or sewer lines must be extended to provide service (distance in feet or miles). Vicinity map showing major street names, other reference points, and landmarks North arrow Scale, not less than 1 inch = 30 feet General drainage pattern of area including site and adjacent properties within 100 feet, using arrows to show drainage flow to and from the site Names, locations, rights-of-way widths, and improvements of adjacent existing and proposed streets and the approximate grades of proposed and existing streets and approximate street centerline radii of curbs. If private streets are proposed, they shall be so noted on the site plan exhibit. List and accurately show all easements of record by map or instrument number Existing topography of the property, with the source of contour lines identified. Contour lines shall extend 300 feet beyond the exterior boundaries of the subject property when adjacent property is unimproved or vacant. When adjacent property is improved or not vacant, contour lines shall extend beyond the exterior boundaries a distance sufficient to determine compatibility with adjacent property. Maximum contour interval should be five feet. Existing contour lines with adjacent top-of-curb elevations of existing or proposed streets Proposed locations of structures and drives Any access agreements and easements Pad elevations of finished floors for proposed structures and existing structures Spot elevations, or proposed finished elevations, sufficient to demonstrate that streets, driveways, parking lots, and drainage grades meet minimum requirements. Spot elevations may be necessary at street cul-de-sacs; beginning and end of all driveways, parking lot outer limits, entrance and end points, and all grade breaks. Finished grades Adjacent pad heights for adjacent structures and grades Elevations of existing street centerline Any perimeter walls and fences that affect drainage All relevant dimensions related to the location of existing and proposed utilities, service lines, and easements Preliminary grading including all cut/fill, slopes to scale with setbacks from structures and property lines, elevations of all individual building pads, elevations at the perimeter of the subject property, conceptual drainage facilities including terraces, terrace drains, down drains, brow ditches, V-ditches, and lot-to-lot drainage facilities, existing topography, relationship to adjoining land and development, and any existing grading. Provide an estimated total amount of cut and fill in cubic yards and, if not balanced on site, identify the anticipated source or destination of imported or exported soil materials and the anticipated route of travel. Size, grate elevation, and invert elevation of all inlets or outlets, and drainage swales Pipe materials, slopes, and sizes 6. Primary Reports and Studies Preliminary Title Report: A preliminary title report dated within 30 days of the application submittal date shall be provided. Project Specific Water Quality Management Plan Checklist: A completed Project Specific Water Quality Management Plan (WQMP) Checklist Form for the Whitewater River Watershed. If the checklist form concludes a WQMP is required, a preliminary Project Specific Water Quality Management Plan will be required as well. Preliminary Water Quality Management Plan: The Colorado River Regional Water Quality Control Boards have adopted Board Orders in compliance with the Federal National Pollutant Discharge Elimination System (NPDES) Municipal Separate Storm Sewer System (MS4) Clean Water Act requirements. These Board Orders regulate the discharge of pollutants from the Whitewater Regional MS4 permit and require the City of Palm Desert to implement measures to mitigate the water quality impacts of new developments within its jurisdiction. In compliance with these Board Orders, projects submitted for discretionary approval will be required to comply with the Water Quality Management Plan for Urban Runoff (WQMP) or the Standard Stormwater Mitigation Plan (SSMP). The WQMP/SSMP addresses post-development water quality impacts from new development and redevelopment projects. To comply with the WQMP/SSMP, a developer must submit a Project Specific WQMP/SSMP in compliance with the latest adopted Board Order. This report is intended to: identify potential post-project pollutants and hydrologic impacts associated with the development; identify proposed mitigation measures (Best Management Practices - BMPs) for identified impacts including site design, source control, and treatment control post-development BMPs; and identify sustainable funding and maintenance mechanisms for the BMPs. A template for this report is included as an appendix to the WQMP/SSMP. Projects requiring Project Specific WQMPs or Project Specific SSMPs will need to include a preliminary Project Specific WQMP/SSMP along with the subdivision application package. The preliminary report should mimic the format/template of the final report but at a much lesser level of detail. For example, the items above would be covered, rough calculations supporting sizing would be included, and footprint/location of BMPs would be identified on the tentative exhibit. Hydrology Report: A preliminary hydrology report including a hydraulics plan shall be submitted as part of the application submittal packet. Analysis by a Civil Engineer shall address the sizing of proposed storm water facilities and review whether adequate capacity exists in downstream outfall facilities closest to the project site, or whether they were designed to take the storm water runoff volume for the project after development. Public Hearing Notice Mailing Labels: The applicant shall provide the Department of Development Services with three copies of adjacent owners and their addresses for all parcels. Information on the required information and applicable radius can be found in https://ecode360.com/PA4981Palm Desert Municipal Code Section 25.60.060. 7. Supplemental Reports and Studies Traffic Impact Analysis: Unless specifically waived by the Land Development Engineering Division, a traffic analysis prepared in accordance with the latest adopted County of Riverside Transportation Analysis Guidelines shall be submitted as part of the application submittal packet. The Land Development Engineering Division should be contacted with any questions as to whether a memo or study is required per the scoping letter to establish the site-specific requirements of the memo or study. The analysis shall evaluate project impacts of Vehicle Miles Traveled (VMT) and Level of Service (LOS) using the latest guidelines adopted by the Land Development Engineering Division. Community Engagement Plan: All development projects shall conform with Palm Desert Municipal Code Section 25.60.160, Community Engagement. Review the code to determine applicable submittal requirements. URL shown in source document: https://ecode360.com/43850744https://ecode360.com/43850744 Biological Report: In accordance with the General Plan Environmental Impact Report (EIR), project applicants