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HomeMy WebLinkAbout18 PP 20-0005 - Lindquist Development AppealSTAFF REPORT CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT MEETING DATE: August 26, 2021 PREPARED BY: Nick Melloni, Associate Planner REQUEST: Consideration of an appeal of a decision by Architectural Review Commission to deny the architecture for a Precise Plan requested by Lindquist Development to construct a new two-story, four -unit apartment building located at 74425 Abronia Trail Recommendation Staff recommends that the City Council take either of the following actions by Minute Motion: 1. Deny the applicant's appeal, thereby reaffirming the Architecture Review Commission's denial of the project architecture; or, 2. Approve the applicant's appeal, thereby overturning the Architectural Review Commission's denial of the architecture and allowing the project to proceed to the Planning Commission. Strategic Plan Objectives There are no impacts to the Strategic Plan Objectives. Executive Summary The applicant is appealing the Architecture Review Commission's (ARC) decision to deny the architecture for a Precise Plan request to construct a 4,393 square -foot, two-story, four -unit apartment building. The project appeared before the ARC at four (4) separate meetings held on February 23, April 27, May 25, and June 22, 2021. Over the course of the four (4) meetings, the Commission expressed concern that the massing of the building lacked articulation, variation in the roof line and building planes and required additional design modifications to create a residential building character that fit the neighborhood context. In return, the applicant expressed concern that the ARC's comments were unclear in providing specific design criteria and direction to lead to an approval. On June 22, 2021, the ARC's regular meeting, the applicant requested that the ARC deny the architectural design in order to appeal to the City Council, the ARC proceeded with a voted of 5 to 1 with the motion to deny the proposed architecture A decision to deny the appeal would reaffirm the ARC's denial, denying the application. This prevents the applicant from resubmitting for 12-months per Palm Desert Municipal Code (PDMC) Section 25.60.130. The decision to approve the appeal would overturn the ARC's denial, which would enable the applicant to proceed with the precise plan application process to appear at a public hearing before the Planning Commission for a land use decision of the proposed Precise Plan. August 26, 2021 — Staff Report Case No. PP 20-0005 — Abronia Apartment Page 2 of 10 Background A. Property Description: The project site is a vacant 0.17-acre property located at 74425 Abronia Trail. Access to the property is available along its southern edge, towards the rear of the site via a paved driveway which also provides vehicle access to the neighboring lot to the west. B. Zoning and General Plan Designation: Zone: R-3 (Multi -family Residential) General Plan: Town Center Neighborhood C. Adjacent Zoning and Land Use: North: R-3/ Multi -family Apartment Complex South: R-3/ Residential Complex (Village Green) East: R-3/ Vacant West: R-3/ Multi -family Apartment Complex Project Description The project is a Precise Plan to construct a new four -unit apartment building totaling 4,393 square - feet. Each unit will range in size from 1,072 to 1,124 square -feet. The building architecture is contemporary, characterized by a flat roof, stucco exterior siding, and rectangular in form. The entrances for each dwelling and stairway access, is directed towards the primary street frontage. Roof drainage will be provided by downspouts placed within the walls of the building. Mechanical equipment for the building is proposed at the rear of the site, adjacent to the parking area. Parking is proposed at the rear of the site. The required parking space for the proposed use is eight (8) spaces. The applicant is requesting a parking reduction of two (2) spaces. The total number of spaces provided for this site is six (6) spaces.. The request for the reduction is due to existing alley at the rear of the site and it's need to continue to the vehicular access for the neighboring apartments to the west. The landscaping palette includes low-water usage planting materials including a mix of desert native trees, plants, and shrubs located throughout the site. The tree species proposed include Willow Acacia, Shoestring Acacia, Palo Verde, and California Fan Palms (Washingtonia Filifera). Project Analysis The project site is zoned R-3 (Multi -family Residential), a zoning intended for multi -family residential development at density ranges between 7 to 40 units per acre. This zone permits multi- family apartment buildings, subject to the approval of a Precise Plan application by approval of the Planning Commission in accordance with Chapter 25.72 of the Palm Desert Municipal Code (PDMC). Pursuant to PDMC Section 25.68.020, the Architectural Review Commission (ARC) is required to review the design of all Precise Plans for compliance with the design objectives of the General Plan and to make a recommendation to the Planning Commission. This decision is based on findings listed in PDMC Section 25.68.040. August 26, 2021 — Staff Report Case No. PP 20-0005 — Abronia Apartment Page 3 of 10 Zoning: The project proposes four (4) units on a 0.17-acre parcel for a density of 24 units per acre. This density is within the allowed density range for the R-3 zone. The table below summarizes the project's conformance with development standards for the R-3 zone: Table 1 - Zoning Conformance Determination STANDARD R-3 ZONE PROJECT CONFORMS Lot Coverage 75% 44% Yes Height 40'-0" 22'-0" Yes Front Setback 10'-0" 10'-0" Yes Rear Setback 10'-0" 18'-6" Yes Interior Side Setback 8'-0" 8'-0" Yes Street Side Setback N/A 6 On -site Spaces No Parking 8 On -site Spaces Landscaping 1,200 square -feet 2,389 square -feet Yes Meeting Discussion: An overview of each ARC meeting is provided on the following pages: 1. February 23, 2021 — See details on page 4. 2. April 27, 2021 — See details on page 5. 3. May 25, 2021 — See details on page 6. 4. June 22, 2021 — See details on page 7. August 26, 2021 — Staff Report Case No. PP 20-0005 — Abronia Apartment Page 4 of 10 ARC meeting of February 23, 2021 The applicant's original design was characterized as a Spanish/mission style characterized by white stucco and sloped clay tile roofs. Staff presented this design on February 23rd, with a recommendation that the ARC continue the case with direction to the applicant to provide additional building articulation and design elements characteristic of the proposed style including balcony elements, decorative eaves, recessed windows, pop -outs, shutters, and clearly indicate how utilities would be screened. VIEW FROM NORTH Figure 1: February 23, 2021 - Submittal Rendering The ARC reviewed the design and continued the case providing the following comments to the applicant to revise the architecture: 1. Consider comments made by the Commission; 2. Recess windows need more depth; 3. Lower roof pitch; 4. Landscaping revision, particularly considering elevated landscaping; 5. Meet solar requirements; 6. Removal of surface mounted drain spouts; 7. Iron rod wall revised to solid block wall; and, 8. Addition of articulation in architecture, avoid using landscape features on building. 9. Resubmit plan. After the meeting, the applicant requested staff to facilitate a meeting with ARC members for additional design guidance. Commissioner McAuliffe and Staff met with the applicant, in which the applicant presented an updated design, which utilized contemporary characteristics. Commissioner McAuliffe provided feedback on the design to further incorporate design elements to ensure the new design maintained a residential character. August 26, 2021 — Staff Report Case No. PP 20-0005 — Abronia Apartment Page 5 of 10 ARC Meeting of April 27, 2021 The applicant resubmitted plans shown below in response to comments from the meeting of February 23, 2021. Revisions to the design included: changing the roof shape to a flat roof, adding window shade shrouds, changing window design, adding interior roof drains. Figure 2: April 27, 2021 - Submittal Rendering The ARC continued the case and provided the following comments to the applicant to revise the architecture: 1. Consider comments made by the Commission; 2. Consider adding details and/or articulation which reinforce this is a residential building; 3. Revisit details such as the plaster joints, metal parapet cap and the use of different windows; 4. Provide differentiation for the middle section of the building on the rear elevation and improve the middle section for the front elevation; 5. Consider making the carport horizontal. August 26, 2021 — Staff Report Case No. PP 20-0005 — Abronia Apartment Page 6 of 10 ARC Meeting of May 25, 2021 The applicant resubmitted plans shown below in response to comments from the meeting of April 27, 2021. Revisions to the design include; altered color scheme, additional decorative perforated metal screen, additional landscape planter boxes. VIEW FROM NORTH Figure 3: May 25, 2021 - Submittal Rendering The ARC continued the case and provided the following comments to the applicant to revise the architecture: 1. Add details and/or articulation which provide more residential cues and feel, including the side elevations; 2. Consider variation on the metal shrouds along the side elevations to avoid repetitiveness; 3. Consider breaking up the mass of the building; 4. Explore other options for the stairs and hand rails to further residential cues and avoid a utilitarian look; 5. Avoid the use of landscaping elements for articulation in the place of architecture; 6. Applicant will provide staff preliminary renderings for ARC Commissioner's review prior to the project being placed on the agenda. August 26, 2021 — Staff Report Case No. PP 20-0005 — Abronia Apartment Page 7 of 10 ARC Meeting of June 22, 2021 The applicant resubmitted plans shown below. Revisions to the design include: • Altered color scheme • Added decorative perforated metal screen between first and second story windows, removing landscape planter boxes • Changed material used for staircase hand rail • Revised design of window shroud • Altered score -lines. Figure 4: June 22, 2021 - Submittal Rendering Commissioner McAuliffe commented that the architecture had come a long way from the original submittal and expressed appreciation over certain design elements such as the rear elevation at the south end of the building. Other Commissioners commented that the design did not provide enough articulation to move forward with an approval. Commissioner Vuksic recommend that the applicant re-examine the side elevations and strongly consider altering the parapet line by providing variation in the building height or breaking up the primary mass by offsetting the building plane.. The applicant expressed that the ARC comments were too vague and asked that the ARC provide them a denial to appeal to the City Council. In deliberation, Commissioner Vuksic expressed that the ARC was willing to continue to work with the applicant and Commissioner McAuliffe added that the design required some modifications but was close to an approval. The applicant proceeded with his preference to request that the ARC deny the item so that it can proceed with the appeal to City Council. As a result, the ARC's motion was a denial of the case in a 5-1 vote with Commissioner McAuliffe voting "No". Findings Design review findings required for ARC approval are specified under PDMC Section 25.68.040. Staff found that each finding could be made in order to approve the design review. To approve a design review application, the ARC shall find the following: August 26, 2021 — Staff Report Case No. PP 20-0005 — Abronia Apartment Page 8 of 10 A. That the proposed development conforms to any legally adopted development standards. The project conforms with all development standards of the R-3 zone as summarized under Table 1 — Development Standard Conformance Determination on Page 3 of this report. The project is not in conformance with the onsite parking requirement. Parking standards may be modified with an exception through the Precise Plan process per PDMC Section 25.46.090. The project must preserve the rear alley to maintain vehicle access for the neighboring property. This creates a constraint which warrants a reduction in the parking requirement to ensure parking does not overwhelm the site design and cut into pedestrian walkways or landscaping and open space. B. That the design and location of the proposed development and its relationship to neighboring existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; and that it will not unreasonably interfere with the use and enjoyment of neighboring existing or proposed developments and that it will not create traffic hazards or congestion. The proposed architecture complements the surrounding neighborhood, which is comprised of an eclectic mix of residential architecture and home types developed between the 1960s and 1990s. The residential density is consistent with the zoning designation and general plan. The project does not create unsafe situations such as exposure to hazardous areas, noise, and generation of excessive traffic that would cause congestion. C. