HomeMy WebLinkAboutPlanning Commission 10-05-2021
CITY OF PALM DESERT
REGULAR PALM DESERT PLANNING COMMISSION MEETING
AGENDA
TUESDAY, OCTOBER 5, 2021 – 6:00 P.M.
ZOOM VIRTUAL MEETING
I. CALL TO ORDER
II. ROLL CALL
III. PLEDGE OF ALLEGIANCE
IV. SUMMARY OF CITY COUNCIL ACTIONS
V. ORAL COMMUNICATIONS
Any person wishing to discuss any item not appearing on the agenda may address
the Planning Commission via the Zoom session at this point by giving his/her name
and address for the record. Remarks shall be limited to a maximum of three (3)
minutes unless the Planning Commission authorizes additional time. Because the
Brown Act does not allow the Planning Commission to take action on items not on the
Agenda, members will not enter into discussion with speakers but may briefly respond
or instead refer the matter to staff for a report and recommendation at a future Planning
Commission meeting.
THREE OPTIONS FOR PARTICIPATING IN THE MEETING
Option 1 – To Participate by email:
1. Send your comments by email to: planning@cityofpalmdesert.org. Emails
received by 3:00 p.m. prior to the meeting will be made part of the record and
distributed to the Planning Commission. This method is encouraged because
it will give the Commissioners the opportunity to reflect upon your input. Emails
will not be read aloud.
In consideration of the current Coronavirus/COVID-19 Pandemic and
pursuant to California Governor Newsom’s Executive Orders, Planning
Commissioners may participate via teleconference.
AGENDA
REGULAR PLANNING COMMISSION MEETING OCTOBER 5, 2021
2
Option 2 – To Participate and Provide Verbal Comments by Using Your Internet
1. Click the link: https://palmdesert.zoom.us
2. Webinar ID: 835 7627 6417 Passcode: 029629
3.
Option 3 – To Listen and Provide Verbal Comments Using Your Telephone
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LIMIT YOUR COMMENTS TO THREE (3) MINUTES
Staff reports and documents for agenda items are available for public inspection
at the Planning/Land Development Division and on the City’s website:
www.cityofpalmdesert.org.
VI. CONSENT CALENDAR
ALL MATTERS LISTED ON THE CONSENT CALENDAR ARE CONSIDERED TO BE
ROUTINE AND WILL BE ENACTED BY ONE ROLL CALL VOTE. THERE WILL BE
NO SEPARATE DISCUSSION OF THESE ITEMS UNLESS MEMBERS OF THE
PLANNING COMMISSION OR AUDIENCE REQUEST SPECIFIC ITEMS BE
REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE DISCUSSION
AND ACTION UNDER SECTION VII, CONSENT ITEMS HELD OVER, OF THE
AGENDA.
A. MINUTES of the Regular Planning Commission meeting of September 21, 2021.
Rec: Approve as presented.
VII. CONSENT ITEMS HELD OVER
VIII. NEW BUSINESS
None
AGENDA
REGULAR PLANNING COMMISSION MEETING OCTOBER 5, 2021
3
IX. CONTINUED BUSINESS
None
X. PUBLIC HEARINGS
Anyone who challenges any hearing matter in court may be limited to raising only
those issues he or she raised at the public hearing described herein, or in written
correspondence delivered to the Planning Commission at, or prior to, the public
hearing. Remarks shall be limited to a maximum of three minutes unless the Planning
Commission authorizes additional time.
A. REQUEST FOR CONSIDERATION to adopt a Notice of Exemption in accordance
with the California Environmental Quality Act (CEQA) and approval of a Precise
Plan (PP) to construct a two-story, four-unit apartment building, with an exception
for a parking reduction to allow six (6) on-site covered spaces on a property located
at 74425 Abronia Trail. Case No. PP 20-0005 (Lindquist Development,
Portland, Oregon, Applicant).
Rec: Waive further reading and adopt Planning Commission Resolution No.
2798, adopting a Notice of Exemption and approving Case No. PP 20-0005.
B. REQUEST FOR CONSIDERATION to amend approved Vesting Tentative Tract
Map 37506 to revise building pad elevations and adjust lot lines within Project Area
3 of the University Park Subdivision, a 46.3-acre portion of a 174+ acre residential
subdivision generally located south of Gerald Drive, east of Portola Avenue, and
west of Cook Street. Case No. VTTM 37506 Amendment No. 2 (University Park
Investor, LLC, Danville, California, Applicant).
Rec: Waive further reading and adopt Planning Commission Resolution No.
2799, approving Case No. VTTM 37506 Amendment No. 2.
XI. MISCELLANEOUS
None
XII. COMMITTEE MEETING UPDATES
A. ART IN PUBLIC PLACES
B. PARKS & RECREATION
XIII. REPORTS AND REMARKS
AGENDA
REGULAR PLANNING COMMISSION MEETING OCTOBER 5, 2021
4
XIV. ADJOURNMENT
I hereby certify under penalty of perjury under the laws of the State of California that the
foregoing agenda for the Planning Commission was posted on the City Hall bulletin board not
less than 72 hours prior to the meeting. Dated this 1st day of October 2021.
Monica O’Reilly
Monica O’Reilly, Management Specialist II
CITY OF PALM DESERT
PALM DESERT PLANNING COMMISSION
PRELIMINARY MINUTES
TUESDAY, SEPTEMBER 21, 2021 – 6:00 P.M.
ZOOM VIRTUAL MEETING
I. CALL TO ORDER
Chair John Greenwood called the meeting to order at 6:00 p.m.
II. ROLL CALL
Present:
Chair John Greenwood
Vice-Chair Nancy DeLuna
Commissioner Ron Gregory
Commissioner Lindsay Holt
Commissioner Joseph Pradetto
Also Present:
Craig Hayes, Assistant City Attorney
Martín Alvarez, Director of Development Services
Rosie Lua, Principal Planner
Nick Melloni, Associate Planner
Kevin Swartz, Associate Planner
Monica O’Reilly, Management Specialist II
III. PLEDGE OF ALLEGIANCE
Commissioner Ron Gregory led the Pledge of Allegiance.
IV. SUMMARY OF COUNCIL ACTIONS
None
V. ORAL COMMUNICATIONS
None
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION SEPTEMBER 21, 2021
2
VI. CONSENT CALENDAR
A. MINUTES of the Regular Planning Commission meeting of September 7, 2021.
Rec: Approve as presented.
Upon a motion by Vice-Chair DeLuna, seconded by Commissioner Pradetto, and a 5-0
vote of the Planning Commission, the Consent Calendar was approved as presented (AYES:
DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None).
VII. CONSENT ITEMS HELD OVER
None
VIII. NEW BUSINESS
None
IX. CONTINUED BUSINESS
None
X. PUBLIC HEARINGS
A. REQUEST FOR CONSIDERATION to adopt a Notice of Exemption in accordance with the
California Environmental Quality Act (CEQA), and approval of a Conditional Use Permit
(CUP) to allow Emmett Golfcars to provide retail sales of golf carts within the Service
Industrial zone located at 75175 Merle Drive, Suite 180. Case No. CUP 21-0002 (Emmett
Golfcars, Palm Desert, California, Applicant).
Associate Planner Kevin Swartz presented the staff report (staff report(s) and the Zoom
meeting video are available at https://www.cityofpalmdesert.org/our-city/committees-and-
commissions/planning commission-information-center).
After staff answered questions from the Planning Commission, Chair Greenwood declared the
public hearing open and invited public testimony FAVORING or OPPOSING this matter.
Mr. Tom Emmett, the applicant, appreciated the staff for their efforts and was available to
answer any questions.
With no further testimony offered, Chair Greenwood declared the public hearing closed.
Vice-Chair DeLuna moved to waive further reading and adopt Planning Commission
Resolution No. 2797, adopting a Notice of Exemption and approving Case No. CUP 21-0002,
subject to the conditions of approval. The motion was seconded by Commissioner Pradetto and
carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None).
XI. MISCELLANEOUS
None
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION SEPTEMBER 21, 2021
3
XII. COMMITTEE MEETING UPDATES
A. ART IN PUBLIC PLACES
Commissioner Lindsay Holt reported that the City Council continued the item on the San Pablo
roundabout art piece so staff could obtain additional input from the community.
Chair Greenwood asked Commissioner Holt if the Commission has discussed adding murals
to the big blank walls on the retail buildings on San Pablo Avenue.
Commissioner Holt responded that the Commission did discuss murals in other areas of Palm
Desert. At their next meeting, she will ask about murals for San Pablo Avenue. She noted that
the Commission’s current focus is looking for art pieces for the other end of San Pablo (Phase
II improvements).
B. PARKS & RECREATION
None
XIII. REPORTS AND REMARKS
Director of Development Services Martín Alvarez reminded the Planning Commission of the
San Pablo grand opening celebration on October 23 from 5:00 p.m. to 9:00 p.m. near the
Palm Desert Civic Center. Access to parking would be mainly off Fred Waring Drive. Lastly,
he announced that the Palm Desert Chamber canceled the 2021 Golf Cart Parade.
Commissioner Gregory welcomed Mr. Alvarez back to Development Services.
Chair Greenwood asked if Ms. Rosie Lua was new to the Land Development/Planning
Division.
Principal Planner Rosie Lua introduced herself.
XIV. ADJOURNMENT
With the Planning Commission concurrence, Chair Greenwood adjourned the meeting at 6:21
p.m.
JOHN GREENWOOD, CHAIR
ATTEST:
MARTĺN ALVAREZ, SECRETARY
MONICA O’REILLY, RECORDING SECRETARY
STAFF REPORT
CITY OF PALM DESERT
DEVELOPMENT SERVICES DEPARTMENT
MEETING DATE: October 5, 2021
PREPARED BY: Nick Melloni, Associate Planner
REQUEST: Consideration to adopt a Notice of Exemption in accordance with the
California Environmental Quality Act (CEQA) and approval of a Precise
Plan (PP) to construct a two-story, four-unit apartment building, with an
exception for a parking reduction to allow six (6) on-site covered spaces
on a property located at 74425 Abronia Trail.
Recommendation
Waive further reading and adopt Planning Commission Resolution No. 2798,
adopting a Notice of Exemption in accordance with CEQA; and approving
Lindquist Development’s request to construct a 4,393-square-foot, two-story,
four-unit apartment building, with an exception for a parking reduction to allow
six (6) on-site covered parking spaces at 74425 Abronia Trail, subject to
findings and conditions of approval.
Architectural Review Commission (ARC)
The project appeared before the Architectural Review Commission (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 roofline and building planes, and required additional design
modifications to create a residential building character that fit the neighborhood context. 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, at the ARC’s regular
meeting, the applicant requested that the ARC deny the architectural design to appeal to the
City Council, and the ARC proceeded with a vote of 5-1, with the motion to deny the proposed
architecture.
The applicant appealed the ARC’s denial to the City Council within the 15-day appeal period
pursuant to Palm Desert Municipal Code (PDMC) Section 25.60.080. On August 26, 2021,
the City Council voted unanimously to overturn the ARC denial and allowed the project to
proceed to the Planning Commission for final decision.
Executive Summary
Staff’s recommendation is to approve the request by Lindquist Development to construct a
4,393-square-foot two-story apartment building containing four (4) dwelling units on a vacant
site near the southwest corner of Abronia Trail and Sunrise Lane and the exception request
for parking. The proposed project is in conformance with the R-3 (Multi-family Residential)
zoning that allows multi-family dwellings, as a permitted use according to PDMC Section
October 5, 2021 – Staff Report
Case No. PP 20-0005 Abronia Apartment
Page 2 of 7
25.10.030 Allowed Land Uses and Permit Requirements, Table 25.16-1: Use Matrix for
Residential Districts. The proposed structure complies with applicable development
standards for the R-3 zoning district. In addition, at the August 26, 2021, the City Council’s
deemed the proposed architectural design acceptable. The requested parking exception to
the City of Palm Desert’s parking standards reduces the number of required on-site parking
spaces from eight (8) to six (6) covered parking spaces. This exception is required to preserve
existing vehicular access for the apartment building west of the project site.
Background
A. Property Description:
The project site is a 0.17-acre property located at 74425 Abronia Trail, approximately 95’
west of Sunrise Lane. The recorded map for the project site was originally recorded in
1957. The site is developed as a turfed open space area, enclosed by a four (4) to five
(5)-foot-slump stone block wall and landscape hedge. This space is utilized as a lawn
area for the neighboring two-story apartment building located west of the site. Historical
aerial photography shows that there was a swimming pool on the northern section of the
property until 2005 when it was removed.
The southern edge of the site is developed with a paved asphalt driveway, which provides
vehicular access to the neighboring apartment from Sunrise Lane. Additionally, overhead
utility poles are located along the southern property line. A guyed utility pole is located
near the southeast corner of the site on the neighboring property to the east.
