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Variance Handout
73510 Fred Waring Drive, Palm Desert, California 92260
Phone:
tel:17607766483(760) 776-6483 Email:
mailto:planning@palmdesert.govplanning@palmdesert.gov
The following instructions are intended to provide the necessary information and procedures to submit and facilitate the processing of a Variance Application. Adherence to these instructions
will ensure that the application can be processed in the most expeditious manner possible.
Section I - Application Submittal Requirements 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 II for the minimum required information on each item.
Application submittal requirements - first submittal (completed by applicant and verified by staff intake) Submitted Complete
Required item Application Information Planning Application Form submitted Planning
Application Form complete Planning Application Form Site Photographs submitted Site Photographs complete Site Photographs
Variance Justification Sheet submitted Variance Justification Sheet complete Variance Justification Sheet
Project Exhibits Site Plan Sheet submitted Site Plan Sheet complete Site Plan Sheet
Architectural Elevations and Renderings submitted Architectural Elevations and Renderings complete Architectural Elevations and Renderings
Floor plans submitted Floor plans complete Floor plans Roof Plan submitted Roof Plan
complete Roof Plan Primary Reports and Studies Public Hearing Notice Mailing Labels submitted
Public Hearing Notice Mailing Labels complete Public Hearing Notice Mailing Labels Fees Filing Fees
Paid submitted Filing Fees Paid complete Filing Fees Paid
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 Architectural Review Commission (ARC). All items must be received a minimum of 10 business days prior to the
scheduled date of the ARC meeting.
Submitted Complete Required item Number of physical copies Electronic submittal
Public Notification Package submitted Public Notification Package complete Public Notification Package
1 1 Bound 11 by 17 color copy of complete plan set submitted Bound 11 by 17 color copy of complete plan set complete
Bound 11" by 17" color copy of complete plan set 10 1 Physical Color and Material Board submitted Physical
Color and Material Board complete Physical Color and Material Board 1 1 Section II - Submittal Items Checklist
1. 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://www.palmdesert.gov/our-city/departments/planning/permit-typesFees | 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). Dependent on the document, a minimum deposit amount will be required which is based on the estimated full
cost of reviewing the required documentation. Please note, the amount of the deposit is an estimate, an additional deposit amount may be required to cover the actual costs of the documentation
preparation if the fees exceed the initial deposit amount. After all costs have been applied to the deposit(s) remaining funds, if any, will be refunded accordingly. The required environmental
documentation as well as the amount of the required minimum 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 to
be exempt from CEQA there will not be a fee.**
* Payable to the City of Palm Desert
** Separate check payable to the County of Riverside
2. 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. VARIANCE JUSTIFICATION SHEET
A typed document providing justification for the proposed justification shall be submitted. The document shall include the following information:
A variance from Section(s) ____ of the City’s Municipal Code to permit a:
What particular difficulties or unnecessary physical hardships inconsistent with the objectives of the Zoning Ordinance would result if the variance were not granted?
What exceptional or extraordinary circumstances or conditions of the property do not apply generally to other properties in the same zone?
To what extent would the strict or literal interpretation and enforcement of the specified regulation deprive you of privileges enjoyed by the owners of other properties in the same
vicinity and zone?
To what extent would the granting of this adjustment be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity?
Proposed use of the site (project for which the form is filed; describe the total undertaking, not just the current application approval being sought):
6. 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 at the
https://palmdesert.my.site.com/s/City of Palm Desert planning permit submission 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" by 12" and shall have the title block
facing outwards. Plans which do not adhere to these requirements shall be rejected.
Required Order of Plan Set Contents
Site Plan Sheet
Architectural Elevations and Renderings
Floor plans
Roof 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, screening information, etc. 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. Site Plan Sheet
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, 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
Graphic Scale (Engineering Scale not to exceed 1" = 30')
North arrow
Location(s) and Dimension(s) 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, 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 onsite and within 500’ 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, include cross sections
Structures, driveways, parking areas, trees and property lines within 50’ 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 onsite circulation route(s), 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
B. 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" = 1’ (for large projects not smaller than 1/8" = 1’ with 1/4" = 1’ 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
Total Height of Building to top of parapet or top of roof ridge
Total Height of Building to any tower elements (towers, spires, cupolas, chimneys, etc)
Height of each building floor for multi-story buildings
Height of building from top of eave to top of roof (for pitch buildings)
Show screening for all roof-mounted equipment
Clearly show proposed grade elevations, height and width dimensions
No landscaping, figures, or other presentation decorations shall be illustrated on the building elevations
Show shadow lines and necessary details to illustrate changes in building planes, recesses, and projections
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 (5) years of growth
C. 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, which shall be used to notate any changes to the proposed project during the review process
Graphic scale (not smaller than the 1/4" = 1’)
North arrow (typically with North facing the top of the drawing)
Dimensions of interior rooms
Dimensions of all exterior components
Label all rooms. 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
D. 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, which shall be used to notate any changes to the proposed project during the review process
Graphic scale (not smaller than the 1/4" = 1’)
North arrow (typically with North facing the top of the drawing)
Roof Plan Sheet be prepared by a qualified professional as stipulated by the California Business and Professions Code which shall include the following information:
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
Indicate 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
7. PRIMARY REPORTS AND STUDIES
Public Hearing Notice Mailing Labels
The applicant shall provide the Department of Development Services with three (3) copies of adjacent owners and their addresses for all parcels. Information on information required and
applicable radius can be found in
https://ecode360.com/46158368Palm Desert Municipal Code Section 25.60.060.
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
(i.e. Design Review, Conditional Use Permit, 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(s) to the Architectural Review Commission (held on the 2nd and 4th Tuesday of each month) after staff’s initial 30-day review period 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 (1) 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 1st and 3rd Tuesday of each month). Planning staff will publish and mail a legal notice to adjacent property owners/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 2nd and 4th Thursday of each month). Staff will prepare a staff report, and publish and mail a legal notice to adjacent property owners/tenants
10-21 days before the meeting. This process is approximately two to four (2-4) weeks after the Planning Commission decision and approximately eight (8) 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.
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Document title: Variance Handout. Agency: City of Palm Desert, Department of Development Services. Revision shown in source PDF: Revised 1/2025.
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