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly, and attractive development contemplated by this title and the General Plan of the City. The design and location of the proposed apartments is compatible with the character of the surrounding neighborhood, and is not detrimental to the requirements of the General Plan. The modern inspired architecture is compatible with the existing neighborhood which included examples of modern design which are similar in form. D. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors and that it is aesthetically of good composition, materials, textures, and colors. The project design is attractive and uses materials, colors and textures that will demonstrate quality design and suitable for the desert environment. E. That the proposed use conforms to all the requirements of the zone in which it is located and all other applicable requirements. The project complies with the requirement of the R-3 zone, as analyzed under Table 1 of this staff report. F. That the overall development of the land shall be designed to ensure the protection of the public health, safety, and general welfare. (Ord. 1259 § 1, 2013) August 26, 2021 — Staff Report Case No. PP 20-0005 — Abronia Apartment Page 9 of 10 The proposed architecture does not adversely impact public health, safety, and general welfare. The design is compatible in terms of scale, architectural style and materials with the surrounding neighborhood. The residential density is compliant with the residential density allowed by the zoning and general plan. The site does not create unsafe situations such as exposure to hazardous areas, noise, and generation of excessive traffic. Public Input Public noticing was conducted for the August 26, 2021, City Council meeting in accordance with California Government Code Section 65090 to 65096 and PDMC Section 25.60.060. A public hearing notice was published on Saturday, August 14, 2021, in The Desert Sun. Additionally, notices were mailed to all property owners within 300 feet of the project site. A total of 47 hearing notices were mailed. The public comment period occurred between August 16, 2021 and August 26, 2021. Conclusion The City Council has been presented a historical documentation of events as background to the ARC's decision and an analysis of the proposed project's conformance to the zoning ordinance with the exception of parking, which may be reduced due to existing site constraints. The applicant and ARC were unable to reach a consensus on specific design aspects which have resulted in the applicant requesting this appeal. Staff has made findings required for approval of a Design Review in accordance with the PDMC. Staff has been presented two (2) options for a decision on this item. The City Council can deny the appeal, which reaffirms the ARC's decision, denying the application. Pursuant to PDMC Section 25.60.130, this action prevents the applicant from resubmitting for 12-months unless specific criteria is met. On the other hand, the City Council can approve the appeal, overturning the decision of the ARC, enabling the applicant to proceed with the architecture presented Precise Plan application to proceed to a and continue with the Precise Plan application to a public hearing before the Planning Commission for the land use decision. LEGAL REVIEW DEPT. REVIEW RH Robert W. Hargreaves City Attorney Eric Ceja, Interim Director of Development Services City Manager: L. Todd Hileman: FINANCIAL REVIEW Jose Luis Espinoza For Janet Moore Director of Finance L. Todd H-1,Levu.aw APPLICANT: Lindquist Development PO Box 42135 Portland, Oregon 97242 ASSISTANT CITY MANAGER Andy Jirestine Andy Firestine Assistant City Manager August 26, 2021 - Staff Report Case No. PP 20-0005 - Abronia Apartment Page 10 of 10 ATTACHMENTS: 1. Public Hearing Notice 2. Project Plans 3. ARC Minutes (February 23, April 27, May 25, and June 22, 2021) 4. Applicant Appeal Letter *By Minute Motion, approve the applicant's appeal, thereby overturning the Architectural Review Commission's denial of the architecture and allowing the project to proceed to the Planning Commission. 5-0 CITY COUNCII.ACTION • APPROVED v " DENIED RECEIVED OTHER MEETING DATE/) - 1'�(c t/ AYES: 'n1l-, G� 1 CLE 1, 1Eu r , &II1111Ct1 it (ti,I Kelly NOES• ABSENT: ABSTAIN• VERIFIED BY:.Z�6�� Original on File with City �¢lerk's Office CITY OF PDLM DESERT 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2578 TEL: 760 346-0611 info@cityofpalmdesert.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 20-0005 NOTICE OF A PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, FOR AN APPEAL OF A DECISION BY ARCHITECTURAL REVIEW COMMISSION TO DENY THE ARCHITECTURE FOR A PRECISE PLAN REQUEST BY LINDQUIST DEVELOPMENT TO CONSTRUCT A NEW TWO-STORY, FOUR -UNIT APARTMENT BUILDING LOCATED AT 74425 ABRONIA TRAIL The City of Palm Desert (City), in its capacity as the Lead Agency for this project under CEQA, has determined that this project is Categorically Exempt from CEQA review in accordance with Section 15332: Class 32 - Infill Development Projects as this proposal is consistent with the City's General Plan and zoning regulations; the project site has been previously disturbed and has no value as habitat for endangered, rare, or threatened species; the proposed project does not have a reasonable possibility for significant cumulative impacts upon the environment; and the site can adequately be served by all required utilities and public services. Project Location/Description: Proiect Location: 74425 Abronia Trail (Assessor's Parcel Number 625-126-008) Proiect Description: The City of Palm Desert Architecture Review Commission (ARC) considered the applicant's precise plan request to construct a two-story, four -unit apartment building with a total floor area of 4,393 square feet. At its regular meeting of June 22, 2021, the Palm Desert ARC voted to deny the proposed architecture. The applicant has appealed this decision to the Palm Desert City Council to review the proposed architecture. Recommendation: Staff is recommending that the City Council take either of the following actions: By Minute Motion: 1. Deny the applicant's appeal, thereby upholding the ARC's denial of the architecture; or, 2. Approve the applicant's appeal, thereby overturning the ARC's denial of the architecture and allowing the project to proceed to the Planning Commission. Public Hearing: The public hearing will be held before the City Council on August 26, 2021, at 4:00 p.m. via Zoom. The hearing will be conducted in accordance with the City's emergency protocols for social distancing. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.citvofpalmdesert.org/our-city/mavor-and-city-council-/city-council- meeting-information-center Comment Period: The public comment period for this project is from August 16, 2021, to August 26, 2021. Public Review: The plans and related documents are available for public review Monday through Thursday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Mr. Nick Melloni. Please submit written comments to the Planning/Land Development Division. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing. All comments and any questions should be directed to: Nick Melloni, Associate Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611, Extension 479 nmelloni@cityofpalmdesert.org PUBLISH: DESERT SUN NORMA I. ALLEY, MMC, CITY CLERK \\srv-everyone\everyone\Staff Reports - Shared 2\Staff Reports 08-26-2021\4 - City Clerk - 08-26-2021\18 PH PP20-0005 - Appeal of ARC for Abronia 4-plex\02 PP 20-0005 - Public Hearing Notice (8.26.21).docx AUGUST 14, 2021 CITY OF PALM DESERT, CALIFORNIA 2 [This page has intentionally been left blank.] NEW 4 UNIT MULTI -FAMILY BUILDING 74425 ABRONIA TRAIL PALM DESERT, CA 92260 I I"- 1 Pa Ira ±resen Drive n Alessangro i11.v[ J Palm ➢sere Crise N Alessandro UnVO j ;41 4-1 BP'11116c41 lear 1113 ATOPikkii I • '.lni R10 ! O Pains • .••11111 e J . . Arilies 1" ! I' L i mt ihirti•r■ 1 id... •: .. - .._ CaMre•• •o•d Sra2i JolnialirEL _ phopipim , •s■ -- Sefroae Fan stsrat t.1ib4141' u1Ile'4 irbinfitt®ems IRA% wriisella sheer PROJECT DESCRIPTION Felm Pepper Tree ❑r•.ve Tree:DrWa {� 164 Ia w1 a.rA VICINITY MAP TWO STORY, FOUR UNIT, WOOD FRAMED TYPE VB CONSTRUCTION MULIT-FAMILY BUILDING IN A MISSION STYLE ARCHITECTURE. PROJECT DIRECTORY OWNER: LINDQUIST DEVELOPMENT PO BOX 42135, PORTLAND, OR 97242 503-720-2908 STU LINDQUIST ARCHITECT: CONNECT ARCHITECTURE 4072 N WILLIAMS AVE, STE. A, PORTLAND, OR 97227 503-367-8057 LAU RI E S I M PSON STRUCTURAL: DCI ENGINEERS 921 SW WASHINGTON ST, STE. 560, PORTLAND, OR 97205 503-242-2448 WADE YO U N I E CIVIL: FEIRO ENGINEERING, INC. (760) 346-8015 RON FEIRO PROJECT INFORMATION MULTIFAMILY HOUSING, 4,393 GSF (INCL STAIRS), 2-STORY (2) TWO BEDROOM UNITS PER FLOOR, 4 UNITS TOTAL ADDRESS: 74425 ABRONIA TRAIL, PALM DESERT, CA PARCEL NO. 625-126-008 LEGAL: TRA 018-324, PARCEL 23, ABRONIA TRAIL ZONE: R-3, MULTIFAMILY TOWN CENTER NEIGHBORHOOD GENERAL PLAN DESIGNATION: DOWNTOWN ZONING DESIGNATION: DOWNTOWN EDGE TRANSITION OVERLAY (DE-0) LOCATION MAP SHEETS G0.00 COVERSHEET A0.01 EXIST. SITE PLAN DEMO PLAN A0.02 PROPOSED SITE PLAN ROOF PLAN C-1 CIVIL COVERSHEET C-2 GRADING PLAN L-1 LANDSCAPE SITE PLAN L-2 PLANTING PLAN G0.02 G0.03 CODE ANALYSIS ASSEMBLIES SITE SURVEY A1.01 A1.02 A1.03 A2.01 A2.02 A2.03 A2.04 A2.05 A2.06 A4.01 FOUNDATION PLAN LEVEL ONE PLAN LEVEL TWO PLAN ELEVATIONS ELEVATIONS EXT. LIGHTING & MATERIALS COLOR RENDERINGS COLOR RENDERINGS COLOR RENDERINGS WALL SECTION (E) AERIAL VIEWS S1.00 S1.01 S2.01 S2.02 52.02A S2.03 S4.01 S5.01 S5.02 STRUCTURAL GENERAL NOTES STRUCTURAL GENERAL NOTES STRUCT LEVEL 1 FOUNDATION & SHEAR WALL PLANS STRUCT LEVEL 2 FRAMING PLAN STRUCT LEVEL 2 STUD & SHEAR WALL PLAN STRUCT ROOF FRAMING PLAN STRUCT FOUNDATION DETAILS STRUCT FRAMING DETAILS STRUCT FRAMING DETAILS THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT V W z z 0 U a co `71- DRAWN BY Author CHECKED BY Checker SET ISSUE 74-425 Abronia Trail Palm Desert, CA 92260 SHEET TITLE COVERSHEET SHEET NUMBER 1- N JOB NUMBER: ti N N ti rn z 0 w 0 0 Z J 0 ti LCD O c ti (0 M M O LCD PERMIT SET GO.00 N N M REV 5.19.21 REV. 12.15.2020 2 LOT 21 2' 20: (220) 2 LOT 22 1444, 1441 44. \44 44, ICE • • G ti EXIST TREES TO ' EMAIN \ Z 1 �1 6'J �,/* i \I // — �\ . /fin �O $ /� 1i,,, 0 G REMOVE REMOVE EXIST. WALL 21 EXIST. TREE TO REMAIN REMOVE EXIST. TREES REMOVE EXISTING HEDGE E(1S� REMOVE EXIST. HEDGE \ REMOVE EXIST. FENCE REMOVE EXISTING FENCE EXISTING CONDITIONS / DEMOLITION PLAN SCALE: 3/32" = 1'-0" G EXISTING WALL TO REMAIN G l2. LOT 24 (VACANT) 0 (219). G 2 2 21 G (217) 218) G 25.00' 20.3'i Gsc�R G�Rg a, SUNRISE LANE THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT L, 74425 Abronia Trail a) U N Palm Desert, CA 92260 DRAWN BY Author CHECKED BY Checker SET ISSUE SHEET TITLE EXISTING CONDITIONS / DEMOLITION PLAN SHEET NUMBER Q N w J ti J0LC) Z ono Z � CO O� O O JOB NUMBER: A0.01 PERMIT SET CD N O N LCi O N N 4 w D NORTH \19.97 TP) (220.25 TAG LS 5292, SITE BENCHMARK ) /' / / / / (220.15 TC) (219.50 FL) r \ / 1 Ate\ I • 1 / (220) 'KN 63°41 iT,s\ k' X 0 / EX.S TAIRS IIIII X-Li 0 ��ilrnsrq� EX. CARPORT/BALCONY /7 1 1 l' I I 4 / v/ `, '; S 63°41'15" W' i t �li i i.. - i/ i, -'i i -. %\%i i i i j, __ t / 1 1 ABRONIA TRAIL (219.52 TC) (218.89 FL) EX. COLUMN TYP. EXISTING SHED / u 9 (E) TREE NEW4'H BLOCK WALL (E) TREE 8'-0" SETBACK e 1'-3" I A 0 'ITRASH Imo° ENCLOSpF E °T A °a v raj L J 6' H VERI 18.98 TP) _ N 17'-101 /2" PARAPET PLUMBING VENT, TYP. 1 N r 0 ADA SIGN 1 ADA COMPLIANT —SLIDING DOORS N 63°41'15" E (BASIS OF BEARINGS) 0 �I II II II II II SOLAR READY ROOF EW 4-PLE CHANICAL UNITS ALL VISIBLE METERS (N) CONC° SIDEWALK, ADA ° ° COM IANT TO`TRASH ENCLOSURE (219.03 TC) / (218.39 EL) 1 S 63°41'15" W 70.00' o I\ /I • 0 • O Q 2 o W a0 In 17'-10 1/2" 1/4" SLOPE s MIN., TYP. ROOF DRAIN & OVERFLOW TIED TO STORM SEWER 2 0 4' H CMU SCREEN 3 4 9'-0" 9'-0" 9'-0" i 9'-0" (N) COVERED PARKING " W/ ASPHALT PAVING (4) 9' x 18'-6" STALLS ADA STALL (1) 8'-6" X 18'-6" STALL ----- - -- U TRASH ENCLOSURE Y SIZE OF DUMPSTERS 00 10 N 7T / co 53'-6 1/8" 70'-0" 5 9'-0" • " /7 7 EXISTING EDGE OF PAVEMENT (N) ASPHALT PAVING S 63°41'15" W 70.00' (E) 2'-3" H WALL 777��� ° EXISTING CURB & GUTTER 4. SADK ov 8" ° v ° 10' SETBACK LINE w z_ J H w tl O 0 • (N) 4' H FENCE .