§ 93.13

This section of the Zoning Code is intended to provide for the safe, orderly and aesthetically appealing development of hillside area.

• A. Definitions.

For the purposes of this Zoning Code, the term "hillside area" is defined as any parcel of land within the city of Palm Springs which contains any portion thereof with a grade of 10% or more.

• B. Site Plan Approval.

  1. Applications for hillside development shall be processed as follows:

     • a. Applications for new subdivisions shall be prepared and submitted pursuant to Section 94.04.01, Development Permit. Applications for individual singlefamily residential units within an existing hillside subdivision shall be prepared and submitted pursuant to Section 94.04.00, Architectural Review.

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City of Palm Springs, CA

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§ 93.13.00

§ 93.13.00

• b. Upon receipt of application, a written notice shall be mailed to all adjacent property owners informing property owners that an application for hillside development has been filed and that said application and associated plans are available for public inspection at the Department.

• c. The Planning Commission or Architectural Review Committee, as applicable, shall hold at least one public meeting to review and consider the proposed application. At least 10 days prior to this meeting, a public meeting notice shall be mailed to all adjacent property owners and any members of the public who request notification.

2. Applications for remodel or minor additions to hillside development shall be processed as follows:

   • a. Applications shall be prepared and submitted pursuant to Section 94.04.00, architectural review.

   • b. Minor remodels and/or additions to the exterior of a building, site plan, grading, landscape, exterior lighting or additions which do not exceed 500 square feet, do not increase building height, do not involve substantial new grading, and do not substantially alter the appearance of the subject property. Minor remodels and additions may be approved by the Director or designee. Notice to adjacent properties may be required pursuant to Section 93.13.00(B)(1)(b) above.

   • c. Appeal of Director of Planning Services Decisions. The action of the director of planning services shall be final unless appealed to the planning commission within 15 working days The appeal shall be in writing and, upon receipt and filing of appropriate appeal fee, the director of planning services shall schedule the application for the next regular meeting of the planning commission. The action of the planning commission shall be final unless appealed to the city council in the manner provided by Chapter 2.05 of the Palm Springs Municipal Code.

3. Applicant may submit preliminary plans, including accurate topographical maps and grading plans pursuant to Section 94.04.00, to the planning commission or Architectural Review Committee, as applicable, for approval before detailed engineering and architectural plans are prepared. Such plans shall deviate a maximum of one foot above or below final grade.

4. In approving final plans, the planning commission or Architectural Review Committee, as applicable, may require conditions which in their opinion are necessary to protect the public health, safety and general welfare, and may include the following:

   • a. Architectural approval as governed by Section 94.04.00 of the Zoning Code. Such architectural approval shall consider, but shall not be limited to, the following:

     • i. Rock and soil exposure,

     • ii. Size of building pads,

     • iii. Design considerations, such as supporting stilts, colors and building

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City of Palm Springs, CA § 93.13.00

PALM SPRINGS CODE

§ 93.13.00

arrangement,

• iv. Screening of parking areas,

• v. Landscaping plans,

• vi. Continuity with surrounding development,

• vii. Sensitivity to existing view corridors;

• b. And such other conditions that will make possible the development of the city in an orderly and efficient manner in conformity with the intent and purposes set forth in this Zoning Code.

• C.

Density.

1. The density and lot dimensions of the zone in which the property is located shall apply.

2. The area of both public and private streets shall be excluded in calculating net area of the site.

3. Any area of the site having a degree of slope of 30% or more shall be excluded from the allowable area that may be allowed in computing total density. Such area shall be retained as open space.

4. In order to insure permanent retention of the open space, a covenant approved by the city attorney shall be recorded dedicating all building rights to the city of Palm Springs and insuring that such open space shall remain as shown on plans approved by the city of Palm Springs.

• D. Street Improvements.

  1. Hillside Collector Streets (Streets Serving More Than Four Lots). Maximum grade is 20%: provided, all grades over 15% shall be improved with six inches of PCC pavement. Streets with grades in excess of 15% shall only be allowed for short distances.

     • a. Improvements.

       • i. Minimum right-of-way shall be 40 feet; however, all fill slopes must be contained within the right-of-way.

       • ii. Curb to curb width shall be 36 feet. A 32 foot pavement width shall be allowed where lots exist along only one side.

       • iii. Minimum radius shall be 100 feet.

       • iv. Cul-de-sacs shall not exceed 500 feet in length. Minimum radius shall be 40 feet to property line.

       • v. For exceptions to required improvements in subsection (D)(1) of this section, see Exceptions, Section 93.13.00(l).

  2. Minor Hillside Streets (Streets Serving Four Lots or Less). Maximum grade is 20%:

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City of Palm Springs, CA § 93.13.00

GENERAL CONDITIONS

§ 93.13.00

provided, all grades over 15% shall be improved with six inches of PCC pavement.