Public right-of-way improvements including the street, curb, and gutter are constructed
along the Abronia Street frontage.
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 Precise Plan includes the site plan, architecture, parking, and landscaping for a 4,393-
square-foot, two-story apartment building containing four (4) dwelling units. The units will
range in size from 1,072 to 1,124 square feet, and each consists of two bedrooms and two
bathrooms. The building is oriented so the primary entrances, including an exterior staircase,
front onto Abronia Trail. The on-site covered parking area is located near the southern edge
October 5, 2021 – Staff Report
Case No. PP 20-0005 Abronia Apartment
Page 3 of 7
of the site, where the existing driveway is used for access from Sunrise Lane. The project will
construct a public sidewalk along the project frontage.
Architecture
The building architecture is a modern-inspired contemporary style characterized by a flat roof
with an uninterrupted parapet line, symmetrical facades, stucco exterior siding, metal window
shrouds, and rectangular massing. Roof drainage will be provided by downspouts placed
within the walls of the structure. Mechanical equipment will be ground-mounted and located
at the rear of the building on the southern portion of the site, where it will be screened by a
low concrete masonry unit (CMU) wall. A trash bin enclosure is proposed at the southwest
corner of the site. The existing site walls will be demolished. A new CMU wall will be
constructed along the east and west property boundaries.
Parking
The applicant is requesting an exception from the City’s parking requirements to reduce the
amount of required on-site parking by two (2) spaces. The project proposes six (6) on-site
spaces, including one (1) accessible space and a loading stall located under a metal carport.
The request for the reduction is due to the necessity to preserve vehicle access to the
neighboring apartment building to the west, which creates a constraint to the development of
an apartment building.
Landscaping
Landscaping is proposed throughout the site. The palette consists of desert-appropriate
planting materials including, a mix of desert native trees, accents, flowers, and shrubs as
depicted on the landscape plan. The tree species proposed include Willow Acacia, Shoestring
Acacia, Palo Verde, and two preserved Washingtonia Filifera palms.
Project Analysis
The project site has a land use General Plan designation of Town Center Neighborhood
(TCN), which is intended for moderate to higher intensity neighborhood development that
features a variety of housing choices at densities between seven (7) to 40 units per acre. The
project is zoned R-3, zoning intended for multi-family residential development at density
ranges between seven (7) to 40 units per acre, which is consistent with the General Plan.
This zone permits multi-family apartment buildings, subject to the approval of a Precise Plan
application by approval of the Planning Commission per Chapter 25.72 of the PDMC.
Land Use Compatibility
The project is consistent with the Palm Desert General Plan goals and policies of the Land
Use. The project has an allowable density of seven (7) to 40 units per acre as established for
the TCN land use designation. In addition, the proposed development is consistent with the
Town Center Neighborhood (TCN) General Plan land use designation since it meets its
intended purpose “to provide moderate to higher intensity neighborhood development that
October 5, 2021 – Staff Report
Case No. PP 20-0005 Abronia Apartment
Page 4 of 7
features a variety of housing choices, walkable streets, and mixed uses.” The proposed
apartments provide an additional option for rental housing with two-bedroom units at a
moderate housing density.
Zoning
The project proposes four (4) units on a 0.17-acre parcel which meets the density for the R-
3 zoning. 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
Parking 8 On-site Spaces 6 On-site Spaces No
Landscaping 1,200 square-feet 2,389 square-feet Yes
Parking Reduction
PDMC Section 25.46.040, Table 25.46-1: Parking Schedule establishes the minimum
required on-site parking for all land uses in the City of Palm Desert. Multi-family residential
dwellings require a minimum of two (2) on-site parking spaces per unit. The proposed four-
unit apartment building requires a minimum of eight (8) on-site spaces to satisfy this
requirement. Additionally, PDMC Section 25.46.030 (D) establishes that 50% of all parking
spaces for multi-family residential must be covered spaces, requiring the space is located in
a garage or carport.
The project proposal has requested to provide six (6) on-site parking spaces under a metal
carport structure at the rear of the site, including one accessible parking space and an
accessible loading area. This proposal is 25% below the City’s requirement. PDMC Section
25.46.090 establishes that exceptions to parking design standards may be granted as a part
of the Precise Plan process.
The basis for allowing a 25% parking reduction is the site constraint created by the presence
of the existing driveway at the southern edge of the site. This driveway provides vehicle
access for the apartments west of the project and must be preserved to ensure the
October 5, 2021 – Staff Report
Case No. PP 20-0005 Abronia Apartment
Page 5 of 7
apartments have access to the public right-of-way. This limits other potential locations to
place a parking lot on the property as the driveway area occupies approximately 1,505 square
feet of the total site area.
The placement of parking at the rear is consistent with General Plan Land Use Element policy
2.1 (see page 41 of the Palm Desert General Plan), which requires parking strategies and
parking areas do not dominate street frontages and are screened from public views whenever
possible. This proposed parking placement is at the rear of a site and ensures the building
entries are the primary frontage.
Additionally, the project is within a quarter-mile walking distance of Sunline Transit Agency
Bus Route 1 located on Highway 111, with the nearest stop located at the intersection of
Deep Canyon Road and Highway 111. Bus service is available every 20 minutes between
5:30 a.m. and 10:00 p.m. during weekdays and weekends, according to the current route
schedule published by Sunline.
Public Input
Public noticing was conducted for the October 5, 2021, Planning Commission meeting under
California Government Code Section 65090 to 65096 and PDMC Section 25.60.060. The City
published a public hearing notice on Saturday, September 25, 2021, in The Desert Sun.
Additionally, staff mailed a total of 47 hearing notices to all property owners within 300 feet of
the project site. The public comment period occurred between September 25, 2021, and
October 5, 2021.
Conclusion
The project conforms with all applicable requirements of the PDMC, except for the on-site
parking requirement. The applicant has requested an exception to reduce the number of on-
site parking spaces by 25% to provide six (6) total spaces. This exception can be granted due
to existing site circumstances, which require maintaining access for an existing neighboring
apartment building. The project conforms with applicable General Plan goals and policies.
Staff recommends the Planning Commission adopt Resolution No. 2798 approving the
project, subject to the findings and conditions.
CEQA
Staff recommends that the Planning Commission find that the project is exempt from CEQA
according to Section 15332 of the CEQA guidelines since the project is a Class 32 Exemption
for “infill” development. Class 32 is intended for projects characterized as infill developments
meeting the conditions described below:
1. The project is consistent with the applicable General Plan designation and all
applicable General Plan policies. As analyzed below, the project that includes retail
commercial spaces is consistent with the policies of the General Plan and the Specific
Plan. The proposed project meets and exceeds the development standards within the
R-3 zoning designation. The project includes a parking reduction to reduce the number
October 5, 2021 – Staff Report
Case No. PP 20-0005 Abronia Apartment
Page 6 of 7
of required on-site parking spaces by two, which is allowed by Palm Desert Zoning
Ordinance Section 25.46.090.
2. The project occurs within a 0.17-acre parcel, which is less than five (5) acres specified
in the criteria of the Class 32 exemption and is substantially surrounded by urban uses.
3. The site has no value as a habitat for endangered, rare, or threatened species. The
site has been previously developed and used as a landscaped lawn and enclosed with
a block wall.
4. Additionally, approval of the project would not result in any significant effects relating
to traffic, noise, air quality, or water quality. The proposed use will not result in
significant noise that will violate the City’s Noise Ordinance. In addition, the City
Engineer has reviewed the proposed use and the existing infrastructure, including the
offsite improvements. Staff finds the use will not have a significant effect on traffic. In
addition, a preliminary Water Quality Management Plan (WQMP) has been submitted
for review, and final approval will commence as part of the conditions of approval
herein. No other significant noise or air quality effects were identified for the project.
5. Finally, the site can be adequately served by all required utilities and public services.
The proposed project has been reviewed by various utility agencies and public
services including, Southern California Edison, the Coachella Valley Water District,
and Burrtec Waste Management. These agencies have not identified that utilities in
the area are insufficient to serve the proposed apartment building.
Additionally, the project is not subject to any of the exceptions for categorical exemptions
identified in CEQA Guidelines Section 15300.2:
1. The project qualifies as a Class 32 exemption, which is not listed as one of the classes
under 15300.2 (A). The project is not located on a site where it may have an adverse
impact on an environmental resource of hazardous or critical concern where
designated, precisely mapped, and officially adopted according to law by federal,
state, or local agencies. The project site will not impact designated environmental or
biological resources as it is not located within a conservation area as identified by the
Coachella Valley Multiple Species Habitat Conservation Plan.
2. The project will not have a cumulative impact on the environment as no other
discretionary projects have been approved within 500 feet of the project site within
the last five (5) years. The area is largely built out with only infill lots available.
3. There are no unusual circumstances on the project site. The project site is not located
within a flood zone per the latest FEMA Flood Zone Maps. The project site is located
within an urban area per Fire Hazard Severity Zone maps available from the Riverside
County Fire Department and depicted on Figure 8.5 on Page 119 of the General Plan.
The project site is not identified within an Alquist-Priolo Fault Zone per the latest maps
on file with the California Department of Conservation. The nearest fault zone is
adjacent to the Indio Hills area north of the Palm Desert City limits.
October 5, 2021 – Staff Report
Case No. PP 20-0005 Abronia Apartment
Page 7 of 7
4. The project site is not located in proximity to any scenic highway. The nearest officially
designated scenic highway is Highway 74 located approximately 1.4 miles west of the
project site.
5. The project site is not identified as a historic waste site on any list compiled according
to Section 65962.5 of the Government Code.
6. The project site does not contain any existing designated historic resource and is not
within a designated historic preservation district. The existing developments on the
site are part of the adjacent apartment complex, which was constructed in 1973 and
have not been identified as a significant historic resource.
In conclusion, no special circumstances exist that would create a reasonable possibility that
the project will have a significant adverse effect on the environment. Therefore, staff
concludes that no further environmental review is required and recommend that the Planning
Commission adopt a Notice of Exemption for the project.
LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW ASSISTANT CITY
MANAGER
N/A
Robert W. Hargreaves
City Attorney
Martin Alvarez
Martin Alvarez, Director of
Development Services
N/A
For Janet Moore
Director of Finance
N/A
Andy Firestine
Assistant City Manager
City Manager: L. Todd Hileman: N/A
APPLICANT: Lindquist Development
PO Box 42135
Portland, Oregon 97242
ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2798
2. Public Hearing Notice
3. Notice of Exemption
4. ARC Notice of Action and Minutes for June 22, 2021
5. City Council Grant of Appeal for ARC Denial
6. Project Plans
PLANNING COMMISSION RESOLUTION NO. 2798
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, MAKING FINDINGS AND ADOPTING A NOTICE
OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVAL OF A
PRECISE PLAN TO CONSTRUCT A 4,393-SQUARE-FOOT, TWO-STORY,
FOUR-UNIT APARTMENT BUILDING AT 74425 ABRONIA TRAIL
CASE NO: PP 20-0005
WHEREAS, the Planning Commission of the City of Palm Desert, did on the 5th day
of October 2021, hold a duly noticed public hearing to consider the request by Lindquist
Development for approval of the above noted; and
WHEREAS, the Architectural Review Commission of the City of Palm Desert,
California, did on the 22nd day of June 2021, hold a public hearing to consider the request by
Lindquist Development, and denied the architecture of the building because the design lacked
articulation and design interest; and
WHEREAS, the applicant did file an appeal of the decision by the Architectural Review
Commission to deny the project on the 6th day of July 2021, with the City Clerk of the City of
Palm Desert, California; and
WHEREAS, the City Council of the City of Palm Desert, California, did on the 26th day
of August 2021, hold a duly noticed meeting to consider an appeal by the applicant of the
Architectural Review Commission’s action of denial and overturned their action and approved
the architecture of the building; and
WHEREAS, the project complies with the goals and policies contained in the City’s
General Plan that promote multi-family housing in appropriate areas and promote a mix of
housing choice for current and future residents; and
WHEREAS, the project site is zoned R-3 (Multi-Family Residential), which allows
multi-family dwellings at densities of seven (7) to 40 dwelling units per acre as a permitted
land use; and
WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the
State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm
Desert’s (“City’s”) Local CEQA Guidelines, the City is the lead agency for the proposed
project; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of CEQA” Resolution No. 2019-41, in that the Director
of Development Services has determined that the project will not have a significant impact on
the environment and that the project is categorically exempt under Article 19, Section 15332
Infill Development (Class 32) of the CEQA Guidelines, as outlined in the staff report and the
project is not subject to any of the exceptions for categorical exemptions identified in CEQA
Guidelines Section 15300.2; therefore, no further environmental review is necessary; and
PLANNING COMMISSION RESOLUTION NO. 2798
2
WHEREAS, at the said public hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did make the following findings to justify the approval of said request:
FINDINGS FOR APPROVAL:
1. The proposed apartment building is consistent with the Town Center Neighborhood
(TCN) land use designation of the General Plan and compatible with the surrounding
neighborhood. The TCN is intended for moderate to higher intensity neighborhood
development that features a variety of housing choices, walkable streets, and mixed
uses. The TCN allows between seven (7) and 40 dwelling units per acre which is
compatible with the R-3 zoning district allows densities between 7 and 40 dwelling
units per acre. The project is a multi-family apartment building containing four (4)
dwelling units, which is within the allowable density range of the TCN designation.