` \(21 8.37 TP) 64.98' LOT 24 (VACANT) rr (218.18 TC) RD/ /GUTTER (21 9.97 TOX) (219.37 FL) EXISTING CURB & (220.29 TOX) (219.68 FL) • • (218.79 FL (217.09 FL) (218.85 TC) (219) (219.13 TP) /// ,44/ / (219.73 TP) (220.02 TP) (218.67 TP) / THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT cts LJ- 74425 Abronia Trail Palm Desert, CA 92260 DRAWN BY Author CHECKED BY Checker SET ISSUE SHEET TITLE SITE PLAN / ROOF PLAN SHEET NUMBER co 0 111 co CNI JOB NUMBER: PERMIT SET CNI CNI REVISED 12.11.2021 REVISED 04.19.2021 SITE PLAN NORTH AO.02 (2/ 9.52 TC) (2/8.89 FL) ?0. 7/ FS) (22, (220.7 (221.18 EP) 1.10 EP) EXISTING CITRUS TO REMAIN (2) LIVING RM KITCHEN ENTRY ENTRY (2/9.03 TC) / (2/8.39 FC) LIVING RM KITCHEN MASTER MECHANICAL UNITS PROPOSED COVERED PARKING PROPERTY LINE PRELIMINARY PLANTING PLAN 0 4' 8' 2' GkAP Important Notice — Underaround Service Alert SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A 'PERMIT TO EXCAVATE' WILL BE VALID. FOR YOUR DIG ALERT IDENTIFICATION NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE AT 1-800- 227-2600 TWO WORKING DAYS BEFORE YOU DIG. CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE JOB SITE AND NOTIFY THE LANDSCAPE ARCHITECT OR HIS REPRESENTATIVE OF ANY DIMENSIONAL ERRORS, OMISSIONS OR DISCREPANCIES BEFORE BEGINNING OR FABRICATING ANY WORK. REFER TO CIVIL DRAWINGS FOR HORIZONTAL AND VERTICAL DATA. 16' 32' C 5C/N,� ADA SIGN ADA STALL //, EXISTING CURB 8 GUTTER (2/9.70 EG) CIVIL SHEETS WILL BE UPDATED TO REFLECT NEW TRASH ENCLOSURE AND PARKING LAYOUT AFTER ARC MEETING PLANT LEGEND SYMBOL BOTANICAL / COMMON NAME TREES & PALMS ACACIA STENOPHYLLA Shoestring Acacia ACACIA WALARDIANA Palo Blanca (Willow Acacia) CERCIDIUM PRAECOX Sonoran Palo Verde (Palo Brea) CITURS SPECIES Orange (to be selected) WASHINGTONIA FILIFER California Fan Palm CAESALPINIA PULCHERRIMA Mexican Bird of Paradise JUSTICIA SPICIGERA Mexican Honeysuckle LEUCOPHYLLUM LANGMANIA 'Rio Bravo', Texas Ranger SALVIA CLEVELANDII Cleveland Sage SIMMONDSIA CHINENSIS Jojoba TECOMA STANS 'Gold Star' Yellow Bells VITEX ANGUS-CASTUS Chaste Tree SUCCULENTS, GRASSES & ACCENTS Blonde Ambition Grass DASYLIRION WHEELERI Desert Spoon HESPERALOE PARVIFLORA Red Yucca PACHYPODIUM LAMEREI Madagascar Palm QNTY. SIZE WATER USE CLASSIFICATION CITY OF PALM DESERT WUCOLS IRRIGATION CONTROL ZONE 2 24" Box Low -Mod Low 1 AGAVE PARRYI Parry's Agave AGAVE VILMORINIANA Octopus Agave ALOE 'BLUE ELF' Blue Elf Aloe BOUTELOUA GRACILIS PERENNIALS & GROUND COVERS 0 BAILEYA MULTIRADIATA Desert Marigold DALEA CAPITATA Sierra Gold Dalea MELAMPODIUM LEUCANTHUM Blackfoot Daisy VINES & ESPALIERS MACFADYENA UNGUIS-CATI Cat's Claw Creeper 3 24" Box Low -Mod Low 1 4 24" Box Low Low 1 1 24" Box Mod -High Mod 2 2 existing 1 existing High Mod 2 1 15-Gal. Mod Low 3 12 5-Gal. Low -Mod Low 4 11 5-Gal. Low -Mod Low 3 6 5-Gal. Low Low 4 1 5-Gal. Low Low 4 2 5-Gal. Low -Mod Mod 3 1 15-Gal. Low -Mod Low 3 5 5-Gal. Low -Mod Low 4 1 15-Gal. Low -Mod Low 3 9 5-Gal. Low -Mod Low 4 33 5-Gal. N.A. Low 4 7 15-Gal. Low -Mod Low 4 2 5-Gal. Low -Mod Low 3 3 15-Gal. Low -Mod Low 3 17 1-Gal. Low 2 5-Gal. Low 5 5-Gal. Low 11 15-Gal. Low Low Mod Low 4 4 4 Low 4 LEGAL DESCRIPTION: LOT 23, MB 34/8-9 APN 625-126-008 BASIS OF BEARINGS: CENTERLINE OF ABRONIA TRAIL N63 41'15"E, PER MB 34/8-9 SELECTED IMAGES CERCIDIUM PRAECOX, Sonoran Palo Verde (Palo Brea) WASHINGTONIA FILIFER, California Fan Palm JUSTICIA SPICIGERA, Mexican Honeysuckle _EUCOPHYLLUM LANGMANIA, 'Rio Bravo', Texas Ranger TECOMA STANS 'Gold Star', Yellow Bells 3OUTELOUA GRACILIS, Blonde Ambition Grass -IESPERALOE PARVIFLORA, Red Yucca D.G. DECOMPOSED GRANITE, DESERT GOLD. 2" DEPTH MIN. LOW DESERT ROCK SUPPLY (760) 272-4319 CRUSHED GRAVEL3/4" CHAMOISE BEIGE. 2" DEPTH MIN. LOW DESERT ROCK SUPPLY (760) 272-4319 CITY OF PALM DESERT NEW BUILDING ABRONIA mRAIL APARTMENTS C L-2 C 3 r O CD c .> c 0 0 c .c c Q c N D 0 c) Q) 0 E 0 IL U z ON UcN N ti 0) W O 8 2 E O J o WL6 > M O W N c X ~ 0 0 0 z 1— J Z J o NARY PLANT REVISIONS m• w Q 0 DESCRIPTION 1- J w 0 0 N N REVISE TRASH, PAVING & MISC. PLANTING DRAWN K.G. CHECKED K.G. DATE 08-08-20 SCALE as noted on plan JOB NUMBER 202037 LOT 23 ABRONIA TRAIL, PALM DESERT, CA 92260 REFERENCE SURVEY PREPARED BY FEIRO ENGINEERING ON 04-04-19 CONTACT: KEVIN J. GROCHAU KGLA (760) 413-3190 W.O. NA LOT 22 (EXISTING BUILDING & IMPROVEMENTS) ADJACENT WASH/NGTONIA FIL IFERA PALM, OUTSIDE OF PROPERTY EXISTING PAVING PRELIMINARY LANDSCAPE PLANS FOR THE: ABRONIA ' 1'KAIL APAR'I'MEN'I'S EXISTING CITRUS TO REMAIN PROTECT /N PLACE ADJACENT CITRUS OUTSIDE OF PROPERTY (2/9.52 TC) (2/8.89 FL) 220-` EXISTING CITR TO REMAIN (. (220.20 EG) I 1 (220.74 =S) EXISTING WASHINGTONIA F/L/FERA PALM, TO REMAIN PROTECT IN PLACE (220.7/ FS) / (220.67 FS) (221.21 TP) % (22/ 18 EP) (221.18 EP) EXISTING (221.10 EP) PAVING PROPERTY LINE LOT 23 ABRONIA TRAIL PALM DESERT, CALIFORNIA 92260 ABRONIA TRAIL (2/9.03 TC) 19.10 EG) / (2/8.39 FC)e :FF-SITE / / LANDSCAPE AREA // PROPERTY LINE ON -SITE LANDSCAPE AREA 285 sf.CU 200 sf I cu 2-STORY BIJILDIN'S t 315 sf CU rl 1 4 RESIDENT AL U (PROPO 3ED) LOT 23 (VACANT) 400 sf. ON -SITE LANDSCAPE ARE, ADA SIGN PROPOSED COVEF.ED PARKING (220.62 EP) (220.88 EP) n rn (220.00 EG) / PROPER'T Y LINE ON -SITE LANDSCAPE AREA 'TYP' ADA STALL \I EXISTING PAVING 7 (220.52 EG) EXISTING +6' MASONRY PROPERTY LINE WALL PROTECT IN PLACE 221 PROPERTY LINE EXISTING CURB & GUTTER (2/8.60 TC) (2/7.98 FC)/ (2/9.70 EG) I 2 "x4 " REDWOOD LANDSCAPE HEADER (TYPICAL) (2/8.18 TC) (2/7.58 FL) REMOVE 2 EXISTING LOT 24 WASH/NGTONIA ROBUSTA (VACANT) PALMS (2/9.70 EG) f (2/9.50 EG) f 1 219', (219.90 EG) , `' I 1 I CONCRETE WALKWAYS (TYP/CAL) ' (220.24 EP) (220.52 EP) EX/STING \PA VING • V21.00EG) „ 8'5 TC) (2/ 298L'20 FL) (220.0/ FS) (220.27 FS) PRELIMINARY LANDSCAPE SITE PLAN WATER CONSERVATION STATEMENT: THE LANDSCAPE ARCHITECT HAS REVIEWED THE CITY OF PALM DESERT'S ENVIRONMENTAL AND CONSERVATION TITLE 24 AND COACHELLA VALLEY WATER DISTRICT'S ORDINANCE NO. 1302 BOTH PERTAINING TO WATER EFFICIENT LANDSCAPE AND IRRIGATION DESIGN REQUIREMENTS. THESE PRELIMINARY LANDSCAPE PLANS ILLUSTRATE SPACING AND PLANT SELECTIONS IN CONFORMANCE TO CITY AND CVWD REQUIREMENTS. IRRIGATION ZONES DEFINED IN PLANT LEGEND ON SHEET L-2 SHALL BE SPECIFIED IN GREATER DETAIL AND DESIGNED TO CITY AND CVWD REQUIREMENTS ON THE PROJECT IRRIGATION PLANS. Important Notice - Underground Service Alert SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A 'PERMIT TO EXCAVATE' WILL BE VALID. FOR YOUR DIG ALERT IDENTIFICATION NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE AT 1-800- 227-2600 TWO WORKING DAYS BEFORE YOU DIG. CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE JOB SITE AND NOTIFY THE LANDSCAPE ARCHITECT OR HIS REPRESENTATIVE OF ANY DIMENSIONAL ERRORS, OMISSIONS OR DISCREPANCIES BEFORE BEGINNING OR FABRICATING ANY WORK. REFER TO CIVIL DRAWINGS FOR HORIZONTAL AND VERTICAL DATA. LANDSCAPE PROJECT DATA: LANDSCAPE AREAS = IRRIGATED AREAS ON -SITE CU LANDSCAPE AREA, SQFT = 1,200 (Common Use Areas 4-Units x 300 req.) ON -SITE OTHER LANDSCAPE AREA, SQFT = 731 OFF -SITE LANDSCAPE AREA, SQFT = 655 TOTAL LANDSCAPE AREA, SQFT = 2,586 WUCOLS REGION = #6 LOW DESERT ETo PER CVWD ZONE #2 = 58" / YEAR SUNSET ZONE = 13 (2/9.97 TOX) (2/9.37 FL) (220.29 TOX) (2/9.68 FL) (2/9.40 TOX) (2/8.79 FL) 0 8' 16' 32' ZA 9 C 5CAL 64' SHEET INDEX TITLE SHEET & SITE PLAN L - 1 PRELIMINARY PLANTING PLAN L - 2 Project: ABRONIA TRAIL APARTMENTS LOT 23 ABRONIA TRAIL PALM DESERT, CA 92260 Client / Owner: LINDQUIST DEVELOPMENT CO., INC P.O. BOX 42135 PORTLAND, OR 97242 STULINDQUIST@GMAIL.COM Architect: CONNECT ARCHITECTURE 4072 WILLIAMS AVE. STE. A PORTLAND, OR 97227 ( 503) 367-8057 LAU RI E@CON N ECTARCH ITECTU RE. US Land Surveying: FEIRO ENGINEERING INC. P.O. BOX 12980 PALM DESERT, CA 92255 ( 760) 346-8015 WWW.FEIRO.NET Landscpe Architect: KEVIN GROCHAU LANDSCAPE ARCHITECT 2680 HEMLOCK AVENUE MORRO BAY, CA 93442 ( 760) 413-3190 KEVIN4LEAF@GMAIL.COM VICINITY MAP F1 Carle z W aM Palm Deseri Bank of Arnerica (with IF Drive-thru ATM)W z J 0 sr,adoly �Ake", aidlcmvCht st - R. _ o tA a� CANYON RD. Village CcLot 9l e a W W Darnir o s Plxza rilGi-iWAY 1f4rtorf� ._t ,,,;._..;_,.; r: •:,+�+ t !Waco, Si 0.emm andre Or iSq fdgpskip FJ Camino p;P�N' CO � O 0) trV `# Can dlew and 51 FAIRWAY DRIVE LEGAL DESCRIPTION: LOT 23, MB 34/8-9 APN 625-126-008 BASIS OF BEARINGS: CENTERLINE OF ABRONIA TRAIL N63 41'15"E, PER MB 34/8-9 REFERENCE SURVEY PREPARED BY P me Seca S1 Pepper:mom St O 0 0 Ruth's Chris SieaK House 9 S I " Executive Urgent Care DrIftwescetl frr pill‘perruea Dr vut Tift Oi F airway' Dr 5. Mco~aar 9 ampler ctRIN Rnrrcan 9 r Eureka! 9 / 10z NOT TO SCALE CITY OF PALM DESERT NEW BUILDING ABRONIA TRAIL APARTMENTS LOT 23 ABRONIA TRAIL, PALM DESERT, CA 92260 CONTACT: KEVIN J. GROCHAU FEIRO ENGINEERING ON 04-04-19 KGLA (760) 413-3190 W.O. NA O Q) 0 1.1 o c 0 J 3 O _c O CD c _c c O 0 CDD .c c O 0 c U d)) Q) 0 E O (7). NO 0 U z O 0 z w 2 0 0 J \w w 0 0 0 z CV N CA 0 CO 0 0 z J 0 w UJ UJ w REVISIONS m• w Q 0 DESCRIPTION 1- J w 0 0 N ix) CV REVISE TRASH, PAVING & MISC. PLANTING DRAWN K.G. CHECKED K.G. DATE 08-08-20 SCALE as noted on plan JOB NUMBER 202037 C TY F SAL DESENT, C•UYTY O VHRSIDH, STATE IF CAL FOR \JA DE ANZA WAY CABRILLO AVENUE ALESSANDRO DRIVE z 0 NOTE: HIGHWAY 111 EL CAMINO -o 0 0 0 70 m 70 0 C) 0 - VICINITY MAP NOT TO SCALE 0 GRATE SIZE SHALL BE DETERMINED FROM THESE PLANS (4" UNLESS OTHERWISE NOTED). GRATE STYLE, TYPE, COLOR AND/OR FINISH SHALL BE DETERMINED BY THE OWNER OR LANDSCAPE ARCHITECT. GRADE PER PLAN 4" SDR-35 PVC OR SOLID WALL HDPE 4"x45' BEND (1/8 BEND) ELEVATION PER PLAN SEWER BRANCH WYE (MAIN SIZE x 4') DIR. OF FLOW AT 190 MINI k_SDR-35 PVC (4", 6" OR 8" - SIZE PER PLAN) CD0 r DRAIN SCALE: i_j-GRATE 9" GRATES USE NDS 9'X9" LOW PROFILE ADAPTER, 12" GRATES USE NDS 12"X12" LOW PROFILE ADAPTER, OR EQUAL. NDS 3"&4" UNIVERSAL OUTLET, OR EQUAL. 0\,,NMMr VARIES 12" MINIMUM COVER PIPE CONTINUES 7....______-- WHEN NOT END OF LINE. DETAIL INDICATED ON PLAN: CAP/PLUG WHEN END OF LINE. SITE BENCHMARK: TAG LS 5292 ON TOP OF CURB AS SHOWN ON PLAN ELEVATION = (220.25) SITE BENCHMARK: INDICATES THE BENCHMARK AT THE SITE WHICH THE ENGINEER OF RECORD SHALL USE TO CERTIFY PAD ELEVATION AND FINAL GRADING CERTIFICATION. THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF RECORD OF ANY DISCREPANCIES BETWEEN THIS BENCHMARK AND THE BENCHMARK USED BY THE CONTRACTOR PRIOR TO ANY GRADING. J=Gilql[IT DIAL BEFORE YOU DIG TWO WORKING DAYS BEFORE YOU DIG TOLL FREE -' 1-800-227-2600 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT BENCHMARK: CITY OF PALM DESERT CPD# 120 ELEVATION: 210.811' DATUM: NAVD88 LOCATION: 2" BRASS DISK SOUTH SIDE OF PALM DESERT DR. SOUTH, 302 FT EAST OF CENTERLINE OF SHADOWHILLS RD. IN TOP OF CURB EAST SIDE OF DRIVEWAY TO "DEL TACO" OUTLET, FLUSH. BASIS OF BEARINGS: CENTERLINE OF ABRONIA TRAIL N 63°41'15" E, PER MB 34/8-9 )H1V1\AY GRAIING )_,A:\ Lindquist Development Company, Inc. PALM DESERT GENERAL NOTES: 1. ALL WORK SHALL BE DONE IN ACCORDANCE WITH THIS PLAN, THE STANDARD DRAWINGS AND SPECIFICATIONS OF THE CITY OF PALM DESERT, THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION ,AND THE CALTRANS STANDARD PLANS AND CALTRANS STANDARD SPECIFICATIONS WHEN APPLICABLE. 