shall retain a qualified biologist to perform a biological resources evaluation for private and public development projects to determine the presence or absence of non-covered special-status plant species with the potential to occur in and adjacent to the proposed impact area, including construction access routes, generally within 100 feet where appropriate. Surveys shall be conducted at the proper time of year when rare or endangered species are both evident and identifiable. The report shall be prepared consistent with the requirements of the Coachella Valley Multiple Species Habitat Conservation Plan. For projects in which special-status species are found, likely to occur, or where the presence of the species can reasonably be inferred, the City shall require feasible mitigation of impacts to ensure the project does not contribute to the decline of affected special-species populations in the region to the extent that their decline would impact the viability of the regional population in accordance with General Plan EIR Mitigation Measure 4.5-1. Tables 4.5-1, 4.5-2, and 4.5-3 of the Environmental Impact Report list federally and state-listed species with the potential to occur in the City. Cultural Artifacts / Archeological Report: For projects that require excavation activity, such as clearing/grubbing, grading, trenching, or boring into native soil and that have the potential to exhibit native ground surface within or in the immediate vicinity of the excavation footprint, project applicants will be required to conduct archaeological resources assessments to identify and mitigate potential impacts to archaeological resources. A Phase 1 assessment typically consists of identifying known archaeological resources through a records search and consultation with Native American tribes, a pedestrian survey of the project site, a review of land use history, and coordination with knowledgeable organizations or individuals. If warranted, additional analyses such as archaeological test excavations and/or remote sensing methods can be implemented to identify resources. In conjunction with these assessments, future project applicants will be required to implement mitigation measures 4.6-2a through 4.6-2d of the Palm Desert General Plan EIR. Paleontological Report: A paleontological report is required if, after adequate review of the proposed project through either the City's pre-application review service or formal application process, Planning Division staff determine this information is required for compliance with the California Environmental Quality Act. The report shall be prepared by a qualified professional. Geotechnical Report: A geotechnical report is required if, after adequate review of the proposed project through either the City's pre-application review service or formal application process, Planning Division staff determine this information is required for compliance with the California Environmental Quality Act. Depending on site conditions and location, the inclusion of a rockfall/slope analysis may be required. Noise Study: A noise study is required if, after adequate review of the proposed project through either the City's pre-application review service or formal application process, Planning Division staff determine this information is required for compliance with the California Environmental Quality Act or as part of the operations of the proposed project. The study shall be prepared in accordance with Planning Division guidelines. Water Supply Assessment (WSA): When required in accordance with California Water Code Section 10910 et seq., applicants shall submit a WSA prepared in accordance with the requirements of State Law and the Coachella Valley Water District. Energy Capacity Analysis: It is highly recommended for the applicant to complete a Completion of a Customer/Project Information Sheet (CPIS) from Southern California Edison (SCE) and submit it to SCE. Proof of CPIS submittal is recommended at the time of Precise Plan application and may be required as a condition of approval of the project. Projects within the service area of the Imperial Irrigation District (IID) are recommended to contact IID to discuss project energy needs. Section III - Procedures Schedule a time to discuss the preliminary project plans and zoning with Planning Division staff and other City departments for project requirements, including necessary application submittals. The General Plan should be consulted for land use and street improvements. Submit a completed Precise Plan application with all required signatures, application fee, an Environmental Assessment Form, radius map and mailing labels, and any other applications such as Design Review, Conditional Use Permit, or Tentative Tract Map. Staff will review the application and determine if it is complete within 30 days from the date the project is submitted. The application will not be processed if it is incomplete. After the application is deemed complete, the project is circulated to other City departments and local agencies for comments and conditions. City staff will present the project to the Architectural Review Commission, held on the second and fourth Tuesday of each month, after staff's initial 30-day review period and when comments have been received from other departments and agencies. The Architectural Review Commission hearing may be delayed if the project is deemed incomplete within the 30-day review period or if any changes are required because of conditions of approval that affect the site plan, architecture, and/or if the project does not meet one or more required zoning development standards. After the project receives Design Review approval from the Architectural Review Commission, Planning staff will prepare a staff report and schedule the project for the Planning Commission, held on the first and third Tuesday of each month. Planning staff will publish and mail a legal notice to adjacent property owners and tenants 10 to 21 days before the meeting and advertise the public hearing. There is a 15-day appeal period from the day of a decision taken by the Planning Commission. If the project involves a Change of Zone, General Plan Amendment, Development Agreement, exceptions, or if the project is appealed or called up for review, City staff will schedule a public hearing with the City Council, held on the second and fourth Thursday of each month. Staff will prepare a staff report and publish and mail a legal notice to adjacent property owners and tenants 10 to 21 days before the meeting. This process is approximately two to four weeks after the Planning Commission decision and approximately eight to 12 weeks after the project has been submitted. After the Building and Safety Department reviews the final working drawings, staff presents the construction plans to the designated Architectural Review Commission Subcommittee to confirm substantial conformance with the originally approved design. End of accessible HTML transcription of the City of Palm Desert Precise Plan Submittal Handout. Print Handout