Therefore, the proposal conforms with the intent of the land use designation.
2. The project complies with development standards of the R-3 zone, including setbacks,
building height, lot coverage, and land use compatibility. The applicant is requesting a
25% reduction of the required parking from eight (8) to six (6) spaces due to the need
to preserve an existing access driveway along the rear area of the site. The project
does not endanger the public peace, health, safety, general welfare of residents, or
properties in the vicinity.
3. The site is physically suitable for this type of development and density as the site has
access to all necessary utilities and is consistent with the zoning for allowed uses.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS:
1. That the above recitations are true and correct and constitute the findings for approval
of the Planning Commission in this case.
2. That the Planning Commission does hereby approve PP 20-0005.
PLANNING COMMISSION RESOLUTION NO. 2798
3
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm
Desert, California, at its regular meeting held on the 5th day of October 2021, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN GREENWOOD, CHAIR
ATTEST:
MARTĺN ALVAREZ, SECRETARY
PALM DESERT PLANNING COMMISSION
PLANNING COMMISSION RESOLUTION NO. 2798
4
CONDITIONS OF APPROVAL
CASE NO. PP 20-0005
PLANNING DIVISION:
1. The development of the property shall conform substantially with exhibits on file with the
Development Services Department, as modified by the following conditions.
2. The applicant agrees that in the event of any administrative, legal, or equitable action
instituted by a third party challenging the validity of any of the procedures leading to the
adoption of these Project Approvals for the Project, or the Project Approvals themselves,
Developer and City each shall have the right, in their sole discretion, to elect whether or
not to defend such action. Developer, at its sole expense shall defend, indemnify, and
hold harmless the City (including its agents, officers, and employees) from any such
action, claim, or proceeding with counsel chosen by the City, subject to the Developer’s
approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole
expense. If the City is aware of such an action or proceeding, it shall promptly notify the
Developer and cooperate in the defense. Developer upon such notification shall deposit
with City sufficient funds in the judgment of City Finance Director to cover the expense
of defending such action without any offset or claim against said deposit to assure that
the City expends no City funds. If both Parties elect to defend, the Parties hereby agree
to affirmatively cooperate in defending said action and to execute a joint defense and
confidentiality agreement to share and protect the information, under the joint defense
privilege recognized under applicable law. As part of the cooperation in defending an
action, City and Developer shall coordinate their defense to make the most efficient use
of legal counsel and to share and protect information. Developer and City shall each have
sole discretion to terminate its defense at any time. The City shall not settle any third-
party litigation of Project Approvals without the Developer’s consent, which consent shall
not be unreasonably withheld, conditioned, or delayed unless Developer materially
breaches this indemnification requirement.
3. The development of the property described herein shall be subject to the restrictions and
limitations set forth herein, which are in addition to the approved development standards
listed in the Palm Desert Municipal Code (PDMC), state, and federal statutes now in force
or which hereafter may be in force.
4. All construction documentation shall be coordinated for consistency, including, but not
limited to, architectural, structural, mechanical, electrical, plumbing, landscape and
irrigation, grading, and street improvement plans. All such plans shall be consistent with
the approved entitlement plans on file with the Development Services Department.
5. Construction of said project shall commence within two years from the date of final
approval unless an extension of time is granted by the Palm Desert Planning
Commission; otherwise, said approval shall become null, void, and of no effect
whatsoever.
6. Any proposed modifications to this approval shall require an amendment to the
application, which will result in a new public hearing.
PLANNING COMMISSION RESOLUTION NO. 2798
5
7. Prior to issuance of a building permit for construction of any use or structure
contemplated by this approval, the applicant shall first obtain permits and/or clearance
from the following agencies:
Coachella Valley Water District (CVWD)
Public Works Department
Fire Department
Evidence of said permit or clearance from the above agencies shall be presented to the
Building & Safety Division at the time of issuance of a building permit for the use
contemplated herewith.
8. Access to trash/service areas shall be placed so as not to conflict with parking areas.
Said placement shall be approved by the applicable waste company and Department of
Development Services and shall include a recycling program.
9. All sidewalk plans shall be reviewed and approved by the Public Works Department.
10. This project is subject to payment of the City’s Public Art fee. The fee will be applied at
the time of a building permit issuance and shall remain in the City’s public art fund.
11. Lighting construction plans shall be submitted to the Department of Development
Services under PDMC Section 24.16 for any landscape, architectural, street, or other
lighting types within the project area.
12. Final landscape and irrigation documents shall be prepared by a licensed Landscape
Architect registered with the State of California and shall be submitted to the City’s
Planning/Land Development Division and the Coachella Valley Water District for review
and approval. All sheets shall be wet signed by the Landscape Architect and shall include
the license number and the expiration date. The landscape plan shall conform to the
preliminary landscape plans prepared as part of this application and shall include dense
plantings of landscape material. All plants shall be a minimum of five (5) gallons in size,
and all trees shall be a minimum 24-inch box in size.
13. All project irrigation systems shall function properly, and landscaping shall be maintained
in a healthy and thriving condition. The maintenance of landscaping and the irrigation
system shall be permanently provided for all areas of the project site, as well as walkways
and the portion of public right-of-way abutting the project site (parkways and medians).
Furthermore, the plans shall identify responsibility for the continued maintenance (such
as homeowners’ association, landscape maintenance district, property owner, etc.).
14. All exterior rooftop mechanical, heating and air conditioning equipment, exhaust vents,
and all appurtenances thereto shall be completely screened from public view by parapet
walls or roof screens that are architecturally treated to be consistent with the building.
The final construction plans shall include appropriate drawings demonstrating how such
equipment is to be screened from view.
PLANNING COMMISSION RESOLUTION NO. 2798
6
15. All ground-mounted utility structures including, but not limited to, transformers, HVAC
equipment, and backflow prevention valves shall be located out of view from any public
street or adequately screened through the use of landscaping and/or masonry walls.
16. The applicant or any successor in interest shall comply with all applicable local, state and
federal laws and regulations.
17. A copy of the herein-listed conditions of approval shall be included in the construction
documentation package for the project, which shall be continuously maintained on-site
during project construction.
18. The applicant shall construct block walls along the side property lines as shown on the
preliminary site plan. All walls shall conform to the PDMC and shall be treated to be
architecturally compatible with the main building. The final design of all site walls shall
be subject to review and approval by the Palm Desert Development Services
Department.
LAND DEVELOPMENT (ENGINEERING) DIVISION:
Prior to the issuance of grading permits the applicant shall:
19. Submit a grading plan to the Land Development Division for review and approval. Any
changes to the approved civil plans must be reviewed for approval prior to work
commencing.
20. Per City of Palm Desert Resolution Nos. 79-17 and 79-55, signalization fees shall be
paid prior to the issuance of any permits associated with this project.
21. Under PDMC Section 26.49 and Ordinance number 653, drainage fees shall be paid
prior to the recordation of the tract map.
22. Submit a PM10 application to the Public Works Department for approval. The applicant
shall comply with all provisions of PDMC Code Section 24.12 regarding Fugitive Dust
Control.
23. The applicant shall abide by all provisions of City of Palm Desert Ordinance 843, Section
24.20 Stormwater Management and Discharge Ordinance.
24. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with
the State Water Resources Control Board. Such evidence shall consist of a copy of the
NOI stamped by the State Water Resources Control Board or the Regional Water Quality
Control Board or a letter from either agency stating that the NOI has been filed.
25. Enter into an agreement and post security, in a form and amount acceptable to the City
Engineer, guaranteeing the construction of off-site improvements. Improvements include
but are not limited to:
PLANNING COMMISSION RESOLUTION NO. 2798
7
A. The installation of a six-foot sidewalk on along the site frontage on Abronia Way
designed per City Standard Drawing 104.
Construction of the above-mentioned improvements shall be subsequent to the applicant
obtaining an encroachment permit from the City of Palm Desert.
BUILDING AND SAFETY DIVISION:
26. This project shall comply with the latest adopted edition of the following codes:
A. 2019 California Building Code and its appendices and standards.
B. 2019 California Plumbing Code and its appendices and standards.
C. 2019 California Mechanical Code and its appendices and standards.
D. 2019 California Electrical Code.
E. 2019 California Energy Code.
F. 2019 California Green Building Standards Code
G. 2019 California Administrative Code.
H. 2019 California Fire Code and its appendices and standards.
27. Submit an exit plan that labels and clearly shows compliance with all required egress
features such as, but not limited to, common path of travel, the required number of exits
and separation, occupant load, required width, continuity, travel distance, elevators, etc.
CBC 1001.1.
28. An approved automatic fire sprinkler system shall be installed as required per the City of
Palm Desert Code Adoption Ordinance 1351.
29. A disabled access overlay of the precise grading plan is required to be submitted to the
Department of Building and Safety for plan review of the site accessibility requirements
as per 2016 CBC Chapters 11A & B (as applicable) and Chapter 10.
30. Provide building height and area analysis to determine compliance with CBC Section
503. Justify any area increases to height and area as permitted per CBC Sections 504
and 506.
31. Provide a complete set of scaled or fully dimension elevations to determine the number
of stories for the proposed project. CBC Section 503 (Definition of “Grade Plan” “Story”
and “Story above grade plane”).
32. Provide an area analysis on the first sheet of the plans to justify the allowable floor areas
for a mixed occupancy building. The sum of the ratios of the actual area for each
occupancy divided by the allowable area for each occupancy must not exceed 1.00. For
buildings with firewalls, use the floor area of each separate "building" to justify the area.
CBC Section 508.4.2 and 706.1.
33. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11B-
206).
PLANNING COMMISSION RESOLUTION NO. 2798
8
34. Detectable warnings shall be provided where required per CBC 11B-705.1.2.5 and
11B705.1.2.2. The designer is also required to meet all ADA requirements. Where an
ADA requirement is more restrictive than the State of California, the ADA requirement
shall supersede the State requirement. Provide an accessible path of travel to the trash
enclosure. The trash enclosure is required to be accessible. Please obtain a detail from
the Building and Safety Division.
35. Submit a detailed analysis that labels and clearly shows compliance with CBC Section
1102A.3 for housing accessibility for multistory apartment buildings without elevators.
36. All contractors and subcontractors shall have a current City of Palm Desert Business
License prior to permit issuance per PDMC, Title 5.
37. All contractors and/or owner-builders must submit a valid Certificate of Workers’
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
38. Address numerals shall comply with Palm Desert Ordinance No. 1351 (Palm Desert
Municipal Code 15.28. Compliance with Ordinance 1351 regarding street address
location, dimension, a stroke of line, distance from the street, height from grade, height
from the street, etc., shall be shown on all architectural building elevations in detail. Any
possible obstructions, shadows, lighting, landscaping, backgrounds, or other reasons
that may render the building address unreadable shall be addressed during the plan
review process. You may request a copy of Ordinance 1351 or Municipal Code Section
15.28 from the Building and Safety Division counter staff.
39. Please contact the Palm Desert Building and Safety Division (760-776-6420) regarding
the addressing of all buildings and/or suites.
FIRE DEPARTMENT:
With respect to the conditions of approval for the referenced project, the Fire Department
requires the following fire protection measures be provided in accordance with Riverside
County Ordinances and/or recognized fire protection standards:
1. Fire Hydrants and Fire Flow: Prior to the issuance of building permits, documentation shall
be provided showing the existing water system is capable of delivering the required fire
flow. Fire hydrant(s) location and spacing shall comply with the fire code. Reference 2016
California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.
2. Construction Permits Fire Department Review: Submittal of construction plans to the
Office of the Fire Marshal for development, construction, installation, and operational use
permitting will be required. Final fire and life safety conditions will be addressed when the
Office of the Fire Marshal reviews these plans. These conditions will be based on
occupancy, use, California Building Code (CBC), California Fire Code, and related codes,
which are in effect at the time of building plan submittal.
PLANNING COMMISSION RESOLUTION NO. 2798
9
3. Fire Sprinkler System: All apartment buildings shall be protected with fire sprinklers Ref
CFC 903.2 as amended by the City of Palm Desert.
4. Fire sprinkler system risers shall not be obstructed in any manner. If a system riser is to
be concealed by means of a wall, soffit, column, or other building construction, it shall be
provided with 18-inch clearance to each side and to the front of the system riser. Access
shall be provided by means of a door with the minimum dimensions of two (2) feet six (6)
inches in width by six (6) feet eight (8) inches in height from the exterior of the building
directly to the riser as approved by the fire code official Ref. RVC Fire IB 06-07.
5. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm
system may be required and determined at time of building plan review. Ref. CFC 903.4,
CFC 907.2 and NFPA 72.
6. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box
shall be installed in an accessible location approved by the Office of the Fire Marshal. Ref.
CFC 506.1.
7. Addressing: All residential structures shall display street numbers in a visible location from
the address side. Apartment unit numbers shall be visible from the access walkway. Ref.
CFC 505.1 and County of Riverside Office of the Fire Marshal Standard No. 07-01.
These conditions are preliminary and further review will occur upon receipt of construction
plans. Additional requirements may be required based upon the adopted codes at the time of
submittal.
END OF CONDITIONS OF APPROVAL
G:\Planning\Nick Melloni\Cases\PP\PP 20-0005 - Abronia 4-plex\PC\1. PP 20-0005 - Public Hearing Notice (10.5.21).docxG:\Planning\Nick
Melloni\Cases\PP\PP 20-0005 - Abronia 4-plex\PC\1. PP 20-0005 - Public Hearing Notice (10.5.21).docx
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP 20-0005
NOTICE OF A PUBLIC HEARING BEFORE THE CITY OF PALM DESERT PLANNING
COMMISSION TO CONSIDER A REQUEST BY LINDQUIST DEVELOPMENT, FOR THE
ADOPTION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT, AND A PRECISE PLAN FOR THE CONSTRUCTION OF A
TWO-STORY, FOUR-UNIT APARTMENT BUILDING WITH A PARKING REDUCTION TO
ALLOW SIX (6) ON-SITE PARKING SPACES ON A PROPERTY LOCATED AT 74425 ABRONIA
TRAIL
The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the
California Environmental Quality Act (CEQA), has determined that this project is Categorically
Exempt from CEQA review in accordance with CEQA Guidelines Section 15332: Class 32 - Infill
Development Project.
Project Location/Description:
Project Location: 74425 Abronia Trail (Assessor’s Parcel Number 625-126-008)
Project Description: The project applicant, Lindquist Development, is proposing a Precise Plan
application to construct a two-story, four-unit apartment building with a total floor area of 4,393
square feet. The proposal includes a request for a parking exception to provide six (6) on-site
parking spaces, a 25% reduction from the Palm Desert Municipal Code requirement to provide
eight (8) on-site parking spaces.
Recommendation: Staff is recommending that the Planning Commission adopt a Notice of
Exemption in accordance with CEQA (CEQA Guidelines Section 15332- Class 32 Infill
Development) and adopt a resolution approving the project, subject to conditions of approval.
Public Hearing: The public hearing will be held before the Planning Commission on October 5,
2021, at 6:00 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.cityofpalmdesert.org/our-city/committees-and-
commissions/planning-commission-information-center.
Comment Period: The public comment period for this project is from September 25, 2021, to
October 5, 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 MARTIN ALVAREZ, SECRETARY
SEPTEMBER 25, 2021 PALM DESERT PLANNING COMMISSION
Notice of Exemption FORM “B”
NOTICE OF EXEMPTION
TO:
Office of Planning and Research
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
FROM: City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Clerk of the Board of Supervisors
or
County Clerk
County of: Riverside
2724 Gateway Dr, Riverside,
CA 92507
1. Project Title: PP 20-0005
2. Project Applicant: Lindquist Development
3. Project Location – Identify street address and
cross streets or attach a map showing project
site (preferably a USGS 15’ or 7 1/2’
topographical map identified by quadrangle
name):
74-425 Abronia Trail / APN: 625126008
4. (a) Project Location – City: Palm Desert (b) Project Location – County: Riverside
5. Description of nature, purpose, and
beneficiaries of Project:
The Project is a Precise Plan for the site plan,
architecture, parking and landscaping for a 4,393
square-foot, two-story apartment building containing
four dwelling units. The units will range in in size from
1,072 to 1,124 square-feet and each consist of two-
bedrooms and two-bathrooms. The building is
oriented so the primary entrances, including an
exterior staircase, front onto Abronia Trail. The on-site
covered parking area is located near the southern
edge of the site where the existing driveway is used
for access from Sunrise Lane. The Project will
construct a sidewalk along the project frontage.
6. Name of Public Agency approving project: City of Palm Desert
7. Name of Person or Agency undertaking the
project, including any person undertaking an
activity that receives financial assistance
from the Public Agency as part of the activity
or the person receiving a lease, permit,
license, certificate, or other entitlement of use
from the Public Agency as part of the activity:
Stuart Lindquist – Lindquist Development
8. Exempt status: (check one)
(a) Ministerial project. (Pub. Res. Code § 21080(b)(1); State CEQA
Guidelines § 15268)
(b) Not a project.
(c) Emergency Project. (Pub. Res. Code § 21080(b)(4); State CEQA
Guidelines § 15269(b),(c))
(d) Categorical Exemption.
State type and section
number:
Class 32 “In-fill Development ”; State CEQA
Guidelines §15332
(e) Declared Emergency. (Pub. Res. Code § 21080(b)(3); State CEQA
Notice of Exemption FORM “B”
Guidelines § 15269(a))
(f) Statutory Exemption.
State Code section number:
(g) Other. Explanation: General Rule – Section 15061(b)(3)
9. Reason why project was exempt: 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.
10. Lead Agency Contact Person: Nick Melloni, Associate Planner
Telephone: (760) 776-6479
11. If filed by applicant: Attach Preliminary Exemption Assessment (Form “A”) before filing.
12. Has a Notice of Exemption been filed by the public agency approving the project? Yes No
13. Was a public hearing held by the lead agency to consider the exemption? Yes No
If yes, the date of the public hearing was: October 5, 2021
Signature:__________________________________ Date:_______________
Title:__________________________
Signed by Lead Agency Signed by Applicant
Date Received for Filing:
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21100, Public Resources Code.
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.
ARCHITECTURAL REVIEW COMMISSION
NOTICE OF ACTION
June 28, 2021
Lindquist Development
PO Box 42135
Portland, OR 97242
Subject: 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.
The Architectural Review Commission of the City of Palm Desert considered your request
and took the following action at its meeting of June 22, 2021:
By Minute Motion, the Architectural Review Commission denied Case No.
PP 20-0005. The motion carried by a 5-1 vote.
Any appeal of the above action may be made in writing to the City Clerk of the City of Palm
Desert within 15 days of the date of the decision.
If you have any questions, please contact Associate Planner Nick Melloni at (760) 346-
0611, Extension 479 or nmelloni@cityofpalmdesert.org.
Sincerely,
ERIC CEJA, SECRETARY
ARCHITECTURAL REVIEW COMMISSION
cc: File
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
3
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.”
CITY Of PRIM DESEPT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578 TEL:760 346-
061I info@cityofpalmdesert.org August
31, 2021
Ms. Laurie Simpson
Lindquist Development Post
Office Box
42135 Portland, Oregon 97242
Dear Ms. Simpson:
Subject: Consideration of
an Appeal of a Decision by the Architectural Review Commission to
Deny the Architecture for a Precise Plan to Construct a
New Two-story. Four -unit Apartment Buildina Located at 74425
Abronia Trail - Case No. PP 20-0005 At its regular
meeting of August 26, 2021, the Palm Desert City Council considered the subject case and
took the following action: By Minute Motion,
approved 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. A copy of
the staff report with City Council action stamp affixed thereto is enclosed for your records. If you
have any questions or require any additional information, please do not hesitate to contact
us. Sincerely, NORMA I.
ALLEY,
MMC CITY CLERK NlA/
mgs Enclosure (
as noted)
cc: Nick Melloni,
Associate Planner G:1CttyClrk\Gloria
Sanchez \LETTERS123-005-1001 ARC Appeals\PP 20-0005 - Lindquist Development.doc CI, MIIINROOM *ECICLEO
MI[II
VICINITY MAP LOCATION MAP
PROJECT DIRECTORY
OWNER: LINDQUIST DEVELOPMENT
PO BOX 42135, PORTLAND, OR 97242
503-720-2908
ARCHITECT: CONNECT ARCHITECTURE
4072 N WILLIAMS AVE, STE. A, PORTLAND, OR 97227
503-367-8057
STRUCTURAL:
TWO STORY, FOUR UNIT, WOOD FRAMED TYPE VB CONSTRUCTION MULIT-FAMILY BUILDING IN A
MISSION STYLE ARCHITECTURE.
PROJECT DESCRIPTION
SHEET NUMBER
CHECKED BY
DRAWN BY
CONSULTANT
SHEET TITLE 4072 N. WILLIAMS, SUITE APORTLAND, OREGON 97227503.367.8057a r c h i t e c t u r e JOB NUMBER:THESE DRAWINGS ARE THE ORIGINAL
UNPUBLISHED WORK OF THE ARCHITECT AND
MAY NOT BE DUPLICATED OR USED WITHOUT
THE WRITTEN CONSENT OF THE ARCHITECT.C O N N E C T SET ISSUE
G0.00
Checker
Author
COVERSHEET4 Unit Multi - Family74425 Abronia TrailPalm Desert, CA 92260PERMIT SET3.14.20202020 AT74425 ABRONIA TRAIL
PALM DESERT, CA 92260
NEW 4 UNIT MULTI-FAMILY BUILDING
G0.00 COVERSHEET
G0.01 GENERAL NOTES
SYMBOLS AND
ABBREVIATIONS
G0.02 CODE ANALYSIS
G0.03 ASSEMBLIES
C0.01 SITE SURVEY
C1.01 SITE PLAN
C1.02 GRADING AND
UTILITY PLAN
A1.01 FOUNDATION PLAN
A1.02 LEVEL ONE PLAN
A1.03 LEVEL TWO PLAN
A1.04 ROOF PLAN
A2.01 ELEVATIONS
A2.02 ELEVATIONS
A3.01 BUILDING SECTIONS
A3.02 BUILDING SECTIONS
A3.03 BUILDING SECTIONS
A4.01 WALL SECTIONS
SHEETS
L1.01 LANDSCAPE PLAN
ABR
O
NI
A
T
R
AI
L
SUNRISE LANESUNSET LANESUNSET LANEEL CAMINO
G0.00 COVERSHEET
G0.01 GENERAL NOTES
SYMBOLS AND
ABBREVIATIONS
G0.02 CODE ANALYSIS
G0.03 ASSEMBLIES
C0.01 SITE SURVEY
C1.01 SITE PLAN
C1.02 GRADING AND
UTILITY PLAN
A1.01 FOUNDATION PLAN
A1.02 LEVEL ONE PLAN
A1.03 LEVEL TWO PLAN
A1.04 ROOF PLAN
A2.01 ELEVATIONS
A2.02 ELEVATIONS
A3.01 BUILDING SECTIONS
A3.02 BUILDING SECTIONS
A3.03 BUILDING SECTIONS
A4.01 WALL SECTIONS
SHEETS
L1.01 LANDSCAPE PLAN
DCI ENGINEERS
921 SW WASHINGTON ST, STE. 560, PORTLAND, OR 97205
503-242-2448 WADE YOUNIE
LAURIE SIMPSON
STU LINDQUIST
CIVIL: FEIRO ENGINEERING, INC.