2. NO CONSTRUCTION IS AUTHORIZED WITHOUT THE APPROPRIATE PERMITS ISSUED BY THE CITY OF PALM DESERT PUBLIC WORKS DEPARTMENT. 3. THE ENGINEER -OF -WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED. 4. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING CONSTRUCTION, THE ENGINEER -OF -WORK SHALL BE RESPONSIBLE FOR DETERMINING AN ACCEPTABLE SOLUTION AND REVISING THE PLANS FOR APPROVAL BY THE DIRECTOR OF PUBLIC WORKS. 5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ONSITE, OFFSITE AND ADJACENT UTILITIES, FACILITIES AND PROPERTIES. 6. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PROTECT ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY OCCUR FROM STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING FROM ANY AND ALL WORK IN CONJUNCTION WITH CONSTRUCTION OF THESE IMPROVEMENT PLANS. 7. THE CONTRACTOR, AT NO EXPENSE TO THE CITY, SHALL PROVIDE ALL NECESSARY SAMPLES AND TESTS THAT THE DIRECTOR OF PUBLIC WORKS MAY REQUIRE TO ASSURE THAT QUALITY OF MATERIAL AND WORKMANSHIP ARE IN ACCORDANCE WITH THE SPECIFICATIONS. 8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK AND SHALL MAINTAIN ALL FACILITIES, COMPLETED AND UNCOMPLETED, UNTIL ACCEPTED BY THE CITY. 9. ALL SURVEY MONUMENTS WITHIN OR BOUNDING THE WORK LIMITS, WHETHER FOUND FROM RECORD OR BY INSPECTION, SHALL, PRIOR TO ANY CONSTRUCTION, BE LOCATED AND REFERENCED BY A LICENSED SURVEYOR OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING. THE REFERENCED MONUMENTS DISTURBED OR REMOVED DURING CONSTRUCTION SHALL BE RESET IN ACCORDANCE WITH SECTION 8771 OF THE LAND SURVEYORS ACT AND CITY STANDARDS AND REQUIREMENTS AT THE CONTRACTOR'S EXPENSE. 10. THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBLIC WORKS IN PALM DESERT AT (760) 776-6450 AT LEAST 48 HOURS PRIOR TO COMMENCING ANY WORK. 11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL UTILITIES. FOR THE LOCATION OF UNDERGROUND UTILITIES OR FOR EMERGENCY ASSISTANCE CALL: WATER SEWER ELECTRIC GAS TELEPHONE CABLE DIG ALERT COACHELLA VALLEY WATER DISTRICT COACHELLA VALLEY WATER DISTRICT SOUTHERN CALIFORNIA EDISON THE GAS COMPANY VERIZON CALIFORNIA, INC. TIME WARNER 760-398-2651 760-398-2651 760-202-4291 1-800-427-2200 1-800-483-1000 760-340-1312 1-800-227-2600 12. THE DEPARTMENT OF PUBLIC WORKS DOES NOT ASSUME ANY RESPONSIBILITY FOR THE ACCURACY OF THE QUANTITIES SHOWN HEREON. 13. THE STRUCTURAL SECTION SHALL BE AS PER THE STATE OF CALIFORNIA DEPARTMENT OF TRANSPORTATION, HIGHWAY DESIGN MANUAL TEST NO. 301-F FOR DETERMINATION BY THE R-VALUE METHOD. 14. THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CITY OF PALM DESERT DEPARTMENT OF PUBLIC WORKS, IF CONSTRUCTION HAS NOT COMMENCED WITHIN 12 MONTHS FROM THE DATE OF APPROVAL BY THE DIRECTOR OF PUBLIC WORKS. 15. ALL P.C.C. AND A.C. REMOVALS SHALL BE OUTLINED TO NECESSARY WORKING LIMITS AND SAWCUT TO A MINIMUM DEPTH OF 2 INCHES PRIOR TO REMOVAL. ALL DEBRIS CREATED BY THE REMOVAL OPERATIONS SHALL BE DISPOSED OF AWAY FROM THE JOB SITE IN A MANNER AND LOCATION ACCEPTABLE TO ALL CONCERNED AGENCIES AND ORGANIZATIONS. 16. ALL P.C.C. AND A.C. IMPROVEMENTS DAMAGED BY THE CONTRACTOR'S OPERATIONS SHALL BE RESTORED TO THEIR ORIGINAL CONDITION BY THE CONTRACTOR AT NO COST TO THE CITY OF PALM DESERT. 17. STREETS IN THE CONSTRUCTION AREA SHALL BE KEPT CLEAN AT ALL TIMES. 18. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEARING OF THE PROPOSED WORK AREA. 19. NO PUBLIC STREET SHALL BE CLOSED TO TRAFFIC WITHOUT PRIOR WRITTEN APPROVAL OF THE CITY ENGINEER. 20. NO TRENCHES SHALL REMAIN OPEN OVERNIGHT WITHOUT PRIOR WRITTEN APPROVAL OF THE CITY ENGINEER. 21. FAILURE TO COMPLY WITH ANY OF THE ABOVE ITEMS SHALL BE SUFFICIENT CAUSE FOR THE CITY TO ARRANGE FOR NECESSARY WORK TO BE COMPLETED BY OTHERS. COSTS TO COMPLETE THE WORK BY OTHERS WILL BE CHARGED TO THE CONTRACTOR. 22. ALL LANDSCAPING AND IRRIGATION THAT IS DAMAGED BY CONSTRUCTION ACTIVITIES SHALL BE REPAIRED OR REPLACED TO THE APPROVAL OF THE CITY AND THE PROPERTY OWNER. 23. CONTRACTOR MUST OBTAIN APPROVAL FOR ANY LANE CLOSURES A MINIMUM OF 48 HOURS IN ADVANCE. 24. CONTRACTOR SHALL CALL THE PUBLIC WORKS DEPARTMENT TO REQUEST INSPECTION A MINIMUM OF 24 HOURS PRIOR TO STARTING CONSTRUCTION. CONTRACTOR SHALL KEEP THE INSPECTOR INFORMED OF PROGRESS OF THE WORK ON A DAILY BASIS. IMPROVEMENTS ANY MODIFICATION OF THIS PLAN MUST BE APPROVED BY THE CITY PRIOR TO CONSTRUCTION ENGINEER MARK BY DATE REVISIONS APPR. DATE CITY ENGINEERS SEAL FNI, INFRA INV :..n PALM DESERT GRADING NOTES: 1. ALL GRADING TO BE DONE IN ACCORDANCE WITH THE CITY OF PALM DESERT GRADING ORDINANCE. 2. THIS PLAN IS FOR GRADING PURPOSES ONLY. ISSUANCE OF A GRADING PERMIT BASED ON THIS PLAN DOES NOT CONSTITUTE APPROVAL OF DRIVEWAY LOCATIONS AND SIZES, PARKING LAYOUT, BUILDING LOCATION, WALL HEIGHTS AND LOCATIONS, OFFSITE DRAINAGE FACILITIES, OR OTHER ITEMS NOT RELATED DIRECTLY TO THE BASIC GRADING OPERATION. 4. A WET SIGNED LETTER OF CERTIFICATION FROM THE ENGINEER -OF -WORK STATING LOCATIONS OF FORMS ARE IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED PLAN, AND A COMPACTION REPORT FROM A SOILS ENGINEER ON ALL FILL AREAS ARE REQUIRED PRIOR TO THE BUILDING PERMIT ISSUANCE. 3. ALL WALLS SHOWN ON THESE PLANS SHALL BE APPROVED BY THE DEPARTMENT OF COMMUNITY DEVELOPMENT, ISSUED A SEPARATE PERMIT AND BE INSPECTED BY THE DEPARTMENT OF BUILDING AND SAFETY. THOSE WALLS THAT THE GRADING, PAD ELEVATIONS/FINISHED FLOOR ELEVATION AND HORIZONTAL SHOWN AS RETAINING WALLS SHALL BE CONSTRUCTED TO CITY OF PALM DESERT RETAINING WALL STANDARDS OR BE SUPPORTED BY ENGINEERING CALCULATIONS AND DETAILS. 4. THE ENGINEER -OF -WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED. 5. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING CONSTRUCTION, THE ENGINEER -OF -WORK SHALL BE RESPONSIBLE FOR DETERMINING AN ACCEPTABLE SOLUTION AND REVISING THE PLANS FOR APPROVAL BY THE DEPARTMENT OF PUBLIC WORKS. 6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ON -SITE, OFF -SITE AND ADJACENT UTILITIES, FACILITIES AND PROPERTIES. 7. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PROTECT ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY OCCUR FROM STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING FROM ANY AND ALL WORK IN CONJUNCTION WITH CONSTRUCTION OF THESE GRADING PLANS. 8. THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBLIC WORKS (760) 776-6450 AT LEAST 24 HOURS PRIOR TO COMMENCING ANY WORK. 9. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL UTILITIES. FOR THE LOCATION OF UNDERGROUND UTILITIES, OR FOR EMERGENCY ASSISTANCE CALL: WATER SEWER ELECTRIC GAS TELEPHONE CABLE DIG ALERT COACHELLA VALLEY WATER DISTRICT COACHELLA VALLEY WATER DISTRICT SOUTHERN CALIFORNIA EDISON THE GAS COMPANY VERIZON CALIFORNIA, INC. TIME WARNER 760-398-2651 760-398-2651 760-202-4291 1-800-427-2200 1-800-483-1000 760-340-1312 1-800-227-2600 10. ALL PROPERTY CORNER MONUMENTS SHALL NOT BE DISTURBED BY THE GRADING OPERATION AND RELATED WORK. ANY MONUMENT WHICH THE CONTRACTOR ANTICIPATES DISTURBING SHALL BE LOCATED AND REFERENCED BY A LICENSED LAND SURVEYOR OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING. ALL MONUMENTS DISTURBED OR REMOVED SHALL BE RESET BY A LICENSED SURVEYOR, OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING, AT THE CONTRACTOR'S EXPENSE. 11. THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CITY OF PALM DESERT DEPARTMENT OF PUBLIC WORKS, IF CONSTRUCTION HAS NOT COMMENCED WITHIN 12 MONTHS FROM THE DATE OF APPROVAL BY THE CITY ENGINEER. EROSION CONTROL NOTE: PER 2010 CAL GREEN CODE, SECTION 4.106.2: In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site. 1. Retention basins of sufficient size shall be utilized to retain storm water on the site. 2. Where storm water is conveyed to a public drainage system, collection point, gutter or similar disposal method, water shall be filtered by use of a barrier system, wattle or other method approved by the enforcing agency. 3. Compliance with a lawfully enacted storm water management ordinance. Feiro Engineering Inc. 75060 Gerald Ford Drive, Suite 3 Palm Desert., Ca 92211 (760) 3/16-8015 www-.feiro.net PREPARED UNDER THE DIRECT SUPERVISION OF: Ronald K. Feiro R.C.E. NO. 52260 DATE: FOR CITY USE ONLY I CITY PERMIT #: CITY OF PALM DESERT DEPARTMENT OF PUBLIC WORKS APPROVED BY: BO CHEN CITY ENGINEER R.C.E. 64819 DATE CITY ISSUE DATE: PLAN CHECKED BY: CIVIL TRAFFIC LANDSCAPE NOTE: SHEET INDEX 1 COVER SHEET 2 PRECISE GRADING PLAN UTILITIES SHOWN REFLECT AVAILABLE PUBLIC RECORDS. lT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY AND PROTECT ALL UT/LIT/ES IN THE CONSTRUCT/ON AREA, WHETHER SHOWN OR NOT HEREON, AND TO NOTIFY UNDERGROUND SERVICE ALERT AT 1-800-227-2600, 48 HOURS IN ADVANCE. EARTHWORK QUANTITIES ESTIMATE: CUT 5 CU YD FILL LOSS 80 CU YD 34 CU YD 0 0 0 0 0 0 0 0 0 10 11 CONSTRUCT 3" AC OVER 4.5" CL-2 AB CONSTRUCT ACCESSIBLE TRASH ENCLOSURE PER CPD ORD NO. 1161 CONSTRUCT 5' HIGH WD/ FENCE CALIFORNIA ACCESSIBILITY PARKING STALL, STRIPING AND SIGNAGE CONSTRUCT SIDEWALK PER CITY OF PS STD NO 104 INSTALL DRYWELL PER CITY OF PS STD DWG NO 111 PAINT 4" WHITE PARKING STRIPE CONSTURCT 6" TO 0" CURB TRANSITION CONSTURCT AREA DRAIN PER DETAIL PROJECT \FO PROJECT DATA: TOTAL LOT AREA: 21,964 SQ.FT (0.50 ACRES) DISTURBED AREA: 7280 SQ.FT (0.17 ACRES) BUILDING TYPE: RESIDENTIAL 4 UNIT MULTI FAMILY BUILDING AREA: 4393 SQ.FT PROJECT ADDRESS: 74-425 ABRONIA TRAIL PALM DESERT, CA. 92260 TOPOGRAPHIC AND BOUNDARY SURVEY: SURVEY PERFORMED BY: FEIRO ENGINEERING, INC. DATE OF SURVEY: 04/04/19 APN AND LEGAL DESCRIPTION: APN: 625-126-008 & 625-126-009 LOTS 22, 23 & 24, PALM DESERT ESTATES UNIT NO. 2, MB 34/8-9, O.R. OWNER: Lindquist Development Co., Inc. P.O. Box 42135 Portland, OR 97242 (503) 720-2908 stulindquist©aol.com CIVIL ENGINEER: FEIRO ENGINEERING, INC 75-060 GERALD FORD DR. STE.3 PALM DESERT, CA 92211 PHONE: (760) 346-8015 FEMA: COMMUNITY PANEL NO. 06065C 2228 H MAP REVISED: APRIL 19, 2017 ZONE X NOTE: QUANTITIES ESTIMATE SHOWN IS FOR PERMIT PURPOSES ONLY. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE QUANTITIES FOR HIS BID AND PAYMENT PURPOSES. QUANTITIES ESTIMATE DOES NOT INCLUDE CLEARING, SHRINKAGE, SUBSIDENCE, ANY OTHER LOSSES, OR ANY GRADING OR EXCAVATION COVERED UNDER A SEPARATE PERMIT. EARTHWORK QUANTITIES ESTIMATE: CUT =5 FILL = 55 NET =50 CU YDS CU YDS CU YDS [IMPORT] CONSTRUCTION NOTES AND QUANTITIES ESTIMATE: DESCRIPTION QTY UNIT INSTALL TYPE 1 CURB AND GUTTER CITY CITY OF PS STD 102 54 LF CONSTRUCT 4" CONCRETE FLAT WORK. 812 SF 2040 SF 1 EA 170 LF 1 EA 416 SF 92.5 6 EA LF LF 10 EA DEMOLITION NOTES AND QUANTITIES ESTIMATE: DESCRIPTION REMOVE EXISTING PORTION OF WALL FOR SIDEWALK REMOVE EXISTING TREE, SEE LANDSCAPE PLANS REMOVE EXISTING FENCE REMOVE EXISTING HEDGE, SEE LANDSCAPE PLANS SAWCUT EXISTING ASPHALT REMOVE EXISTING BUSH DEMOLISH AND DISPOSE EXISTING AC PAVEMENT CITY OF PALM DESERT QTY UNIT 10 LF 1 EA 160 LF 143 24 2 900 PRELIMINARY GRADING PLAN LOTS 22, 23 & 24, PALM DESERT ESTATES, UNIT No. PER MB 34/8-9, O.R.; APN 627-126-008 & 627-126-009 Abronia Trail Palm Desert, CA. 92260 DWG FILE: LAYOUT: JOB NUMBER: SHEET OF SHEETS 162L1DgD01 PGP01 1662L-001 1 C-1 2 CITY FILE NUMBER (s) \(297 TP) (220.25 TAG LS 5292) iihSITE BENCHMARK 1 TO -19.50 FL (220.15 TC 219.50 FL10011A GAS (22Q 2 (220.7 20.1 EG) GAS (220.8 EG)� ) (s) /(221.01 EP) 226TW o �/ 221.. p EGj (220.98 FL) 1 � \\11: 11_xIII 5 6 6 (221.15 EG) I 1\(221.16 EP) I W7 7 TW) (22.2 EG) III GAS GAS \T219.8 ,ES M.H.#2 INV=RIM -7.9' PER CVWD DWG NO 6977 - S) EXISTING OFF SITE DRAINAGE PATTERN (220.93 FL (2261 N 63'41 E 70 00' II EX. CARPORT/BALCONY (221.31 TP), (221) (s) (219.52 TO (218.89 FL) (219.54 FS) GAS (224.2 0 EX.SITAIIRS )1 (221.18 FS) (220.77 FS)� 1(220.7 EG) I (220.76 FS)/1 COLUMN TYP.\ 1(220.6 EG)I SI m TW) (224.2 TW) -1 (220EG) I T- 1 RD )1\ (220.713 FS) I� I^ ./ (220.74 1-S) 1220. 1 1 216. 270.3 EG (220.71 FS)/ \ (220.68 FS) EG)/ 1(220.5 (220.67 (221.00 FS)� -I/§7 (221.35 FF) EXISTING SHED (220.8077 . 