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Palm Springs ARC unanimously approves hillside single‑family house at 2700 North Vista Grande
Summary
The Palm Springs Architectural Review Committee approved a proposed 2,743‑square‑foot single‑family home on a 9,417‑square‑foot hillside lot at 2700 North Vista Grande, subject to standard engineering and landscape conditions and a CEQA Class 3 categorical exemption, after staff and engineering described drainage improvements.
The Palm Springs Architectural Review Committee on July 6 unanimously approved a major architectural review for a 2,743‑square‑foot single‑family residence at 2700 North Vista Grande.
Planning staff presented the proposal as a 2,242‑square‑foot primary residence with a 507‑square‑foot garage on a 9,417‑square‑foot undeveloped hillside parcel. Staff said the project’s maximum building height is 10.7 feet and recommended approval, noting the submission meets the city’s hillside review criteria and that the application is exempt from environmental review under CEQA’s Class 3 categorical exemption, subject to conditions.
The committee’s engineering representative raised the primary technical issue: historic runoff through the lot had been directed toward a neighboring property. Maneras, the city engineer present for questions, described the project’s proposed fix — raising the back of the lot a few feet, installing a curb‑and‑gutter system and an underground storm drain so runoff would be directed to the street instead of the neighbor — and called the design an improvement for the block. “We were okay with the concept,” he said, explaining the curb and gutter would push water to the next intersection where it belongs.
The applicant’s design team described a single‑story, desert‑neutral palette with floor‑to‑ceiling glazing, a small courtyard and a plunge pool; the proposal also includes a roughly 6‑foot retaining wall along the north property line and solar panels on the lower roof. The applicant emphasized minimal visual impact: finished floor elevations sit between adjacent neighbors, and the team said they limited bulk to preserve views.
Chair O’Donnell moved to approve the project as submitted; the motion carried on a roll‑call vote with five members present. Conditions recorded by staff include typical engineering clarifications (driveway setback adjustments to achieve a 6‑foot offset required by the engineering department) and landscape and screening items the committee requested.
The committee’s action authorizes staff to finalize the conditions; the applicant must return to staff with revised plans that reflect the required setbacks and drainage details before building permits may be issued.