(760) 346-8015 RON FEIRO REV. 12.15.2020S1.00 STRUCTURAL GENERAL NOTES
S1.01 STRUCTURAL GENERAL NOTES
S2.01 STRUCT LEVEL 1 FOUNDATION
& SHEAR WALL PLANS
S2.02 STRUCT LEVEL 2 FRAMING PLAN
S2.02A STRUCT LEVEL 2 STUD & SHEAR WALL PLAN
S2.03 STRUCT ROOF FRAMING PLAN
S4.01 STRUCT FOUNDATION DETAILS
S5.01 STRUCT FRAMING DETAILS
S5.02 STRUCT FRAMING DETAILS
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 TWON CENTER NEIGHBORHOOD
GENERAL PLAN DESIGNATION: DOWNTOWN
ZONING DESIGNATION: DOWNTOWN EDGE TRANSITION OVERLAY (DE-O)
G0.01 GENERAL NOTES
SYMBOLS AND
ABBREVIATIONS
G0.02 CODE ANALYSIS
G0.03 ASSEMBLIES
C0.01 SITE SURVEY
C1.01 SITE PLAN
A0.01 EXIST. SITE PLAN
DEMO PLAN
A0.02 PROPOSED SITE PLAN
C-1 CIVIL COVERSHEET
C-2 GRADING PLAN
L-1 LANDSCAPE SITE PLAN
L-2 PLANTING PLAN
A2.03 EXT. LIGHTING &
MATERIALS
A2.04 COLOR RENDERINGS
A3.01 BUILDING SECTIONS
A3.02 BUILDING SECTIONS
A3.03 BUILDING SECTIONS
A4.01 WALL SECTIONS
L1.01 LANDSCAPE PLAN
OW
ITE
ITE
74
ROOF PLAN
A3.02 BUILDING SECTIONS
A3.03 BUILDING SECTIONS
A4.01 WALL SECTIONS
MATERIALS
A2.04 COLOR RENDERINGS
A3.01 BUILDING SECTIONS
A3.02 BUILDING SECTIONS
A3.03 BUILDING SECTIONS
A4.01 WALL SECTIONS
MATERIALS
A2.04 COLOR RENDERINGS
A3.01 BUILDING SECTIONS
5
6
(E) AERIAL VIEWS
REV 5.19.21C-3 GRADING
A1.01 FLOOR PLANS
A2.01 ELEVATIONS
A2.03 MATERIALS &
LIGHTING PLAN
A2.04 COLOR RENDERINGS
A2.05 COLOR RENDERINGS
A2.06 COLOR RENDERINGS
A3.01 ROOF DETAILS
A4.01 BUILDING SECTION &
AERIALS
A5.01 FOUNDATION PLAN &
DETAILS
A6.01 CODE ANALYSIS
& EXTERIOR MATERIALS
& ASSEMBLIES
NORTH
PALM DESERT GENERAL NOTES:PALM DESERT GRADING NOTES:DWG FILE:LAYOUT:JOB NUMBER:ANY MODIFICATION OF THIS PLAN MUST BEAPPROVED BY THE CITY PRIOR TO CONSTRUCTIONCITY OF PALM DESERTSHEETSSHEET(760) 346-8015 www.feiro.netPalm Desert, Ca 9221175060 Gerald Ford Drive, Suite 3162L-001PGP01162L1pgp01PER MB 34/8-9, O.R.; APN 627-126-008 & 627-126-009LOTS 22, 23 & 24, PALM DESERT ESTATES, UNIT No. 2PRELIMINARY GRADING PLAN21
DWG FILE:LAYOUT:JOB NUMBER:ANY MODIFICATION OF THIS PLAN MUST BEAPPROVED BY THE CITY PRIOR TO CONSTRUCTIONCITY OF PALM DESERTSHEETSSHEET(760) 346-8015 www.feiro.netPalm Desert, Ca 9221175060 Gerald Ford Drive, Suite 3162L-001PGP02162L1pgp01PER MB 34/8-9, O.R.; APN 627-126-008 & 627-126-009LOTS 22, 23 & 24, PALM DESERT ESTATES, UNIT No. 2PRELIMINARY GRADING PLAN22
DWG FILE:LAYOUT:JOB NUMBER:ANY MODIFICATION OF THIS PLAN MUST BEAPPROVED BY THE CITY PRIOR TO CONSTRUCTIONCITY OF PALM DESERTSHEETSSHEET(760) 346-8015 www.feiro.netPalm Desert, Ca 9221175060 Gerald Ford Drive, Suite 3162L-001PGP02162L1pgp01PER MB 34/8-9, O.R.; APN 627-126-008 & 627-126-009LOTS 22, 23 & 24, PALM DESERT ESTATES, UNIT No. 2PRELIMINARY GRADING PLAN33
1
PRELIMINARY LANDSCAPE PLANS FOR THE:
ABRONIA TRl1AIL APARTMENTS
EX/STING CITRUS TO REMAIN
PROTECT IN PLACE
(219.52 TC
(218.89 FL) EXISTING REMAIN
TO REMAIN
ADJACENT CITRUS
OUTSIDE OF PROPERTY i
(220, 0 EG)
:, • (220, 74,
EXISTING WASHINGTON/A
F/L/FERA PALM, TO REMAIN
PRO TEC T IN PLACE
LOT 22 ; ; (220.7/ FS)
(EXISTING BUILDING :'• ' '-
& IMPROVEMENTS) ,• ;a; a;
j(220.67 FS)
AWN, ID47
•t• :r'.�a. .t• t;•n.`t ��`•,a.,. 'x' •t.'•a• 'ra.' :4L•%•7S'P/' ,t �r
LOT 23 ABRONIA TRAIL
PALM DESERT, CALIFORNIA 92260
ABRONIA TRAIL
(219. 03 TC
F� (218. 39 FC)
ON -SITE
LANDSCAPE AREA
285 sf.CU
200 sf.
CU I
00 EG.
105 sf.CU
2-STORY BUILDING
4 RESIDENTIAL U T
(PROPOSED)
LOT 23
(VA CANT)1—
U�
>Q
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0
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300
L. z
CU
EXISTING CURB 8 GUTTER
(218.60 TO
(217.98 FC)
a
0
0
(219.70 EG)
— 2'X4 " REDWOOD
LANDSCAPE HEADER
(TYPICAL)
— REMOVE 2 EXISTING
WASHINGTONIA ROBUSTA
PALMS
(219.70 EG)
—CONCRETE WALKWAYS
(TYPICAL)
_�119
(218.18 TO
(217.58 FL)
(219, /0 EG)
LOT 24
(VACANT)
s CAST IRON TREE GRATE ADA
ADASIGN , , COMPLIANT (TYPICAL)
Z
PROPOSED COVERED PARKING J
ADA STALL
o (219.90 EG)
v.
_ 1. 5• '" .••': ..1. ,; ]' •":,•a •' .;,'•.. '
PROPERTY LINE
(220.52 EG) / (221.00 EG
—ON-SITE EXISTING t6' MASONRY
LANDSCAPE PROPERTY LINE WALL
AREA 'TYP' PROTECT IN PLACE
PRELIMINARY LANDSCAPE SITE
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
g�FORE ro SECTION 4216/4217 OF THE GOVERNMENT CODE
Ga 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.
PLAN
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 =
338
OFF -SITE LANDSCAPE AREA, SQFT =
655
TOTAL LANDSCAPE AREA, SQFT =
2,193
WUCOLS REGION = #6 LOW DESERT
ETo PER CVWD ZONE #2 = 58" / YEAR
SUNSET ZONE = 13
18
r2 f298f'20 FL) /
�I
/
(219.40 TOX) /
(218.79 FL)
(219.50 EG) /
Sell V -219
J= /
- (219.97 TOX) /
(219.37 FL) /
(220.29 TOX) /
(219.68 FL) /
0 8' 16' a2' 64'
Gf?APNIC 5CALF /
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
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PLANT LEGEND
SELECTED IMAGES
EXISTING Cl TRUS
Tn aFA4n /Ai t12
PRELI
6PIAPH C 5c&�
Important Notice — Underground Service Alert
4r§
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-
227-26000 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.
►rcff�raaiiffn'ia
NTIN
EXISTING CURB & GUTTER
SYMBOL I 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
WATER USE CLASSIFICATION
CITY OF IRRIGATION
PALM WUCOLS CONTROL
QNTY. I SIZE DESERT ZONE
2 24" Box Low -Mod Low 1
4 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
SUCCULENTS, GRASSES & ACCENTS
JUSTICIA SPICIGERA
14
5-Gal.
Low -Mod
Low
Mexican Honeysuckle
LEUCOPHYLLUM LANGMANIA
6
5-Gal.
Low -Mod
Low
'Rio Bravo', Texas Ranger
SALVIA CLEVELANDII
1
5-Gal.
Low
Low
Cleveland Sage
-
TECOMA STANS 'Gold Star'
2
5-Gal.
Low -Mod
Mod
_
Yellow Bells
VITEX ANGUS-CASTUS
1
15-Gal.
Low -Mod
Low
_
Chaste Tree
SUCCULENTS, GRASSES & ACCENTS
AGAVE PARRYI
Parry's Agave
AGAVE VILMORINIANA
Octopus Agave
ALOE 'BLUE ELF'
Blue Elf Aloe
BOUTELOUA GRACILIS
Blonde Ambition Grass
DASYLIRION WHEELERI
Desert Spoon
HESPERALOE PARVIFLORA
Red Yucca
PACHYPODIUM LAMEREI
Madagascar Palm
PERENNIALS & GROUND COVERS
6
5-Gal.
Low -Mod
Low
1
15-Gal.
Low -Mod
Low
13
5-Gal.
Low -Mod
Low
31
5-Gal.
N.A.
Low
7
15-Gal.
Low -Mod
Low
4
5-Gal.
Low -Mod
Low
3
15-Gal.
Low -Mod
Low
4
3
4
3
3
4
3
4
4
4
3
3
Q BAILEYA MULTIRADIATA 15 1-Gal. Low Low 4
Desert Marigold
DALEA CANTATA 3 5-Gal. Low Mod 4
Sierra Gold Dalea
MELAMPODIUM LEUCANTHUM 5 5-Gal. Low Low 4
Blackfoot Daisy
VINES & ESPALIERS
MACFADYENA UNGUIS-CATI 11 15-Gal. Low Low 4
Cat's Claw Creeper
CERCIDIUM PRAECOX, Sonoran Palo Verde (Palo Brea)
VVASHIN(3 I UNIA FILIFtK, Ualltornla I -an F'alm
-4
JUSTICIA SPICIGERA, Mexican Honeysuckle
LEUCOPHYLLUM LANGMANIA, 'Rio Bravo', Texas Ranger
TECOMA STANS 'Gold Star', Yellow Bells
BOUTELOUA GRACILIS, Blonde Ambition Grass
F;
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HESPERALOE PARVIFLORA, Red Yucca
f
D.G. DECOMPOSED GRANITE, DESERT GOLD. 2" DEPTH
MIN. LOW DESERT ROCK SUPPLY (760) 272-4319
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CRUSHED GRAVEL3/4" CHAMOISE BEIGE. 2" DEPTH MIN.
LOW DESERT ROCK SUPPLY (760) 272-4319
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\�219.97 TP ABRONIA TRAIL 7Z18.98 TP
(220.25 TAG LS 5292) 0
SITE BENCHMARK
220.15 TC
219.50 FL
219.52 TC
218.89 FL
(E) TREE
N 63°41'15" E (BASIS OF BEARINGS)
- — - — - — - — - — - — - — - '
218.37 TP
�T
EXISTING CURB & GUTTER
219.03 TC 218.60 TC
(218.39 FL) o (217.98 FL)
U R' S E `� �� \\F%U 5 ID A
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-- ,i-- —
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218.18 TC
217.58 FL
-- -- ---- -- - -- -- -- -- -- -- -- --
63°41 E 70.00' n S63041'15"W 70.00' �, 63°41'15" W 64.98'
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
217.09 FL
4=116*12'55" \� /
R=20.00'
L=40.57'
/
% 2(21'8NFT 218.67 TP /
2sOO /
219.40 TC /
/ 218.79 FL (219)
219.13 TP /
It
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o CURB & 'E �=
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219.97 TOX � /
(219.37 FL) DRAWN BY Author
JCHECKED BY Checker
/ SET ISSUE
i
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219.73 TP /
/
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220.29 TOX ,�
219.68 FL) ,
220.02 TP / SITE PLAN /
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SHEET NUMBER
SITE PLAN
SCALE: 1/8" = 1'-0"
AOmO2
NORTH
DW
UP
DWDWA2.02
1
A2.01
1
A2.02
2
A2.01
2
A B C D E
1
3
4
5
1
A3.01
2
A3.01
1
A3.02
2
A3.02
2
1
A3.03
BED RM
204
MASTER
205
LIVING RM
203
KITCHEN
202
ENTRY
201
CLO.
BATH
208
MASTER BATH
206
CLO.
CLO.
17' - 10 1/2"13' - 11"17' - 10 1/2"
6' - 11 1/2"6' - 11 1/2"
49' - 8"13' - 1 1/2"12' - 6"21' - 6 1/2"47' - 2"LIVING RM
103
ENTRY
101KITCHEN
102
BED RM
104
BED RM
105
BATH RM
106
LAUNDRY
107
BATH
108
CLO.
CLO.
CLO.
CLO.