4' XIT . HED 7-1 (221.21 TP/ - ; _ - (221.18 EP)4 22C5 FS / W� 5.6q 6 Fes- 5' 5' 104 � I (220.63 FS) 19 2 71 FS 22�55 TG 21 i .73 INV `K 22 51 TC/ 22 01 J 22 17 FS 1 1 84LL A 220.20 TG 18.98 TP)/ (s) o, tnI (219.03 TC) (218.39 FL) -_ i/1////// Y � fr GAS i 219.25 F-/S' TS - 18'01q, S 63'41'15" W 4 VC 220.20 TG 215.97 INV n 220.9FS54 220.9 FS (220.3 EG)\ 220.55 TG 216.54 INV 1 1 ROOF EAVE (TYP) 221.13 FS/ zr. 221.21 FS of D. PROPOSED 2 STORY APARTMENTS LOT 23 (220.5 EG)� ' 4"Wv ---a �� �\ - /220.6 EG I i 221.67 EP) (221.67 EP) 4 A / \ ►r-� \ ---------------- - --) 7`• �\ y ' � L©( ) � A EASEMENT GRANTED TO CALIFORNIA ELECTRIC POWER / 6 \ COMPANY, BOOK 2197 PAGE 100. d SITE BENCHMARK: TAG LS 5292 ON TOP OF CURB AS SHOWN ON PLAN ELEVATION = (220.25) (221/991 .4 EG) a EG) - / ( , S 63'41'15" W) \ 70.00'X X (221.10 EP) LEGEND: CENTERLINE T.C. IE PROPERTY LINE F.L. H.P. HIGH POINT E. P. G.B. GRADE BREAK T.P. E.G. EXISTING GROUND T.G. F.G. FINISH GRADE INV F.S. FINISH SURFACE [G] F.F. FINISH FLOOR ELEVATION [S] PAD PAD ELEVATION P PLANTER [E] T. W. TOP OF WALL VCP L.P. LOW POINT DIP B/W BACK OF WALK LAT R/W RIGHT-OF-WAY MH D/W DRIVEWAY INV SITE BENCHMARK: INDICATES THE BENCHMARK AT THE SITE WHICH THE ENGINEER OF RECORD SHALL USE TO CERTIFY PAD ELEVATION AND FINAL GRADING CERTIFICATION. THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF RECORD OF ANY DISCREPANCIES BETWEEN THIS BENCHMARK AND THE BENCHMARK USED BY THE CONTRACTOR PRIOR TO ANY GRADING. i=0/11ZHil DIAL BEFORE YOU DIG TWO WORKING DAYS BEFORE YOU DIG TOLL FREE -' 1-800-227-2600 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT FRIEICIEMBI CPD/ 120 ELEVATION: NAVD88 DATUM: LOCATION: 2" BRASS DISK SOUTH SIDE OF PALM DESERT DR. SOUTH, 302 FT EAST OF CENTERLINE OF SHADOWHILLS RD. IN TOP OF CURB EAST SIDE OF DRIVEWAY TO "DEL TACO" OUTLET, FLUSH. BASIS OF BEARINGS: CENTERLINE OF ABRONIA TRAIL N 63°41'15" E, PER MB 34/8-9 / 220.92 FS/ 220.65 FS (221.0 EG) (227.9 TW) TOP OF CURB FLOW LINE EDGE OF EXISTING PAVEMENT TOP OF PAVEMENT TOP OF GRATE INVERT ELEVATION "G" CHISELED ON CURB S" CHISELED ON CURB "E" CHISELED ON CURB VITRIFIED CLAY PIPE DUCTILE IRON PIPE LATERAL MANHOLE INVERT 1% (TYP) ✓R�'� ✓mac (VACANT) 221.25 FF 220.75 PAD 0.5% 8" A.C.P PER CVWD DWG NO 10648 W N 63'41'15" E (BA OF BEARINGS) - ABRONI� TRAIL (s) z/ GAS �e G ‘-1„ TW) / ktVT 1 OILL �+Y \(220.1 2 220.55 TG 1 1 216.32 INV MECHANICAL UNITS 4 V j - -t F I RD CANOPY COLUMNS ORTION OF DRIVEWAY TO BE. (REPLACED/REGRADED -r EXI.91NG CURB & GUTTER (218.9 TC) 219.02 FS (s) GASH GAS /219.8 EG) 1 , Cn 219.3 TG 214.3 TS 215.3 INV 220.55 TG 215.69 INV 219.38 FS 11 \(2/8.37 TP) (218.60 TC) (217.98 FL) 4"PV �4LL I i` 220.55 TG 219.7 EG 215.91 INV 11 N R. 9.83' ^ z r 220.67 7'019 4PVI \. I_ 221)..52 FS / 19.9J FS a 0.5'. _ _9.00'(� TYP7 - (220.64 EP) 220.27 FS/ 0.5% ® 0.5r' (220.54 EP)/ 220.22 FS ---------------- ------------ (221) c1v, DRIVEWAY TO BE WIDENED TO EXISTING PL (99.9) EXISTING' ELEVATION 99.9 PROPOSED ELEVATION - - - PROPERTY LINE / RIGHT-OF-WAY CENTERLINE (99) EXISTING CONTOUR 99 FINISH CONTOUR DRAINAGE SWALE aUII1LA L mroEp EXISTING SLOPE 1 1 1 1 Tfp FINISH SLOPE EXISTING CURB AND GUTTER RETAINING WALL/DEEPENED FOOTING [ EXISTING RETAINING WALL/DEEPENED FOOTING ANY MODIFICATION OF THIS PLAN MUST BE APPROVED BY THE CITY PRIOR TO CONSTRUCTION ENGINEER MARK BY DATE REVISIONS CITY ENGINEERS SEAL APPR. DATE 7_7_T271Z22TI_Z WM 0 PP MH 220.38 Ft 1,8 220.55 TG 216.0 220.55 TG 216.25 IN \ 220.381FS TAPE 6" CURB TO FLUSIT y,219.1 TC 219.9 FS (220.41 EP) (220.52 EP) 220.52 FS EXISTING BLOCK WALL PROPOSED BLOCK WALL SHEET FLOW IRRIGATION CONTROL VALVE WATER METER WATER VALVE POWER POLE SEWER MANHOLE FAT(' INFRA INV n 0 PALM TREE 8'' V.C.P S=0.00696 PER CVWD DWG NO 6977 2'' GAS PER CVWD DWG NO. 10648 CIVIL SHEETS WILL BE UPDATED TO REFLECT NEW TRASH ENCLOSURE AND PARKING LAYOUT AFTER ARC MEETING EXISTING EDGE OF PAVEMENT -\._ (220.58 EP) E-(„, 7 221.0 EG)-- EXISTING POWER POLE TO BE BURIED DURING CONSTRUCTION POST CABLE TV RISER Feiro Engineering Inc. 75060 Gerald Ford Drive, Suite 3 Palm Desert, Ca 92211 PREPARED UNDER THE DIRECT SUPERVISION OF: Ronald K. Feiro R.C.E. NO. 52260 DATE: (220.27 FS) EXISTING OFF SITE DRAINAGE PATTERN co (218.18 TC (217.58 FL GAS GAS R=20.00' L=40.57' • • (219.40 TO GAS 218.9 EXISTING CURB & GUTTER _44,/ (219.73 TP) (220.8 EG) EXISTING BUILDING HEDGE FENCE BUSH /_/ FUTURE SIDEWALK FOR CITY USE ONLY I CITY PERMIT #: CITY OF PALM DESERT DEPARTMENT OF PUBLIC WORKS APPROVED BY: CITY ENGINEER R.C.E. 64819 DATE RD 0 FENI (220.29 TOX) (219.68 FL) (220.02 TP) CITY ISSUE DATE: PLAN CHECKED BY: CIVIL TRAFFIC LANDSCAPE ADA PATH OF TRAVEL ROOF DRAIN 1.11 EXISTING OFFS/TE DRAINAGE 0 W (217.09 FL) GAS (218.85 TO (218.20 FL) (218.67 TP) CD CD ED (s) GAS GRAPHIC SCALE 10 0 5 10 20 ( IN FEET ) 1 inch = 10 ft. UTILITY NOTES M.H.#1 INV=RIM -7.33" PER CVWD DWG NO 6977 40 UNDERGROUND UTILITY INFORMATION WAS PROVIDED BY COACHELLA VALLEY WATER DISTRICT. CONTRACTOR TO POTHOLE AND VERIFY EXISTING UTILITY INFORMATION PRIOR TO CONSTRUCTION AND COORDINATE WITH ENGINEER. ABOVE GROUND UTILITIES TO BE SCREENED OR BURIED DURING CONSTRUCTION CONSTRUCTION NOTES AND QUANTITIES ESTIMATE: DESCRIPTION INSTALL TYPE 1 CURB AND GUTTER CITY CITY OF PS STD 102 CONSTRUCT 4" CONCRETE FLAT WORK. CONSTRUCT 3" AC OVER 4.5" CL-2 AB CONSTRUCT ACCESSIBLE TRASH ENCLOSURE PER CPD ORD NO. 1161 CONSTRUCT 5' HIGH WD/ FENCE CALIFORNIA ACCESSIBILITY PARKING STALL, STRIPING AND SIGNAGE FUTURE SIDEWALK PER CITY OF PS STD NO 104 INSTALL DRYWELL PER CITY OF PS STD DWG NO 111 PAINT 4" WHITE PARKING STRIPE CONSTURCT 6" TO 0" CURB TRANSITION CONSTRUCT AREA DRAIN PER DETAIL ON SHEET 1 DEMOLITION NOTES AND QUANTITIES ESTIMATE: DESCRIPTION 0 REMOVE EXISTING PORTION OF WALL FOR SIDEWALK REMOVE EXISTING TREE, SEE LANDSCAPE PLANS REMOVE EXISTING FENCE REMOVE EXISTING HEDGE, SEE LANDSCAPE PLANS SAWCUT EXISTING ASPHALT REMOVE EXISTING BUSH DEMOLISH AND DISPOSE EXISTING AC PAVEMENT CITY OF PALM DESERT PRELIMINARY GRADING PLAN LOTS 22, 23 & 24, PALM DESERT ESTATES, UNIT No. 2 PER MB 34/8-9, O.R.; APN 627-126-008 & 627-126-009 Abronia Trail Palm Desert, CA. 92260 DWG FILE: LAYOUT: JOB NUMBER: SHEET OF SHEETS 162L-001 2 C-2 2 CITY FILE NUMBER (VCO N CV CV N 17' - 10 1 /2" LIVING RM 103 KITCHEN 102 BED RM 104 BED RM 105 PLAN SCALE: 1/4" = 1'-0" A3.01 EBD 49'-8" 13'-11" 6' -11 1/2" NMI UP ENTRY 101 6' -11 1/2" 02 ENTRY 201 CLO. CLO. BATH RM 106 N BATH 208 MASTER BATH 206 MECHANICAL UNITS 17'-101/2" LIVING RM 203 KITCHEN 202 < 04 BED RM 204 UTILITY AREA (EXTERIOR CU'S AS SHOWN IN SITE PLAN. MINISPLITS LOCATED IN CLG) MASTER 205 REFER TO ROOF PLAN (SITE PLAN) FOR METAL FIN PROFILE @ WINDOWS 1 FLOOR PLAN LEGEND SMOKE DETECTOR • CARBON MONIXIDE DETECTOR VENTILATION FAN LEVEL 1 - ROOM SCHEDULE UNIT 1 NUMBER ROOM 1 101 ENTRY 1 102 KITCHEN 1 103 LIVING RM 1 104 BED RM 1 105 BED RM 1 106 BATH RM 1 107 LAUNDRY 1 109 1 108 BATH HALL 2 201 ENTRY 2 202 KITCHEN 2 203 LIVING RM 2 204 BED RM 2 205 MASTER 2 206 MASTER BATH 2 207 LAUNDRY 2 208 BATH 2 209 HALL AREA 32 SF 92 SF 238 SF 146 SF 168 SF 66 SF 37 SF 32 SF 74 SF 30 SF 92 SF 238 SF 146 SF 186 SF 69 SF 28 SF 44 SF 63 SF DIMENSION 7'1"x4'3" 13'6"x7'0" 16'10"x14'0" 14'5"x11'6" 13'2"x12'9" 6'4"x10'11" 6'9"x5'6" 6'4"x5'0" 3'4"x22'0" 7'1"x4'3" 13'6"x7'0" 16'10"x14'0" 14'5"x11'6" 16'10"x12'9" 6'4"x10'11" 3'5"x5'9" 6'9"x8'5" 3'4"x19'0" THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT a) L U a) U JOB NUMBER: DRAWN BY Author CHECKED BY Checker SET ISSUE SHEET TITLE LEVEL ONE PLAN SHEET NUMBER A1.02 CV EN (A) 4V 17'-101/2" LIVING RM 303 KITCHEN 302 0 0 BED RM 304 LEVEL 2 SCALE: 1/4" = 1'-0" BED RM 305 49' - 8" 13'-11" 6' - 11 1/2" ENTRY 301 6' -11 1/2" CLO. CLO. BATH 308` 4 BATH RM 306 2 2.01 ED) ENTRY 401 MASTER BATH 406 17'-101/2" i� LIVING RM 403 KITCHEN 402 4 BED RM 404 MASTER 405 REFER TO ROOF PLAN (SITE PLAN) FOR METAL FIN PROFILE @ WINDOWS • FLOOR PLAN LEGEND SMOKE DETECTOR CARBON MONIXIDE DETECTOR VENTILATION FAN LEVEL 2 - ROOM SCHEDULE UNIT I NUMBER I ROOM 3 301 ENTRY 3 302 KITCHEN 3 303 LIVING RM 3 304 BED RM 3 305 BED RM 3 306 BATH RM 3 307 LAUNDRY 3 308 BATH 3 309 HALL 4 401 ENTRY 4 402 KITCHEN 4 403 LIVING RM 4 404 BED RM 4 405 MASTER 4 406 MASTER BATH 4 407 LAUNDRY 4 408 BATH 4 409 HALL AREA 32SF 91 SF 239 SF 146 SF 168 SF 66 SF 37 SF 32SF 74 SF 30 SF 91 SF 239 SF 146 SF 186 SF 69 SF 28 SF 44 SF 63 SF DIMENSION 7'1"x4'3" 13'6"x7'0" 16'10"x14'0" 14'5"x11'6" 13'2"x12'9" 6'4"x10'11" 6'9"x5'6" 6'4"x5'0" 3'4"x22'0" 7'1"x4'3" 13'6"x7'0" 16'10"x14'0" 14'5"x11'6" 16' 10" x 12' 9" 6'4"x10'11" 3'5"x5'9" 6'9"x8'5" 3'4"x19'0" THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT 74425 Abronia Trail Palm Desert, CA 92260 DRAWN BY Author CHECKED BY Checker SET ISSUE SHEET TITLE JOB NUMBER: ti N N ti rn z 0 w 0 0 z J 0 w LEVEL TWO PLAN SHEET NUMBER ti LC) O CO ti CO C Cei LC) PERMIT SET N N M REV. 12.15.2020 A1.03 — v X X X LIGHTING PLAN SCALE: 1/8" = 1'-0" N N — 7\ v \ 0 o "a a v . ° UTILITY LIGHT INSIDE ENCLOSURE. REF. SITE PLAN FOR NEW LOCATION L T ° ° v I J v cif LCW VOLT at: 1002 6/0 574 LE D PATHWAY LIGHT Ri-ACK FINISH METAL CONSTRUCTION Bollard Fixture 1002 1570 574 LED PAT H WY LIGHT BLACK FIN ME I METAL C€ONEIIRUETMQItF ""rw �1 • • . nr, iiirmok =rJ..I www ■eta t~ailst.o thi,— Ali m jli W 4 i r'i r T, 1 L • 85 ACCENT COLOR (DOORS) FOUNDATION • u pm. . M..r. Wan. F4—=•—il • HI" SCAN rlE —ri��i � if• iY�ii 1101 f� 0. BENJAMIN MOORE AMHERST GREY LED SPECIFICATIONS Ideal For Downlight Applications Features • Selectable Color Temperatures (Soft White, Bright White, or Daylight) • Dimmable • UL/CUL Listed • FCC Compliant • 5 Year Warranty Benefits • Easily Select Soft White, Bright White or Daylight with a Flip of a Switch. Preset or Adjust After Install. • Fits Most 4" Recessed Cans and J-Boxes Select light color temperature two ways (Switch located on the back of fixture) Bright White Daylight (4000K) (5000K) Specifications Soft White (3000K) Bright White Daylight (4000K) (5000K) Light Switch Selectable Color Temperatures ULTRA THIN EDGE -LIT DESIGN INTEGRATED LED •••• TECHNOLOGY Item Number Input Power (watts) Input Line Voltage Life Hours 74204/HD 8 120 50,000 Lumens Lumen Efficiency (LPw) Housing 500 WINDOW AND DOOR FRAMES BLACK (FACTORY FINISH) 62 Fits 4" Housing or Standard J-Box El Entry and Carport Fixture STUCCO SIDING, PARAPET CAP BENJAMIN MOORE WROUGHT IRON METAL (FINS, PANEL SIDING, TRELLIS BENJAMIN MOORE CALM THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT L, 74425 Abronia Trail a) U N Palm Desert, CA 92260 DRAWN BY Author CHECKED BY Checker SET ISSUE SHEET TITLE Q N W N _o wwN Q L.1 J O t` J 0 Li) Q OO Z�c~o co CN o O o O Lo l— Q 0 N N JOB NUMBER: PERMIT SET LIGHTING PLAN MATERIALS BOARD SHEET NUMBER REV 5.19.21 REV. 12.15.2020 CHARCOAL GRAY METAL PARAPET CAP VIEW FROM NORTH EAST CHARCOAL GRAY STUCCO WHITE METAL WHITE METAL SHROUD TRELLIS _-- WHITE METALSHROUD WARM GRAY LASER CUT METAL DECORATIVE PANEL or THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT IAl i 1UJ III i DRAWN BY Author CHECKED BY Checker SET ISSUE SHEET TITLE COLORED ELEVATIONS ti LC) co ti CD M LC) :WWL I!W4 w CHARCOAL GRAY CHARCOAL GRAY CMU TRASH ENCLOSURE VIEW FROM SOUTH THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT ca u_ 1 Virinlii.M: MIR 01 ffliMieliisP,ZIS DRAWN BY Author CHECKED BY Checker 1— CN (N 110:10MAIMS Lfl CO CO CO Cr5 Lfl 'ERMIT IIN SET ISSUE SHEET TITLE COLORED ELEVATIONS SHEET NUMBER A2.0 5 rdWIMPAWKIX1 VIEW FROM WEST VIEW FROM NORTH le ir *le sr. ,mw 16k\r? td.;_r_;41i -"wo f? -1 fr) likCii,‘,cl'',1%.11( 4 '1 4 tdjAikei er NI 114n iii, - in, IdaV7,......: . sl;) (14111 ..*. . ' ,w0,71-11P,,,,,--'6,..PL - 1 140k1 Cit :9,� s�.*7 / ( i'. ci .