• a. Improvements.

  • i. Minimum right-of-way shall be 40 feet; however, all slopes must be contained within the right-of-way.

• ii. Curb to curb width shall be 32 feet. A 28 foot pavement width shall be allowed where lots exist along only one side.

  • iii. Minimum radius shall be eight feet.

  • iv. Cul-de-sacs shall not exceed 500 feet in length. Minimum radius shall be 40 feet to the property line.

  • v. For exceptions to required improvements in subsection (D)(2) of this section, see Exceptions, Section 93.13.00(l).

  3. Curbs and gutters shall be six inch PCC in accordance with city standards. An eight inch curb shall be required when necessary to convey storm drainage.

• E.

• Drainage.

No building site shall be approved for construction which does not have provisions for conducting water drainage from the site to a natural drainage course, a drainage channel or a public street in accordance with good engineering practice and in a manner approved by the city engineer.

• F.

• Sewerage Treatment.

All building sites must be connected to the city's sewer system, unless exempted by the city council.

• G. Excavations.

  1. The following requirement shall supplement (and supersede to the extent of any inconsistencies) the requirements of Chapter 70 (Excavation and Grading), of the Uniform Building Code, the grading ordinance of the city of Palm Springs currently in effect at the time of permit issuance.

     • a. No excavation shall be permitted on any hillside prior to the approval of a Development Permit or Architectural Review application, as may be applicable, and a grading plan.

     • b. A grading plan shall be submitted as a part of the application for Development Permit or Architectural Review approval for hillside development. A preliminary grading plan shall be filed in compliance with the procedure set forth in Chapter 9.64 of the Palm Springs Municipal Code.

     • c. No dirt or rock shall be allowed to be used for fill except in those locations approved by the excavation plan. Excess dirt or rock shall be carried to a disposal area designated on the grading plan or to an approved off-site location.

  2. Blasting, in conjunction with an approved excavation plan, shall require approval by the director of public works and the fire department.

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City of Palm Springs, CA § 93.13.00

PALM SPRINGS CODE

§ 93.13.00

• H. Fire Protection.

  1. In areas where there will be a fire hazard, in the opinion of the fire chief of the city of Palm Springs, unobstructed fire protection equipment access easements shall be required. The fire chief shall recommend to the planning commission or Architectural Review Committee, as applicable, where such easements are needed.

  2. The fire department may recommend to the planning commission or Architectural Review Committee, as applicable, that fire-resistant building and landscape materials be used in hazardous areas.

3. Water mains and water systems shall be sized to provide sufficient water to meet the firefighting requirements of the area involved. The fire chief shall review proposed systems in relation to the insurance services office standards for water systems and make recommendations to the planning commission or Architectural Review Committee, as applicable.

• I.

• Exceptions.

1. The planning commission or city council may approve alternative street designs which could include reduced curb-to-curb widths, modified curb and gutter improvements, and any other such standard plan criteria provided the following criteria are met:

   • a. That a minimum 24 foot travel way is provided. Additional improvements such as passing lanes, turning lanes, and traffic calming devices may be required. Alternative street sections may be considered provided adequate access and maneuvering area is provided for emergency response vehicles and waste disposal vehicles;

   • b. That adequate sight distance (both horizontal and vertical) is provided;

   • c. That the street section can adequately convey storm drainage or that alternative storm drainage facilities are provided to adequately convey storm drainage. Curbs and gutters, or alternative facilities to convey storm flows may be required. Edge of pavement, where curb and gutter is not required, shall be protected by a flat curb section to be approved by the director of public works. Where curb and gutter are required to convey storm drainage, the city may consider wedge curbs, six inch PCC curbs, eight inch PCC curbs, or alternative designs which ensure that the public health, safety, and welfare is protected;

   • d. That adequate street parking and/or off-street parking is available and that such parking will not interfere with the required travel way;

   • e. Areas designated and approved for parking shall be improved to provide a dustfree condition and adequately compacted to allow for emergency vehicle parking;

   • f. That parkways, parking areas, and other improvements are adequately improved and maintained to ensure that the public health, safety, and welfare are ensured for the life of the project;

   • g. That roadways shall provide adequate access for emergency equipment and that

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City of Palm Springs, CA

GENERAL CONDITIONS

§ 93.13.00

§ 93.16.04

the fire department may require upgraded fire protection systems both on and offsite to ensure the public health, safety, and welfare.

(Ord. 1294, 1988; Ord. 1347, 1990; Ord. 1551, 1998; Ord. 1553, 1998; Ord. 1647, 2004; Ord. 2023 § 4, 2020; Ord. 2042 §§ 9, 10, 2021; Ord. 2063 §§ 25, 26, 2022)