LAUNDRY
207
1' - 3"2' - 0"7' - 2 1/2"14' - 4"1' - 3"
01
03
02
0505
05
01
04
04
0404
01
03
03
W/HW/H
42
MECHANICAL UNITS
FLOOR PLAN LEGEND
SMOKE DETECTOR
CARBON MONIXIDE DETECTOR
VENTILATION FAN
SHEET NUMBER
CHECKED BY
DRAWN BY
CONSULTANT
SHEET TITLE 4072 N. WILLIAMS, SUITE APORTLAND, OREGON 97227503.367.8057a r c h i t e c t u r e JOB NUMBER:THESE DRAWINGS ARE THE ORIGINAL
UNPUBLISHED WORK OF THE ARCHITECT AND
MAY NOT BE DUPLICATED OR USED WITHOUT
THE WRITTEN CONSENT OF THE ARCHITECT.C O N N E C T SET ISSUE
A1.02
Checker
Author
LEVEL ONE PLAN4 Unit Multi - Family74425 Abronia TrailPalm Desert, CA 92260PERMIT SET3.14.20202020 ATA1.02 SCALE: 1/4" = 1'-0"
PLAN1
LEVEL 1 - ROOM SCHEDULE
UNIT NUMBER ROOM AREA DIMENSION
1 101 ENTRY 32 SF 7' 1" x 4' 3"
1 102 KITCHEN 92 SF 13' 6" x 7' 0"
1 103 LIVING RM 238 SF 16' 10" x 14' 0"
1 104 BED RM 146 SF 14' 5" x 11' 6"
1 105 BED RM 168 SF 13' 2" x 12' 9"
1 106 BATH RM 66 SF 6' 4" x 10' 11"
1 107 LAUNDRY 37 SF 6' 9" x 5' 6"
1 108 BATH 32 SF 6' 4" x 5' 0"
1 109 HALL 74 SF 3' 4" x 22' 0"
2 201 ENTRY 30 SF 7' 1" x 4' 3"
2 202 KITCHEN 92 SF 13' 6" x 7' 0"
2 203 LIVING RM 238 SF 16' 10" x 14' 0"
2 204 BED RM 146 SF 14' 5" x 11' 6"
2 205 MASTER 186 SF 16' 10" x 12' 9"
2 206 MASTER BATH 69 SF 6' 4" x 10' 11"
2 207 LAUNDRY 28 SF 3' 5" x 5' 9"
2 208 BATH 44 SF 6' 9" x 8' 5"
2 209 HALL 63 SF 3' 4" x 19' 0"
UTILITY AREA (EXTERIOR CU'S
AS SHOWN IN SITE PLAN.
MINISPLITS LOCATED IN CLG)REV. 12.15.2020REFER TO ROOF PLAN (SITE PLAN) FOR METAL
FIN PROFILE @ WINDOWS 4.19.20211
DW
UP
DWDWA2.01
1
A2.01
2
A B C D E
1
3
4
5
1
A3.01
2
A3.01
1
A3.02
2
A3.02
2
1
A3.03
BED RM
204
MASTER
205
LIVING RM
203
KITCHEN
202
ENTRY
201
CLO.
BATH
208
MASTER BATH
206
CLO.
CLO.
17' - 10 1/2"13' - 11"17' - 10 1/2"
6' - 11 1/2"6' - 11 1/2"
49' - 8"13' - 1 1/2"12' - 6"21' - 6 1/2"LIVING RM
103
ENTRY
101KITCHEN
102
BED RM
104
BED RM
105
BATH RM
106
LAUNDRY
107
BATH
108
CLO.
CLO.
CLO.
CLO.
LAUNDRY
207
1' - 3"2' - 0"7' - 2 1/2"14' - 4"1' - 3"
01
03
02
0505
05
01
04
04
0404
01
03
03
W/HW/H
42
MECHANICAL UNITS
A1.02 SCALE: 1/4" = 1'-0"
PLAN1
UTILITY AREA (EXTERIOR CU'S
AS SHOWN IN SITE PLAN.
MINISPLITS LOCATED IN CLG)
REFER TO ROOF PLAN (SITE PLAN) FOR METAL
FIN PROFILE @ WINDOWS
A2.02
2
A2.02
1
FLOOR PLAN LEGEND
SMOKE DETECTOR
CARBON MONIXIDE DETECTOR
VENTILATION FAN
A2.02
2
E
BED RM
204
MASTER
205
LIVING RM
203
KITCHEN
202
LO.
CLO.
17' - 10 1/2"
1' - 3"
01
04
01
03
42
FLOOR PLAN LEGEND
SMOKE DETECTOR
CARBON MONIXIDE DETECTOR
VENTILATION FAN
LEVEL 1 - ROOM SCHEDULE
UNIT NUMBER ROOM AREA DIMENSION
1 101 ENTRY 32 SF 7' 1" x 4' 3"
1 102 KITCHEN 92 SF 13' 6" x 7' 0"
1 103 LIVING RM 238 SF 16' 10" x 14' 0"
1 104 BED RM 146 SF 14' 5" x 11' 6"
1 105 BED RM 168 SF 13' 2" x 12' 9"
1 106 BATH RM 66 SF 6' 4" x 10' 11"
1 107 LAUNDRY 37 SF 6' 9" x 5' 6"
1 108 BATH 32 SF 6' 4" x 5' 0"
1 109 HALL 74 SF 3' 4" x 22' 0"
2 201 ENTRY 30 SF 7' 1" x 4' 3"
2 202 KITCHEN 92 SF 13' 6" x 7' 0"
2 203 LIVING RM 238 SF 16' 10" x 14' 0"
2 204 BED RM 146 SF 14' 5" x 11' 6"
2 205 MASTER 186 SF 16' 10" x 12' 9"
2 206 MASTER BATH 69 SF 6' 4" x 10' 11"
2 207 LAUNDRY 28 SF 3' 5" x 5' 9"
2 208 BATH 44 SF 6' 9" x 8' 5"
2 209 HALL 63 SF 3' 4" x 19' 0"
UTILITY AREA (EXTERIOR CU'S
AS SHOWN IN SITE PLAN.
MINISPLITS LOCATED IN CLG)
REFER TO ROOF PLAN (SITE PLAN) FOR METAL
FIN PROFILE @ WINDOWS
2.02
2
DN
DW DWA2.01
1
A2.01
2
A B C D E
1
3
4
5
1
A3.01
2
A3.01
1
A3.02
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A3.02
LIVING RM
403
KITCHEN
402
ENTRY
401
CLO.
LIVING RM
303
ENTRY
301KITCHEN
302
CLO.
BED RM
404
MASTER
405
BATH
408
MASTER BATH
406
CLO.
BED RM
304
BED RM
305
BATH RM
306
CLO.
CLO.
BATH
308
LAUNDRY
407
LAUNDRY
307
CLO.
2
13' - 1 1/2"12' - 6"21' - 6 1/2"47' - 2"17' - 10 1/2"13' - 11"17' - 10 1/2"
6' - 11 1/2"6' - 11 1/2"
49' - 8"
1
A3.037' - 2 1/2"14' - 4"01
04 04
03
01
05
05 05
04
04
02
01
03
03
W/HW/H
8'-0"3'-0"4'-0"6'-8"REFER TO ROOF PLAN (SITE PLAN) FOR METAL
FIN PROFILE @ WINDOWS
LEVEL TWO PLAN
A2.02
1
A1.03 SCALE: 1/4" = 1'-0"
LEVEL 21
GROUND FLOOR PLAN
2
2
SHEET NUMBER
CHECKED BY
DRAWN BY
CONSULTANT
SHEET TITLE 4072 N. WILLIAMS, SUITE APORTLAND, OREGON 97227503.367.8057a r c h i t e c t u r e JOB NUMBER:THESE DRAWINGS ARE THE ORIGINAL
UNPUBLISHED WORK OF THE ARCHITECT AND
MAY NOT BE DUPLICATED OR USED WITHOUT
THE WRITTEN CONSENT OF THE ARCHITECT.C O N N E C T SET ISSUE
A1.02
Checker
Author
LEVEL ONE PLAN4 Unit Multi - Family74425 Abronia TrailPalm Desert, CA 92260PERMIT SET3.14.20202020 ATREV. 12.15.20204.19.2021LEVEL TWO PLAN
2.01
EXTERIOR
ELEVATIONS
A1.03 SCALE: 1/4" = 1'-0"
LEVEL 21
A 2.01
NORTH ELEVATION
A1.03 SCALE: 1/4" = 1'-0"
LEVEL 21
A 2.01
SOUTH ELEVATION
A1.03 SCALE: 1/4" = 1'-0"
LEVEL 21
A 2.01
EAST ELEVATION
A1.03 SCALE: 1/4" = 1'-0"
LEVEL 21
A 2.01
WEST ELEVATION
2
3 4
YELLOW SHADEINDICATES MINIMUM 1F.C. ILLUMINATION ATWALKING SURFACENO LIGHT SPILL INTOADJACENTPROPERTY OWNERCOMPOSITE SPANISH BARREL TILEANTIGUA-BRAVABENJAMIN MOORE AMHERST GREYBENJAMIN MOORE TITLE WAVEBENJAMIN MOORE WHITE DOVEROOFFOUNDATIONACCENTSSTUCCO SIDINGDECORATIVE RAILINGSSTUCCO SIDINGFIBERGLASSWONDOWSIN PROCESSBENJAMIN MOORE Wrought IronSpecificationsItem Number150,00020Input Line VoltageILumensLumen Efficiency (LPW)nput Power (Watts)Ideal For8Features• Dimmable• • FCC Compliant• 5 Year Warranty•Benefits• • Fits Most 4” Recessed Cans and J-BoxesEasily Select Soft White, Bright White or Daylight with aFlip of a Switch. Preset or Adjust After Install.UL/CUL Listed74204/HD50062Downlight ApplicationsSPECIFICATIONSLife Hours ULTRA THIN EDGE-LIT DESIGN Selectable Color Temperatures (or Daylight)Select light color temperature two waysFits 4” Housing or Standard J-BoxHousingSoft White, Bright White,Turn OFF/ONTurn OFF/ONDaylightToggle Once Toggle Twice Toggle Three TimesSoft WhiteBright WhiteBollard FixtureEntry and Carport FixtureBLACK (FACTORY FINISH)WINDOW AND DOOR FRAMESREV. 12.15.2020METAL (FINS, PANEL SIDING,PARAPET CAP, RAILINGS, TRELLIS4.19.2021BENJAMIN MOOREChantilly LaceUTILITY LIGHT INSIDEENCLOSURE. REF. SITEPLAN FOR NEW LOCATIONACCENT COLOR (DOORS)WROUGHT IRONBENJAMIN MOORECALM RAILINGS, RAILINGS, TRELLIS, PARAPET CAPREV 5.19.21STORM YELLOW SHADEINDICATES MINIMUM 1F.C. ILLUMINATION ATWALKING SURFACENO LIGHT SPILL INTOADJACENTPROPERTY OWNER& EXTERIORMATERIAL COLORS
SHEET NUMBER
CHECKED BY
DRAWN BY
CONSULTANT
SHEET TITLE 4072 N. WILLIAMS, SUITE APORTLAND, OREGON 97227503.367.8057a r c h i t e c t u r e JOB NUMBER:THESE DRAWINGS ARE THE ORIGINAL
UNPUBLISHED WORK OF THE ARCHITECT AND
MAY NOT BE DUPLICATED OR USED WITHOUT
THE WRITTEN CONSENT OF THE ARCHITECT.C O N N E C T SET ISSUE
G0.00
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Author
COVERSHEET4 Unit Multi - Family74425 Abronia TrailPalm Desert, CA 92260PERMIT SET3.14.20202020 ATA2.04
COLORED
ELEVATIONS REV. 12.15.2020VIEW FROM NORTHEAST
VIEW FROM EASTVIEW FROM EAST REV 5.19.21VIEW FROM NORTH EAST
WHITE METAL
SHROUD
WHITE
METALSHROUD
BLACK
FIBERGLASS
WINDOW FRAME
CHARCOAL
GRAY METAL
PARAPET CAP
WARM GRAY
LASER CUT METAL
DECORATIVE
PANEL
WHITE METAL
TRELLIS
CHARCOAL
GRAY
STUCCO
VIEW FROM EASTTVIEW FROM EAST
TVIEW FROM EAST
THEASTVIEW FROM NORTH EAST
SHEET NUMBER
CHECKED BY
DRAWN BY
CONSULTANT
SHEET TITLE 4072 N. WILLIAMS, SUITE APORTLAND, OREGON 97227503.367.8057a r c h i t e c t u r e JOB NUMBER:THESE DRAWINGS ARE THE ORIGINAL
UNPUBLISHED WORK OF THE ARCHITECT AND
MAY NOT BE DUPLICATED OR USED WITHOUT
THE WRITTEN CONSENT OF THE ARCHITECT.C O N N E C T SET ISSUE
G0.00
Checker
Author
COVERSHEET4 Unit Multi - Family74425 Abronia TrailPalm Desert, CA 92260PERMIT SET3.14.20202020 ATA2.04
COLORED
ELEVATIONS REV. 12.15.20205
VIEW FROM WEST
VIEW FROM SOUTH
CHARCOAL GRAY
CMU TRASH
ENCLOSURE
CHARCOAL
GRAY
VIEW FROM SOUTH
VIEW FROM WEST
SHEET NUMBER
CHECKED BY
DRAWN BY
CONSULTANT
SHEET TITLE 4072 N. WILLIAMS, SUITE APORTLAND, OREGON 97227503.367.8057a r c h i t e c t u r e JOB NUMBER:THESE DRAWINGS ARE THE ORIGINAL
UNPUBLISHED WORK OF THE ARCHITECT AND
MAY NOT BE DUPLICATED OR USED WITHOUT
THE WRITTEN CONSENT OF THE ARCHITECT.C O N N E C T SET ISSUE
G0.00
Checker
Author
COVERSHEET4 Unit Multi - Family74425 Abronia TrailPalm Desert, CA 92260PERMIT SET3.14.20202020 ATA2.04
COLORED
ELEVATIONS REV. 12.15.202056 REV 5.19.21VIEW FROM NORTH
WARM GRAY
LASER CUT METAL
DECORATIVE
PANEL
PNTED METAL
WOVEN MESH
GAURD RAIL
LASER CUT METAL
DECORATIVE
PANEL EXAMPLE
PNTD MESH
GAURDRAIL
EXAMPLE
WHITE METAL
PANEL SHROUDS
AND INFILL PANEL
WARM GRAY
LASER CUT METAL
DECORATIVE
PANEL @
SPANDREL
VIEW FROM NORTH
& EXTERIOR
MATERIALS
1/2" G.W.B
2x6 WOOD FRAMING
WALL SHEATHING
WEATHER RESISTIVE BARRIER
VAPOR BARRIER
R-19 BATT INSULATION
SELF FURRING METAL LATH
5/8" TYPE C GYPSUM BOARD
2x4 WOOD FRAMING
ON SEPARATED PLATES
BATT INSULATION
1" AIR GAPO.C.16"O.C.16"6 1/2"
9 1/4"
1/2" G.W.B
2x4 WOOD FRAMING
O.C.16"4 1/2"
1/2" G.W.B
2x4 WOOD FRAMING
O.C.16"4"
ADJACENT WALL
WHERE OCCURS
WALL TYPE 1 WALL TYPE 2 WALL TYPE 3 WALL TYPE 5
1/2" G.W.B
2x6 WOOD FRAMING
O.C.16"6 1/2"
WALL TYPE 4
7/8" EXTERIOR CEMENT PLASTER
EXTERIOR WALL PARTITION WALL PLUMBING FURRING WALLPLUMBING WALL
FLOOR FRAMING
O.C.