• ; 1 $° LASER CUT METAL DECORATIVE PANEL EXAMPLE PNTD MESH GAURDRAIL EXAMPLE THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT U U L LL DRAWN BY Author CHECKED BY Checker SET ISSUE r[EN•i1.7Z1i111 i�'F.11 plirdeMinge SHEET TITLE II.13►117I 1E1 COLORED ELEVATIONS SHEET NUMBER »:7�II�•Y*1 A2.06 Eo I 1 Detail 2 SCALE: 1/2" = 1'-0" METAL PANEL T.O. PARAPET 22'-0" T.O.PLATE 2 19' - 3 1/4" LEVEL 10'-21/8" T.O. PLATE 9' - 1 1 /8" PLANTER BOX, WHERE OCCURS METAL PANEL LEVEL 1 � 0'-0" THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT V W z z 0 U co L_ DRAWN BY Author CHECKED BY Checker SET ISSUE 74425 Abronia Trail Palm Desert, CA 92260 SHEET TITLE JOB NUMBER: WALL SECTION EXIST. AERIAL VIEWS SHEET NUMBER ti N N ti o Z O 0 w 0 0 Z J O A4.01 ti Lf7 O CO ti (0 Cr) M CD Lf7 PERMIT SET r 0 0 o N N CA M 49'-8" / 1 FOUNDATION PLAN A1.01 SCALE: 1/4" = 1'-0" (2 a Detail 1 d A a 4 a a d a 4 4 a d d KA1.0:y SCALE: 1 1/2" = 1'-0" d d a 2'-0" 2 CcD ad 4 ° 4 a 4 a a 4 17'-101/2" 4 4 INT. PARTY WALL ASSEMBLY PT WOOD BOTTOM PLATE ANCHOR BOLTS (PER STRUCTURAL) 4 d ad -2'-0" 4 4 a III III III 13'-11" 6' -11 1/2" 2'-0" 2'-0" LEVEL 1 f 0'-0" CONCRETE FOUNDATION (PER STRUCTURAL) 2" RIGID INSULATION VAPOR BARRIER 6' -11 1/2" L / 1'-8" TYP. 17'-101/2" 4 a 4 4 4 / 3 Detail 2 A1.01 SCALE: 1 1/2" = 1'-0" 4 4 da 4 4 EXT. WALL ASSEMBLY VAPOR BARRIER 2" RIGID INSULATION PT WOOD BOTTOM PLATE ANCHOR BOLT (PER STRUCTURAL) LEVEL 1 0' - 0" GROUND PLANE CONCRETE FOUNDATION (PER STRUCTURAL) THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT 74425 Abronia Trail Palm Desert, CA 92260 DRAWN BY Author CHECKED BY Checker SET ISSUE SHEET TITLE JOB NUMBER: ti N N ti o Z 0 0 w 0 0 Z J 0 ti LC-) co ti (0 M M LCD PERMIT SET FOUNDATION PLAN SHEET NUMBER A1.01 CODE REVIEW City of Palm Desert Title 15, the 2015 IBC, 2015 UMC, 2015 UPC, 2014 NEC and the 2016 CEC apply to this project. Desing Loads: Seismic: D-Califonia Wind: 110 mph LAND USE SUMMARY ADDRESS: 74425 ABRONIA TRAIL, PALM DESERT, CA PARCEL NO. 625-126-008 LEGAL DESCRIPTION: TRA 018-324, PARCEL 23 ABRONIA TRAIL / ADDRESS TO BE ASSIGNED ZONE: GENERAL PLAN DESIGNATION: R-3 MULTIFAMILY TOWN CENTER NEIGHBORHOOD DOWNTOWN ZONING DESIGNATION: DOWNTOWN EDGE TRANSITION OVERLAY (DE-0) SETBACKS: 8 FT SIDEYARD, 10 FT FRONT & REAR COVERAGE: 75% OPEN SPACE: 300 SF / UNIT = 1,200 SF 2,389 SF OF LANDSCAPING PROVIDED SITE AREA: 7,353 SQ FT - 70 FT x 105 FT LOT BUILDING FOOTPRINT: 2,186 SQ FT (INCL. STAIR) PROJECT INFORMATION A 4,393 sq ft (incl. exterior stairs) gross, sprinkled in accordance with NFPA 13R, two story Type V-B building located on Abronia Trail in Palm Desert, California. Gross floor area first level: 2,144 sq ft Gross floor area second level: 2,249 sq ft (incl. exterior stair) Each level has (2) two bedroom units, 4 units total. At 200 gross occupant lead per TABLE 1004.1.2 there is a 10 person per floor occupant load, 20 occupants total. USE AND OCCUPANCY Proposed use: R-2 - 4,393 gross sq ft Chapter 4 Special Requirements Section 406.3 private Garages and Carports Carports open on at least two sides. Floor surface non-combustible, asphalt permitted on ground plane. Chapter 5 General Building Heights and Areas Table 504.3: Allowable Height: 60 ft - Proposed: 27.3 ft Table 504.4: Allowable Stories: 3 - Proposed 2 Table 506.2 Allowable Area: 7,000 sq ft per level - Proposed: 2,249 sq ft Chapter 6 Types of Construction Table 602: Allows exterior walls in Type VB construction at a fire separation distance between 10 ft and 30 ft to have a fire resistive rating of 0 hours. FIRE PROTECTION 903.2.8 Group R An automatic sprinker system shall be provided throughout all building wtih a Group R fire area. EXITING Table 1004.1.2 Maximum floor area allowance per occupant level 1 2,144 sq ft / 200 gross level 2 2.249 sa ft / 200 aross Total R-2 4,393 sq ft Occ. Load = 10 Occ. Load = 10 Occ. Load = 20 1006.2.1 Egress based on occupant load Exception: In group R-2 occupancies one means of egress is permitted from individual units with a max. occupancy load of 20 and equipped with an automatic sprinkler system. 1006.3.2 Single Exits A single exit is permitted from any story as long as spaces comply with 1006.2.1 and discharge directly to the exterior. 1017.2 Exit travel distance Exiting distance shall not exceed 250 ft in a R occupancy that is equipped with a automatic sprinkler system. 1027.3 Open Side Exterior stairs serving as an element of means of egress shall be open on no less than one side. 1027.6 Exterior Stair Protection Exterior exit stairways shall be separeted from the interirof the building as required in Section 1023.3. Opening shall be limited to those necessary for egress. 1023.3 states that exit stairways connecting stuctures less than four stories have fire -rated protection of no less than 1 hour. PARKING City of Palm Desert Tile 25 Chapter 25.46 Off -Street Parking Table 25.46-1 parking Schedule Multfamily Two or more Bedrooms / 2 per unit 4 units x 2 parking = 8 parking spaces required CODE PLAN: EXITING LEVEL 1 SCALE: 1/8" = 1'-0" 00 0000) \ 1 r 2 CODE PLAN: EXITING LEVEL 2 SCALE: 1/8" = 1'-0" T 0 00 THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT 74425 Abronia Trail Palm Desert, CA 92260 DRAWN BY Author CHECKED BY Checker SET ISSUE SHEET TITLE JOB NUMBER: CODE ANALYSIS SHEET NUMBER ti N N ti O z 0 w 0 0 z J 0 0 ti LC) CO CO M M LC) PERMIT SET REV. 12.15.2020 6 Provided per Variance Application G0.02 6 1/2" 1/2" G.W.B VAPOR BARRIER R-19 BATT INSULATION 7/8" EXTERIOR CEMENT PLAST SELF FURRING METAL LATH WEATHER RESISTIVE BARRIER WALL SHEATHING 2x6 WOOD FRAMING WALL TYPE 1 EXTERIOR WALL 1 HR FIRE RATED PER: IBC TABLE 720.1(2) ITEM 15-1.3 O.C. FLOOR FRAMING 1 HR FIRE RATED CEILING PER: AMERICAN WOOD COUNCIL WIJ-1.1 9 1/4" 2x4 WOOD FRAMING ON SEPARATED PLATES 5/8" TYPE C GYPSUM BOARD BATT INSULATION 1" AIR GAP WALL TYPE 2 PARTITION WALL 1 HR FIRE RATED PER: UL DES U341 FINISH FLOOR T&G SHEATHING MIN. 23/32" 11 7/8" I -JOINTS BATT INSULATION MIN. 1-1/2" MIN..026" GALVANIZED STEEL FURRING CHANNEL 5/8" TYPE C GYPSUM BOARD V. 4 1/2" /r / WALL TYPE 3 2x4 WOOD FRAMING 1/2" G.W.B • c.oU 0 1' 6 1/2" J/ 2x6 WOOD FRAMING 1/2" G.W.B WALL TYPE 4 PLUMBING WALL U O ADJACENT WALL WHERE OCCURS 2x4 WOOD FRAMING 1/2" G.W.B WALL TYPE 5 PLUMBING FURRING WALL COMPRESSIBLE NEOPRENE WATERTIGHT GASKET AROUND PERIMETER OF NOZLE TO CREATE WATERTIGHT SEAL. SEAL BETWEEN NOZZLE AND FLANGE LAMBS TONGUE OVERLFOW NOZZLE W/ DARK BRONZE BODY & INTEGRAL ANCHORING FLANGE W NOZZLE, SEAL OVBRFtOW DRAIN LINE, SLOPE TO NOZZLE ROOF DETAILS G DRAIN STRAINER DRAIN FLASHING PLY REINFORCING PLIES (2) PRIMED DRAIN LEAD, SET IN COMPATIBLE MASTIC COVER BOARD FORM SUMP W/ TAPERED PERLITE DRAIN STRAINER DRAIN FLASHING PLY REINFORCING PLIES (2) PRIMED DRAIN LEAD, SET IN COMPATIBLE MASTIC COVER BOARD FORM SUMP W/ TAPERED PERLITE GASKETED FASTENE FF.:I T 0 PARAPET ' ELEV +18'-5" V.I.F - 3II "— 22 GA PRE -FINISHED METAL PARAPET CAP WITH __,CONTINUOUS CLEATS. DRIVE 'M1?e„ 'LOCK SEAM (a3 JOINTS. SEE ELEVATIONS FOR JOINT LOCATIONS TYPICAL GASKETED WI NEOPRENE WASHERS, TYP SAM 2 UP AND OVER PARAPET CAP, OVERLAP ROOFING 2" WRB - Y' PROTECTION BOARD 1" INSULATION, IF REQUIRED COVER BOARD OVER RIGID INSULATION THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CONSULTANT U W Z Z 0 •71— DRAWN BY Author CHECKED BY Checker SET ISSUE 74425 Abronia Trail Palm Desert, CA 92260 SHEET TITLE ASSEMBLIES SHEET NUMBER JOB NUMBER: ti N N Z 0 0 L.LJ 0 0 Z J 0 0 ti LCD CD CO C (5 CD LCD PERMIT SET GO.03 [This page has intentionally been left blank.] CITY OF PALM DESERT ARCHITECTURAL REVIEW COMMISSION MINUTES TUESDAY, FEBRUARY 23, 2021 — 12:30 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair Van Vliet called the meeting to order at 12:33 p.m. II. ROLL CALL Present: Chair Chris Van Vliet Vice -Chair Karel Lambell joined meeting at 12:47 p.m. Commissioner Allan Levin Commissioner Michael McAuliffe Commissioner Jim McIntosh left meeting at 1:57 p.m. Commissioner John Vuksic Also Present: Ryan Stendell, Director of Community Development Russell Grance, Director of Building & Safety Eric Ceja, Principal Planner Kevin Swartz, Associate Planner Nick Melloni, Assistant Planner Wayne Olson, Senior Development Analyst Monica O'Reilly, Management Specialist II Melinda Gonzalez, Management Specialist I III. ORAL COMMUNICATIONS Absent: Principal Planner, Eric Ceja, advised the Commission no comments or inquiries were received by email or voicemail, prior to the meeting. IV. APPROVAL OF MINUTES A. MINUTES of the Architectural Review Commission (ARC) meeting of January 12, 2021. Rec: Approve as presented. MINUTES ARCHITECTURAL REVIEW COMMISSION FEBRAURY 23, 2021 2. CASE NO: PP 20-0005 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a request to construct a new two-story, four -unit apartment complex. APPLICANT AND ADDRESS: Lindquist Development, PO Box 42135, Portland, OR 97242 LOCATION: 74425 Abronia Trail ZONE: R-3 Assistant Planner, Nick Melloni, presented the item. Vice Chair Lambell inquired about roof access, noting it needs to be included if it has not already been considered. She further commented surface mounted drain spouts are generally disliked and felt they should be built inside the structure. Commissioner Levin inquired about access to get to parking spaces in the back of the building, particularly in inclement weather as well as potential parking restrictions for overflow parking. Commissioner Levin reintroduced discussion on roof access noting it may not be necessary as there are no roof mounted utilities. In response to inquiry regarding solar requirements, Director of Building and Safety, Russell Grance, stated based on the applicant's design they may be required to have the roof "solar ready" or possibly "solar provided." Commissioner Vuksic noted several items of concern including, lack of articulation in the building; lack in depth for the windows and; the roof pitch is too steep. Commissioner McAuliffe requested applicants provide a visual which indicates the placement of utility items, trash enclosures and mailboxes to prevent these items from being placed in an undesirable location. Chair Van Vliet commented there may be no need for the surface mounted gutters considering the pitch in the roof and the roof's gutter. Vice Chair Lambell advised the applicant to consider how the elevated landscape will be watered and maintained. She also reiterated the need for the window recesses to have more depth to mitigate the suns exposure in the absent of an awning or some type of coverage. Commissioner McAuliffe noted the width for the drive aisle behind the parking area appears to be short on clearance, typically needing a minimum of 24 feet. He encouraged the applicant to speak with their engineer and the fire marshal to ensure this clearance meets requirements. Upon a motion by Vice Chair Lambell, seconded by Commissioner Levin, and a 5-0 vote of the Architectural Review Commission, Case No. PP 20-0005, is continued and subject to the following: 1) Consider comments made by the Commission; 2) Recessed windows need more depth; 3) Lower roof pitch; 4) Landscaping revision, particularly considering elevated landscaping; 5) Meet solar requirements; 6) Removal of surface mounted drain spouts; 7) Iron rod wall revised to solid block wall; 8) Addition of articulation architecture, avoiding landscape features on building; and 9) Resubmit Plan. (AYES: Lambell, Levin, McAuliffe, Van Vliet, and Vuksic; NOES: None; ABSENT; McIntosh). 7 CITY OF PALM DESERT ARCHITECTURAL REVIEW COMMISSION MINUTES TUESDAY, APRIL 27, 2021 — 12:30 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair Van Vliet called the meeting to order at 12:34 p.m. II. ROLL CALL Commissioners Current Meeting Year to Date Present Absent Present Absent Chris Van Vliet, Chair X 4 Karel Lambell, Vice Chair X 3 1 Allan Levin X 4 Michael McAuliffe X 4 Jim McIntosh joined the meeting at 12:38 p.m. X 3 1 John Vuksic X 4 Also Present: Eric Ceja, Deputy Director of Development Services Kevin Swartz, Associate Planner Nick Melloni, Associate Planner Wayne Olson, Senior Development Analyst Christina Canales, Land Development Technician Melinda Gonzalez, Management Specialist I III. ORAL COMMUNICATIONS Deputy Director of Development Services, Eric Ceja, advised the Commission there were no comments or inquiries received by voicemail prior to the meeting. One email comment was received which will be read into the record during the appropriate agenda item. IV. APPROVAL OF MINUTES A. MINUTES of the Architectural Review Commission meeting of March 23, 2021. MINUTES ARCHITECTURAL REVIEW COMMISSION APRIL 27, 2021 overall aesthetic design should be considered; 6) If possible, applicant should meet with members of the Commission outside of the ARC meeting for further comment. (AYES: Lambell, Levin, McAuliffe, Van Vliet and Vuksic; NOES: None; ABSENT: McIntosh). 