16"
T&G SHEATHING MIN. 23/32"
FINISH FLOOR
1' - 1"11 7/8" I-JOINTS
BATT INSULATION
MIN. 1-1/2"
MIN. .026" GALVANIZED STEEL
FURRING CHANNEL
5/8" TYPE C GYPSUM BOARD
ROOFING TILE
WOOD BATTENS
(SPACING TO ACCOMMODATE
ROOFING TILES)FELT ROOFING PAPER
PLYWOOD SHEATHING
TOP CORD MANUFACTURED
ROOF TRUSS
R-38 BATT INSULATION
BOTTOM CORD MANUFACTURED
ROOF TRUSS
VAPOR BARRIER
GYPSUM BOARD
ROOF TRUSS
1 HR FIRE RATED PER: UL DES U341
1 HR FIRE RATED CEILING PER: AMERICAN WOOD COUNCIL WIJ-1.1
NOTE:
TRUSS SPACING PER
MANUFACTURER
1 HR FIRE RATED PER: IBC TABLE 720.1(2) ITEM 15-1.3
SHEET NUMBER
CHECKED BY
DRAWN BY
CONSULTANT
SHEET TITLE 4072 N. WILLIAMS, SUITE APORTLAND, OREGON 97227503.367.8057a r c h i t e c t u r e JOB NUMBER:THESE DRAWINGS ARE THE ORIGINAL
UNPUBLISHED WORK OF THE ARCHITECT AND
MAY NOT BE DUPLICATED OR USED WITHOUT
THE WRITTEN CONSENT OF THE ARCHITECT.C O N N E C T SET ISSUE
G0.03
Checker
Author
ASSEMBLIES4 Unit Multi - Family74425 Abronia TrailPalm Desert, CA 92260PERMIT SET3.14.20202020 ATROOF DETAILS
4.19.20211" INSULATION, IF REQUIRED
1/2" G.W.B
2x6 WOOD FRAMING
WALL SHEATHING
WEATHER RESISTIVE BARRIER
VAPOR BARRIER
R-19 BATT INSULATION
SELF FURRING METAL LATHO.C.16"6 1/2"
WALL TYPE 1
7/8" EXTERIOR CEMENT PLASTER
EXTERIOR WALL
1 HR FIRE RATED PER: IBC TABLE 720.1(2) ITEM 15-1.3
(MTL PANEL @ WINDOW SHROUDS)
3"
A3.01
I UPDATED THIS SHEET BUT PLEASE
REVIEW
WOOD BATTENS
(SPACING TO ACCOMMODATE
ROOFING TILES)FELT ROOFING PAPER
PLYWOOD SHEATHING
TOP CORD MANUFACTURED
ROOF TRUSS
R-38 BATT INSULATION
BOTTOM CORD MANUFACTURED
ROOF TRUSS
VAPOR BARRIER
GYPSUM BOARD
ROOF TRUSS
NOTE:
TRUSS SPACING PER
MANUFACTURER
ROOF DETAILS
1" INSULATION, IF REQUIRED
3"
ROOF
ROOF DETAILS
ROOF
ROOF DETAILS
3"2"
& TYPICAL DETAILS
LEVEL 1
0' -0"
LEVEL 2
10' -2 1/8"
T.O.PLATE 1
9' -1 1/8"
T.O.PLATE 2
19' -3 1/4"
C
02
02
LEVEL 1
0' -0"
LEVEL 2
10' -2 1/8"
T.O.PLATE 1
9' -1 1/8"
T.O.PLATE 2
19' -3 1/4"9"6' - 9"1' - 7 1/8"1' - 0"6' - 6"1' - 7 1/8"12
7
01
01
SHEET NUMBER
CHECKED BY
DRAWN BY
CONSULTANT
SHEET TITLE 4072 N. WILLIAMS, SUITE APORTLAND, OREGON 97227503.367.8057a r c h i t e c t u r e JOB NUMBER:THESE DRAWINGS ARE THE ORIGINAL
UNPUBLISHED WORK OF THE ARCHITECT AND
MAY NOT BE DUPLICATED OR USED WITHOUT
THE WRITTEN CONSENT OF THE ARCHITECT.C O N N E C T SET ISSUE
A4.01
Checker
Author
WALL SECTIONS4 Unit Multi - Family74425 Abronia TrailPalm Desert, CA 92260PERMIT SET3.14.20202020 ATA4.01 SCALE: 1/2" = 1'-0"
Detail 11
A4.01 SCALE: 1/2" = 1'-0"
Detail 22
REVISION IN PRGRESS LEVEL 2
10' -2 1/8"
T.O. PARAPET
22'-0"
METAL PANEL
METAL PANEL
LEVEL 1
0' -0"
LEVEL 2
10' -2 1/8"
T.O.PLATE 1
9' -1 1/8"
T.O.PLATE 2
19' -3 1/4"9"6' - 9"1' - 7 1/8"1' - 0"6' - 6"1' - 7 1/8"7
01
01
A4.01 SCALE: 1/2" = 1'-0"
Detail 22
LEVEL 2
10' -2 1/8"
T.O. PARAPET
22'-0"
15"
1/4" to 1/2" SLOPE.
REF. SITE / ROOF
PLAN
6"METAL PANEL
METAL PANEL
EXISTING AERIAL VIEWS OF THE SITE
EXIST. AERIAL
VIEWS 4.19.2021PLANTER BOX,
WHERE OCCURS
SLOPE TO DRAIN
1 WALL SECTION
A B C D E
1
3
4
5
17' - 10 1/2"13' - 11"17' - 10 1/2"
6' - 11 1/2"6' - 11 1/2"
49' - 8"13' - 1 1/2"12' - 6"21' - 6 1/2"47' - 2"2
7' - 2 1/2"14' - 4"2' - 0"2' - 0"
TYP.
1' - 8"
3
A1.01
2
A1.01
LEVEL 1
0' -0"
C
2' - 0"2' - 0"4"INT. PARTY WALL ASSEMBLY
ANCHOR BOLTS
(PER STRUCTURAL)
PT WOOD BOTTOM PLATE
CONCRETE FOUNDATION
(PER STRUCTURAL)
2" RIGID INSULATION
VAPOR BARRIER
LEVEL 1
0' -0"MIN.6"EXT. WALL ASSEMBLY
ANCHOR BOLT (PER STRUCTURAL)
PT WOOD BOTTOM PLATE
CONCRETE FOUNDATION
(PER STRUCTURAL)
2" RIGID INSULATION
GROUND PLANE
VAPOR BARRIER
SHEET NUMBER
CHECKED BY
DRAWN BY
CONSULTANT
SHEET TITLE 4072 N. WILLIAMS, SUITE APORTLAND, OREGON 97227503.367.8057a r c h i t e c t u r e JOB NUMBER:THESE DRAWINGS ARE THE ORIGINAL
UNPUBLISHED WORK OF THE ARCHITECT AND
MAY NOT BE DUPLICATED OR USED WITHOUT
THE WRITTEN CONSENT OF THE ARCHITECT.C O N N E C T SET ISSUE
A1.01
Checker
Author
FOUNDATION PLAN4 Unit Multi - Family74425 Abronia TrailPalm Desert, CA 92260PERMIT SET3.14.20202020 ATA1.01 SCALE: 1/4" = 1'-0"
FOUNDATION PLAN1
A1.01 SCALE: 1 1/2" = 1'-0"
Detail 12
A1.01 SCALE: 1 1/2" = 1'-0"
Detail 23 4.19.20215
A5.01
A5.01 A5.01
DW DWDWDW DWLAND 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: R-3 RESIDENTIAL
GENERAL PLAN
DESIGNATION: DOWNTOWN
ZONING
DESIGNATION: DOWNTOWN EDGE TRANSITION OVERLAY (DE-O)
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)
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
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 Occ. Load = 10
level 2 2,249 sq ft / 200 gross Occ. Load = 10
Total R-2 4,393 sq ft 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
6 Provided per Variance Application
75'65'
75'85'
SHEET NUMBER
CHECKED BY
DRAWN BY
CONSULTANT
SHEET TITLE 4072 N. WILLIAMS, SUITE APORTLAND, OREGON 97227503.367.8057a r c h i t e c t u r e JOB NUMBER:THESE DRAWINGS ARE THE ORIGINAL
UNPUBLISHED WORK OF THE ARCHITECT AND
MAY NOT BE DUPLICATED OR USED WITHOUT
THE WRITTEN CONSENT OF THE ARCHITECT.C O N N E C T SET ISSUE
G0.02
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Author
CODE ANALYSIS4 Unit Multi - Family74425 Abronia TrailPalm Desert, CA 92260PERMIT SET3.14.20202020 ATG0.02 SCALE: 1/8" = 1'-0"
CODE PLAN: EXITING LEVEL 11
G0.02 SCALE: 1/8" = 1'-0"
CODE PLAN: EXITING LEVEL 22
TOWN CENTER NEIGHBORHOOD MULTIFAMILY
REV. 12.15.2020A6.01
A6.01
A6.01
STAFF REPORT
CITY OF PALM DESERT
DEVELOPMENT SERVICES DEPARTMENT
MEETING DATE: October 5, 2021
PREPARED BY: Nick Melloni, Associate Planner
REQUEST: Consideration of a request to amend approved Vesting Tentative Tract
Map 37506 to revise building pad elevations and adjust lot lines within
Project Area 3 of the University Park subdivision, a 46.3-acre portion of
a 174+ acre residential subdivision generally located south of Gerald
Drive, east of Portola Avenue, and west of Cook Street.
Recommendation
Waive further reading and adopt Planning Commission Resolution No. 2799,
approving the applicant’s request to revise the building pad elevations and lot
lines of approved Vesting Tentative Tract Map 37506 for the University Park
residential subdivision.
Executive Summary
Staff is recommending approval of a request by University Park Investors, LLC, to amend
Vesting Tentative Tract Map 37506. This amendment will affect Project Area 3 (“Area 3”) of
the approved University Park residential neighborhood, which encompasses a 46.3-acre
portion of a 174-acre subdivision. Area 3 contains 169 residential lots and 14 non-residential
lots for residential and open space uses. The amendment will adjust the building pad
elevations for 18 residential lots within Area 3 and the parcel lines for 108 residential lots. The
amendment does not create additional lots or modify the boundary of the approved
subdivision. The lot line changes conform with the requirements of the University
Neighborhood Specific Plan (UNSP), General Plan, and all applicable development
standards. The City Engineer reviewed the revisions to the building pad elevations, and they
will comply with all applicable grading requirements.
Background
A. Property Description
The project site is a 46.3-acre portion of the 174-acre University Park subdivision
generally bounded by Gerald Ford Drive to the north, Portola Avenue to the west, Cook
Street to the east, and vacant Palm Desert Successor to the Redevelopment Agency-
owned land to the south. The site is currently vacant and characterized by sloping
topography, sparse desert vegetation, and blow sand deposits. Street improvements for
College Drive along the north edge of the site and University Drive at the east have been
constructed and provide connections for future public roadways for the subdivision.