4. CASE NO: PP 20-0005 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation to the Planning Commission to approve a four unit building. APPLICANT AND ADDRESS: Lindquist Development, PO Box 42135, Portland, OR 97242 LOCATION: 74425 Abronia Trail ZONE: R-3 Associate Planner, Nick Melloni, presented the item. Mr. Melloni noted this item was brought before the Commission at the Architectural Review Commission meeting held February 23, 2021. Chair Van Vliet expressed he did not care for the new design and felt it lacked architecture and questioned some of the finishing detail decisions, such as the parapet cap. Commissioner McAullife advised the Commission he participated in a meeting set up by the City in which he conversed with the applicant and provided comments on the project. He stated his only remaining comment is how they will reinforce this is a residential building and not a small office. He acknowledged the applicant's changes and felt they were headed in the right direction. In response to inquiry by Commissioner Levin, the applicant clarified the fence would be a four foot block wall. Commissioner Vuksic remarked the project had improved a lot but noted he felt more architecture was needed. He commented he liked the added shrouds around the windows and advised the applicant they will need to be mindful of their details because they will be more pronounced with the simple design. Commissioner Vuksic inquired about the decision to run the plaster joints around the building regardless of the material and recommended they revisit this detail as well as the metal cap on the parapet. He recommended the applicant provide differentiation for the middle of the building on the rear elevation and improve the middle section for the front elevation which currently presents typical. Commissioner Vuksic inquired about the decision to use different types of windows and commented the applicant should consider making the carport roof horizontal to tie into the building's design. Vice Chair Lambell, commented the contrasting colors selected for the majority of the building will be washed out with the bright sunlight experienced in the area and recommended a higher degree of contrast for the colors to avoid this. Upon a motion by Vice Chair Lambell, seconded by Commissioner Vuksic, and a 5-0 vote of the Architectural Review Commission, Case No. PP 20-0005, was continued, subject to the following: 1) Consider comments made by the 11 MINUTES ARCHITECTURAL REVIEW COMMISSION APRIL 27, 2021 Commission; 2) Consider adding details and/or articulation which reinforce this is a residential building; 3) Revisit details such as the plaster joints, metal parapet cap and the use of different windows; 4) Provide differentiation for the middle section of the building on the rear elevation and improve the middle section for the front elevation; 5) Consider making the carport horizontal. (AYES: Lambell, Levin, McAuliffe, Van Vliet and Vuksic; NOES: None; ABSENT: McIntosh). C. MISCELLANEOUS ITEMS 1. CASE NO: PP 21-0005 NATURE OF PROJECT/APPROVAL SOUGHT: Request for preliminary architecture design comments on a Hillside Development Plan to construct a detached 1,112-square-foot casita on a property in the hillside zone of western Palm Desert. APPLICANT AND ADDRESS: Rodolfo Lizarde — Level 7, 74350 Goleta Avenue, Palm Desert, CA 92260 LOCATION: 72240 Upper Way West ZONE: HPR Associate Planner, Nick Melloni, presented the item. Vice Chair Lambell and Chair Van Vliet both agreed the butterfly roof proposed may be too prominent a design to blend into the hillside. Commissioner Vuksic remarked it would be helpful to have a better sense of how high this location sits on the hillside when at a lower vantage point such as Hwy 74. He further remarked as a standard, any new construction needs to blend into the hill as much as possible. Vice Chair Lambell commented she would not be opposed to the butterfly roof if the applicant could find a way to tuck it into the hill. Commissioner Vuksic advised the applicant to be mindful when determining how to screen the building and cautioned the use of dense landscaping to screen as it appears unnatural to the terrain. Chair Van Vliet commented the applicant may considered cutting into the grade to minimize the visibility of the structure. Mr. Swartz recommended the applicant complete a line of sight study to provide the Commission with a better understanding of what is visible from a lower point of view. No formal action was taken on this item as it was brought forth solely for commissioner's comments to the applicant. VI. COMMENTS Chair Van Vliet and Vice Chair Lambell voiced discontentment with having one meeting a month and asserted two meetings need to be held monthly due to the length of time. Commissioner McAuliffe commented a project as large as DSRT SURF may warrant its own meeting to ensure adequate time is available to address any potential challenges. Mr. Swartz inquired about another Commissioner volunteering to join Commissioner McAuliffe to work with the applicant, Desert Luxury. Commissioner 12 CITY OF PALM DESERT ARCHITECTURAL REVIEW COMMISSION MINUTES TUESDAY, MAY 25, 2021 — 12:30 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair Van Vliet called the meeting to order at 12:32 p.m. II. ROLL CALL Commissioners Current Meeting Year to Date Present Absent Present Absent Chris Van Vliet, Chair X 6 Karel Lambell, Vice Chair X 5 1 Allan Levin X 6 Michael McAuliffe X 6 Jim McIntosh X 5 1 John Vuksic X 5 1 Also Present: Eric Ceja, Deputy Director of Development Services Kevin Swartz, Associate Planner Nick Melloni, Associate Planner Christina Canales, Land Development Technician Deborah Glickman, Business Advocate Melinda Gonzalez, Management Specialist I III. ORAL COMMUNICATIONS Deputy Director of Development Services, Eric Ceja, advised the Commission there were no comments or inquiries received by email or voicemail prior to the meeting. IV. APPROVAL OF MINUTES A. MINUTES of the Architectural Review Commission meeting of May 11, 2021. Rec: Approve as presented. MINUTES ARCHITECTURAL REVIEW COMMISSION MAY 25, 2021 Associate Planner, Kevin Swartz, presented the item. Mr. Swartz noted this item has been brought before the Commission on three prior ARC meeting dates. Mr. Swartz advised the Commission since the last time the ARC reviewed this item, the applicant has retained a new architect, Danielian and Associates, as well as advisory services from Commissioner McAuliffe, and a new building design will be presented. He stated staff feels the new design is overall a better project and is recommending approval of this item. Mr. Swartz introduced the applicant. Commissioner McAuliffe provided introductory comments on the project before turning over the presentation to the architect, Mr. Danielian, who provided a detailed presentation on the redesign for the project. Discussion on the item ensued with Commissioners providing comments and concerns for the project. Upon a motion by Commissioner McIntosh, seconded by Commissioner Levin, and a 5-0 vote of the Architectural Review Commission, Case Nos. PP 20-0010/TPM 38033/CZ and GPA 20-0002, was approved subject to the following: 1) Windows located on exposed elevations and masses over garages should be recessed; 2) Applicant will revisit stacked elements over garages and explore options which help these masses relate to the overall building design; 3) Staff will email revised elevations to ARC Commissioners for review. (AYES: Lambell, Levin, McIntosh, Van Vliet, Vuksic; NOES: None; ABSENT; McAuliffe). The next item of discussion was the second case listed under Final Drawings, Case No. MISC 21-0012. The agenda resumed as listed for the remainder of the meeting. This was the only item discussed out of order as a result of the technical difficulties experienced earlier in the meeting. 2. CASE NO: PP 20-0005 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation for approval to the Planning Commission of a Precise Plan to construct a 4-unit apartment complex at 74425 Abronia Trail. APPLICANT AND ADDRESS: Lindquist Development, Portland, OR 97242 LOCATION: 74425 Abronia Trail ZONE: R-3 Associate Planner, Nick Melloni, presented the item. Mr. Melloni noted this item was brought before the Commission at the Architectural Review Commission meeting held April 27, 2021. He provided details on the revisions made to the project since it was last reviewed by the ARC. Mr. Melloni introduced the applicant who provided a presentation further detailing the revisions to the project. Discussion on the item ensued with Commissioners providing comments and concerns for the project. Upon a motion by Chair Van Vliet, seconded by Commissioner Levin, and a 6-0 vote of the Architectural Review Commission, Case No. PP 20-0005, was continued subject to the following: 1) Add details and/or articulation which 5 MINUTES ARCHITECTURAL REVIEW COMMISSION MAY 25, 2021 provide more residential cues and feel, including the side elevations; 2) Consider variation on the metal shrouds along the side elevations to avoid repetitiveness; 3) Consider breaking up the mass of the building; 4) Explore other options for the stairs and hand rails to further residential cues and avoid a utilitarian look. 5) Avoid the use of landscape elements for articulation in the place of architecture; 6) Applicant will provide staff preliminary renderings for ARC Commissioner's review prior to the project being placed on the ARC agenda. (AYES: Lambell, Levin, McAuliffe, McIntosh, Van Vliet, Vuksic; NOES: None; ABSENT; None). 3. CASE NO: PP 21-0006 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation for approval to the Planning Commission of a Precise Plan to amend Case No. PP-170 Amendment No 1 to allow up to 55% maximum of two story homes in a 111 lot single family residential tract. APPLICANT AND ADDRESS: Ponderosa Homes II, Inc., Rick Rosenbaum, Pleasanton, CA 94588 LOCATION: SWC Dinah Shore Drive and Dick Kelly Drive ZONE: PR-22 Associate Planner, Nick Melloni, presented the item. Mr. Melloni noted this item is also a request for the Commission to approve the architectural design for a new plan type, in addition to increasing the number of two story units. Mr. Melloni introduced the applicant who provided a detailed presentation on the new plan type and revisions to the project. Discussion on the item ensued with Commissioners providing comments and concerns for the project. Upon a motion by Commissioner Vuksic, seconded by Commissioner McAuliffe, and a 6-0 vote of the Architectural Review Commission, Case No. PP 21-0006, was approved subject to the following: 1) Revisit height of shed roof on Contemporary plan to address large empty space on rear elevation; 2) Applicant will provide staff with revised plans for ARC Commissioner's review. (AYES: Lambell, Levin, McAuliffe, McIntosh, Van Vliet, Vuksic; NOES: None; ABSENT; None). C. MISCELLANEOUS ITEMS 1. CASE NO: MISC 21-0013 NATURE OF PROJECT/APPROVAL SOUGHT: Discussion and preliminary design feedback for a fapade improvement for Tommy Bahama Home at 73540 El Paseo. APPLICANT AND ADDRESS: Michael McAuliffe, AIA (McAuliffe & Company, Inc.), Palm Desert, CA 92260 LOCATION: 73540 EL PASEO ZONE: DO 6 [This page has intentionally been left blank.] CITY OF PALM DESERT ARCHITECTURAL REVIEW COMMISSION MINUTES TUESDAY, JUNE 22, 2021 — 12:30 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair Van Vliet called the meeting to order at 12:32 p.m. II. ROLL CALL Commissioners Current Meeting Year to Date Present Absent Present Absent Chris Van Vliet, Chair X 7 1 Karel Lambell, Vice Chair X 7 1 Allan Levin X 7 1 Michael McAuliffe X 8 Jim McIntosh X 6 2 John Vuksic X 7 1 Also Present: Eric Ceja, Deputy Director of Development Services Nick Melloni, Associate Planner Kevin Swartz, Associate Planner Deborah Glickman, Business Advocate Melinda Gonzalez, Recording Secretary III. ORAL COMMUNICATIONS Deputy Director of Development Services, Eric Ceja, advised the Commission there were no comments or inquiries received by email or voicemail prior to the meeting. IV. APPROVAL OF MINUTES A. MINUTES of the Architectural Review Commission meetings of May 25, 2021 and June 8, 2021. Rec: Approve as presented. MINUTES ARCHITECTURAL REVIEW COMMISSION JUNE 22, 2021 B. PRELIMINARY PLANS 1. CASE NO: PP 20-0005 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation for approval to the Planning Commission of a Precise Plan to construct a 4-unit apartment complex at 74425 Abronia Trail. APPLICANT AND ADDRESS: Lindquist Development, Portland, OR 97242 LOCATION: 74425 Abronia Trail ZONE: R-3 Associate Planner, Nick Melloni, presented the item. Mr. Melloni noted this is the fourth time this item has been brought before the Commission. He provided details on the revisions made to the project since it was last reviewed by the ARC. Mr. Ceja offered the applicant an opportunity to provide a supplemental presentation further detailing the revisions to the project. The applicant's architectural team declined stating they felt Mr. Melloni's presentation was well done and since they have been before the Commission several times they felt comfortable moving forward with questions from the Commission. Discussion on the item ensued with Commissioners providing comments and concerns for the project. Upon a motion by Commissioner Vuksic, seconded by Vice Chair Lambell, and a 5-1 vote of the Architectural Review Commission, Case No. PP 20-0005, was denied. (AYES: Lambell, Levin, McIntosh, Van Vliet, Vuksic; NOES: McAuliffe; ABSENT; None). C. MISCELLANEOUS ITEMS 1. CASE NO: MISC 21-0015 NATURE OF PROJECT/APPROVAL SOUGHT: Discussion item for a new manufactured home on a 1 acre lot. APPLICANT AND ADDRESS: Bennett Sperber, Rancho Mirage, CA 92270 LOCATION: 77729 Mountain View ZONE: RE Associate Planner, Nick Melloni, presented the item noting the request is for design comments regarding a manufactured home. Discussion on the item ensued with Commissioners providing comments on the project's design. No formal action was taken on this item as it was brought forth solely for commissioner's comments to the applicant. It should be noted the next discussion item was Miscellaneous Item, number three, "Discussion on Russell Lane Consultation," followed by Miscellaneous Item, number two, "Discussion on Dining Deck Guidelines." 3 C C) N N r C T architecture 74-425 Abronia Trail Apartment Building — Appeal Narrative for PP-0005 July 07, 2021 To: Nick Melloni and The City Clerk, City of Palm Desert From: Laurie Simpson, Connect Architecture, Applicant RE: Appeal for PP-0005 To Whom it May Concern, The proposed design for a 4-unit apartment building located at 74-425 Abronia Trail, case PP- 0005, was recommended for approval by Staff, but denied by the Architecture Review Commission (ARC) during the fourth meeting on June 22, 2021. With full support of Staff and a design that meets the approval criteria of the zoning code, we believe the attached design, a positive addition to the neighborhood, should be approved as submitted herein. The owner and design team believe that a good faith effort was made in redesigning the project to comply with Commissioner comments. Refer to the last page of this letter for a description of these revisions. Several redesigns equated to increased cost in design fees as well as additional costs in construction, which, if further redesign is necessary, will reduce the available dollars for construction, thereby reducing the quality of the building. We found the ARC PP process to be very subjective and, often, commissioner comments were unfounded. The commissioner, Michael McCullough, had constructive comments, and he took the time to meet with us to help navigate through the sea of ARC comments. Otherwise, however, there was a high level of inconsistency in commissioner feedback from one commissioner, meeting, and project to the next. It appeared that certain projects were under a much higher level of scrutiny than others, and it was difficult to get a clear understanding of what the ARC was looking for, as new suggestions were made at each meeting. Some ARC suggestions were incorporated into the design only to be rescinded at the next meeting. When we asked if there was a code sections that supported their comments or, in the absence of this, a set of design guidelines that they follow, the answer was, 'no'. In the dozens of jurisdictions that we have worked in over the last 30 years, we have not experienced this level of subjectivity and/or inconsistency. We believe a concise set of design guidelines could hold the commissioners more accountable, make the process more expeditious, reduce confusion and, ultimately, create a healthier environment for positive and consistent development within the city. 4072 N Williams Avenue Suite A Portland, Oregon 97227 503.367.8057 connectarchitecture.us C C) N N r C T architecture Response to 25.68.040 Findings of the ARC: To approve a design review application, the ARC shall find the following: A. That the proposed development conforms to any legally adopted development standards. RESPONSE: The proposal conforms to the legally adopted development standards per staff review and approval. 8. That the design and location of the proposed development and its relationship to neighboring existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; and that it will not unreasonably interfere with the use and enjoyment of neighboring existing or proposed developments and that it will not create traffic hazards or congestion. RESPONSE: The proposed design does not impair the desirability of investment or occupation in the neighborhood. The neighboring buildings are generally of lower quality and design than the proposed development — refer to aerial photos in submitted drawings. The immediate neighbors are older, plain apartment buildings that do not face the street, parking lots, and carports. We believe the design will upgrade the area and maintain if not increase property values. Turning a vacant lot into a thoughtfully designed building with beautiful landscaping and site walls will improve the use, enjoyment, and safety of the neighboring developments. The public streets will not experience traffic hazards or congestion — vehicle access to the building's parking lot is off an access road that is owned by the property owner. C. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly, and attractive development contemplated by this title and the General Plan of the City. RESPONSE: The proposed design is in keeping with the character of the surrounding neighborhood with modern mid-century buildings nearby. Neighboring structures have similar design features, such as flat roof forms, modern simple lines and similar shrouds surrounding the windows. The design is orderly and attractive with a hierarchy of design elements that reflect the use of the rooms behind them — with larger window expressions at the living areas, and smaller articulation at the bedrooms and bathrooms. An entry trellis adds residential scale and an interesting play of light and shadow. The 'eyebrows' that surround the windows add relief to the elevations while shading residents from the sun. The addition of a second exterior building material and color adds variety and interest to the facade and playful visual movement. D. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors and that it is aesthetically of good composition, materials, textures, and colors. 4072 N Williams Avenue Suite A Portland, Oregon 97227 503.367.8057 connectarchitecture.us C C) N N F C T architecture RESPONSE: The proposed design offers its residents covered parking with landscaped, well -lit paths to the entry, where neighbors can gather in smaller outdoor areas along the path or in the entry court. The composition is balanced with a mix of high -quality materials (stucco and metal). There is a variety of textures and colors, within the landscape and on the building with an accent color for the doors and a contrasting color at the metal shrouds and metal siding. The interior has ample daylight through large windows with exterior shading elements. E. That the proposed use conforms to all the requirements of the zone in which it is located and all other applicable requirements. RESPONSE: The proposed design meets the zoning requirements as previously demonstrated as part of the ARC submittal. F. That the overall development of the land shall be designed to ensure the protection of the public health, safety, and general welfare. (Ord. 1259 § 1, 2013) RESPONSE: The proposed design is fully accessible, meets all applicable codes for fire and life safety, and the exterior is well lit. This development will increase the safety and viability of the area, with a building full of life, a vast improvement over a dark, vacant lot. The following changes were made to the design in direct response to commissioner comments from the February 23, 2021 meeting (abbreviated ARC comments in parenthesis): • Steep pitched Spanish tile roof changed to flat roof (tie into desert landscape). • Parapet added (hide roof vents). • Surface mounted downspouts added (conceal roof drainage). • Stucco joints added (more articulation). • Trash enclosure relocated (better access and aesthetics). • Roof hatch added (avoid need for exterior ladder). • Parking lot shifted north, plant pockets removed (improve vehicle maneuvering). • Added block wall for utilities (conceal meters, etc). • Accent color added to doors (add more color). • Building made solar -ready. • Wrought iron balconies & planting removed (avoid landscaping on building). • Windows added to center of rear elevation (add visual interest). • Shrouds or 'eyebrows' added to windows (provide shade, articulation, scale, contrast). • Letter submitted that justifies parking reduction. • Metal trellis added to front (provide shade, scale, texture, color, play of light). • Fence along west property line changed to block wall (do not use wrought iron), 4072 N Williams Avenue Suite A Portland, Oregon 97227 503.367.8057 connectarchitecture.us C C) N N r C T architecture The following changes were made in direct response to commissioner comments from the April 27, 2021 meeting: • Added decorative panels (add details to reinforce this is residential building). • Stucco & shroud changed to warm, lighter color (dampen sun, reduce heat gain, tie into desert). • Windows simplified & more uniform (make more consistent, uniform, and residential). • Added irrigated, built in upper window boxes (provide shade, articulation, residential quality). • Shroud color made darker (more differentiation between elements, minimize sun wash out). • Shroud material changed to metal (provide more texture and variety). • Area within the shrouds changed to metal (provide more interest and variety). • Sloped top of shroud (shed debris cleanly during a heavy rain). • Metal panels added to center portion of rear elevation (strengthen overall composition). • Carport roof made horizontal (compliment new building design with flat roof). • Trash enclosure layout sent to, and approved, by Burrtec (make sure layout is acceptable). • Parapet cap reduced to 3" profile (eliminate or reduce appearance of parapet cap). • Established that Lindquist owns the alley (gain permission to use alley). The following changes were made in direct response to the commissioners' comments from the May 25, 2021 meeting: • Darken body color (add more contrast between colors). • Changed railing design from pickets to a mesh (railing too utilitarian). • Made shrouds larger and more varied in height and width with angled corners (provide more playful variation and movement, more residential feel). The following changes have been made in direct response to commissioner comments from the June 22, 2021 meeting: • Lightened body color of building (to keep building cool in desert heat) • Increased height of west site wall to 5' and changed wrought iron fence to block wall at east property line (turn fence into block wall). • Changed to lighter color of center portion of front (front to look more dynamic, like back). • Added trees at side elevation between shrouds (add interest to side elevation). Thank you for your consideration, Laurie Simpson Connect Architecture 4072 N Williams Avenue Suite A Portland, Oregon 97227 503.367.8057 connectarchitecture.us