October 5, 2021 – Staff Report
Case No. VTTM 37506 Amendment No. 2 University Park
Page 2 of 5
In 2006, the Palm Desert City Council approved tentative plans to subdivide the area for
approximately 1,100 homes as part of the University Park Master Plan. A Community
Facilities District (CFD) was established and utilities (sewer and water), retaining walls,
street improvements (College Drive, Pacific Avenue, portions of Technology Drive, and
University Park Drive); and park space (University Dog Park and University Park East)
were completed along with a recorded parcel map; however, the homes were not
developed.
In 2017, the Palm Desert City Council adopted Ordinance No. 1312 approving the
University Neighborhood Specific Plan (UNSP). This specific plan establishes the
allowable density and development standards for the 400-acre area bound by Gerald Ford
Drive to the north, Portola Avenue to the west, Cook Street to the east, and Frank Sinatra
Drive to the South.
In 2018, the Palm Desert Planning Commission adopted Planning Commission
Resolution No. 2745, approving Vesting Tentative Tract Map 37506 for a 174-acre, 1069-
unit residential subdivision within the UNSP generally known as University Park. This
approval included a Master Precise Plan that establishes standards and design guidelines
for the tract including, minimum required lot standards. A map overview of the University
Park area and the five Project Areas is below in Figure 1 (see page 2-2 of the University
Park Master Precise Plan Document).
Figure 1 – University Park – Overall project area
October 5, 2021 – Staff Report
Case No. VTTM 37506 Amendment No. 2 University Park
Page 3 of 5
In 2020, the Palm Desert Planning Commission approved an amendment to VTTM 37506
to revise the building pad elevations for 19 lots within Project Area 1 (“Area 1”) of the
University Park area. The pad elevation changes ranged from reducing pad heights
between six (6) inches to one-and-a-half (1.5) feet from the original approval. The revision
was necessary to accommodate site drainage, existing grades, and utility infrastructure.
Construction on Area 1 of the University Park Area is currently underway as of October
2021 as Phase 1 of Tract 37506-1. The applicant anticipates that Area 3, Tract 37506-2
will be the next phase of development.
B. Zoning and General Plan Land Use Designation
Zoning: Planned Residential – 18 (PR-18)/UNSP
General Plan: Town Center Neighborhood
C. Adjacent Zoning and Land Use
North: Planned Residential – 6/22 (PR – 6/22) Millennium Specific Plan
South: Planned Residential – 18 (PR-18)/UNSP
East: Planned Residential - 22 (PR-22)/Planned Commercial (PC-3) Vineyard
Apartments/University Commons
West: Planned Residential – 5 (PR – 5) Shepard Lane Neighborhood
Project Description
The project for consideration is an amendment to portions of Vesting Tentative Tract Map
37506 comprising Area 3 of the University Park development, approved in 2018. This area
consists of a 46.3-acre area containing 169 residential lots with two types of configurations:
• 49 total of 40’ x 80’ Alley Lots: Detached single-family, with rear alley vehicle access.
• 120 total of 60’ x 100’ Lots: Conventional detached single-family residential.
The project will alter approved building pad elevations and lot lines for several lots in this area
which are shown in Attachment (3) of the staff report.
Pad Height Elevation:
The proposal will reduce the approved building pad elevations for 18 lots. The proposed pad
elevation reductions range from six (6) inches to three (3) feet. The modified pad height
elevations are shown in Attachment 3.1 - Revised Building Pad Elevation Exhibit of this staff
report. These reductions are required to accommodate drainage and existing site grades and
reduce pad height differences between lots.
According to Palm Desert Municipal Code (PDMC) Section 27.12.045, approved Tentative
Tract Maps require a new public hearing with the Planning Commission if the building pad
elevations deviate more than six (6) inches from the map approved by the Planning
Commission. In this case, the applicant’s proposed changes to the 18 lots exceed the six (6)
inch-threshold and requires approval by Planning Commission.
October 5, 2021 – Staff Report
Case No. VTTM 37506 Amendment No. 2 University Park
Page 4 of 5
Lot Line Modifications:
The proposal will revise the lot lines for 108 residential lots within Area 3. The modifications
adjust the lot boundaries between existing lots. The total number of residential lots will not
change. The changes will not alter the layout of the subdivision or the location of the proposed
public streets. The changes are shown in Attachment 3.2 - Revised Lot Line Exhibit, included
with this staff report. The changes require a revision to the approved Vesting Tentative Tract
Map and approval by the Planning Commission.
The alley lots must have a minimum width of 40’ and minimum depth of 80’. The 60’ x 90’
conventional lots must have a minimum width of 60’ and minimum depth of 90’.
Analysis
The revisions to the Vesting Tentative Tract Map substantially conform with the prior map
approval. The proposed amendment consists of non-substantive changes to approved pad
elevations. These proposed revisions have been preliminarily reviewed by the City Engineer
to ensure that the proposed pad elevation changes meet the criteria for drainage and does
not have an impact on the development as a whole.
The proposed lot line adjustments for the 108 lots meet the minimum dimensions and size
requirements established under the University Park Master Precise Plan approved by the
City. The proposal will not create any non-conforming uses since the building setback
requirements can be adequately met. In addition, the amendment does not create additional
lots or substantially alters the layout of the subdivision. According to the requirements of
PDMC 26.20.100 and the Subdivision Map Act, the map is consistent with the Palm Desert
General Plan and UNSP.
Public Input
Public noticing was conducted for the October 5, 2021, Planning Commission meeting per
California Government Code Section 65090 to 65096 and PDMC Section 25.60.060. The City
published a public hearing notice on Saturday, September 25, 2021, in The Desert Sun.
Additionally, staff mailed a total of seven (7) public hearing notices to all property owners
within 300 feet of the project site. The public comment period occurred between August 29,
2021, and September 7, 2021.
Conclusion
The proposed VTTM 37506 Amendment No. 2 for building pad elevation revisions and lot line
revisions substantially conform to the approved map. There are no new impacts as the
changes do not alter the location of the tract, alter proposed improvements, or increase the
number of residential lots. All changes have been reviewed and conform with City
requirements. Staff recommends that the Planning Commission adopt a resolution approving
Amendment No. 2 of VTTM 37506.
October 5, 2021 – Staff Report
Case No. VTTM 37506 Amendment No. 2 University Park
Page 5 of 5
Environmental Review
In November 2016, the City Council of the City of Palm Desert adopted an Environmental
Impact Report (EIR) in support of the General Plan update and University Neighborhood
Specific Plan. The EIR identified and studied specific environmental impacts associated with
the build-out of the UNSP project boundaries. No new environmental impacts are identified
by this project, which implements the UNSP. All mitigation measures identified in the EIR are
incorporated into this project. No further environmental review is required.
Findings of Approval
Findings can be made in support of the project and under the City’s Municipal Code. Findings
in support of this project are contained in Planning Commission Resolution No. 2799,
attached to this staff report.
LEGAL REVIEW DEPT. REVIEW FINANCIAL
REVIEW
ASSISTANT CITY
MANAGER
N/A
Robert W. Hargreaves
City Attorney
Martin Alvarez
Martin Alvarez, Director of
Development Services
N/A
Janet Moore
Director of Finance
N/A
Andy Firestine
Assistant City Manager
City Manager: L. Todd Hileman: N/A
APPLICANT: University Park Investor, LLC.
801 San Ramon Valley Boulevard, Suite F
Danville, CA 94526
ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2799
2. Public Hearing Notice
3. Project Plans:
3.1. Revised Building Pad Elevation Exhibit
3.2. Revised Lot Line Exhibit
PLANNING COMMISSION RESOLUTION NO. 2799
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO VESTING
TENTATIVE TRACT MAP 37506 TO ADJUST BUILDING PAD HEIGHTS
AND LOT LINES FOR A 46.3-ACRE PORTION OF A 174-ACRE
RESIDENTIAL SUBDIVISION BOUNDED BY GERALD FORD DRIVE TO
THE NORTH, PORTOLA AVENUE TO THE WEST, COOK STREET TO THE
EAST, AND CITY-OWNED PROPERTIES TO THE SOUTH
CASE NO: VTTM 37506 AMENDMENT NO. 2
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 5th day of October 2021, hold a duly noticed public hearing to consider the request by
University Park Investors, LLC, for approval of the above-noted; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 20th day of November 2018, adopt Planning Commission Resolution No. 2745 approving
Tentative Tract Map 37506 for the subdivision of approximately 174 acres within the
University Neighborhood Specific Plan (UNSP); and
WHEREAS, the revisions to the building pad elevations and lot lines for Vesting
Tentative Tract Map 37506 are necessary to accommodate proper drainage and utility
infrastructure and do not create any new environmental impacts to the surrounding area; and
WHEREAS, the University Park project implements the City’s UNSP by incorporating
specific design guidelines related to subdivision design standards, traffic calming, pedestrian
and bicycle connectivity, open space, and housing product variation; and
WHEREAS, at the said public hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, the Planning
Commission did find the following facts and reasons exist to justify the approval of said
request:
1. The University Park project, as proposed, is consistent with the goals and policies
of the Palm Desert General Plan and the UNSP, including that the project provides
a variety of housing options, open space, pedestrian and bicycle connectivity, and
density in proximity to California State University San Bernardino Palm Desert
Campus (CSUSBPD).
2. The University Park project is compatible with adjacent properties and surrounding
uses, and development standards comply with the approved UNSP for the project
area.
3. The University Park project is suitable and appropriate for the property in that the
property is mostly vacant native desert land with roadway and utility improvements,
and a Specific Plan was adopted for the project site that identifies this type of
housing product variation, open space, pedestrian and bicycle connectivity, and
the uses proposed along with the development pattern comply with applicable City
standards and standards approved as part of the Specific Plan.
PLANNING COMMISSION RESOLUTION NO. 2799
2
4. The proposed Vesting Tentative Tract Map amendment is not detrimental to the
public health, safety, general welfare, or be materially injurious to the surrounding
properties or improvements in the City of Palm Desert.
5. The project has complied with the provisions of the California Environmental
Quality Act (CEQA) in that an Environmental Impact Report (EIR) was prepared
for the UNSP and that implementation of the Specific Plan through a Tentative
Tract Map requires an addendum to the EIR, as no new environmental impacts
have been identified by the project proposal and all potentially significant
environmental impacts have been mitigated.
FINDINGS FOR APPROVAL:
1. That the density of the proposed subdivision is consistent with the applicable
General Plan and specific plans.
In 2017, the City Council adopted an update to the General Plan and concurrently
adopted the UNSP. Both plans identified approximately 400 acres of vacant land
bounded by Gerald Ford Drive to the north, Portola Avenue to the west, Cook
Street to the east, and Frank Sinatra to the south as a unique development
opportunity that can capitalize on synergies between a mixed housing
neighborhood with strong pedestrian and bicycle connectivity to CSUSBPD. As
proposed, the project provides eight (8) distinct housing product types, including
alley-loaded homes, apartments, attached townhomes, and detached single-family
homes, connected by open space, sidewalks, and trails. The subdivision of the
project areas proposes tree-lined public streets, open spaces, pedestrian and
bicycle connectivity, and roadways designed for lower vehicle speeds and
implements and fulfills the goals of the UNSP.
The UNSP identified 2,618 dwelling units within the project area. The project site,
representing nearly one-half (½) of the UNSP project boundary, is subdivided to
accommodate 1,069 dwelling units for a density of approximately six (6) dwelling
units per acre. The density of the project is consistent with the General Plan and
UNSP designation for the Neighborhood Low designation, which allows four to
eight (4-8) dwelling units per acre (see Page 4-18 of the UNSP).
The amendment to Vesting Tentative Tract Map 37506 to adjust building pad
elevation heights and lot line adjustments does not create additional lots; therefore,
the density of the proposed subdivision remains consistent with the applicable
General Plan and the UNSP.
2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
The amendment to adjust building pad elevation heights and lot line adjustments
to the Vesting Tentative Tract Map 37506 were reviewed by all pertinent
departments and agencies and concluded that it does not change the design and
improvements of the tract map which were previously reviewed by the
Planning/Land Development Division, Fire Department, and Public Works
PLANNING COMMISSION RESOLUTION NO. 2799
3
Department for consistency with the General Plan, UNSP, and emergency
services. Lot sizes, street and utility improvements, circulation patterns, and
drainage improvements meet all requirements of the General Plan and the UNSP.
All perimeter streets are in conformance with the General Plan and modifications
to the surrounding roadways that will improve vehicle circulation in the vicinity.
3. That the site is physically suitable for the type of development.
The 46.3-acre portion of the 174+-acre site is suitable for the proposed
development. Environmental, cultural, traffic, and other special studies were
prepared for the UNSP, and an addendum to the EIR was prepared to address the
specifics of the project. No environmental issues were identified that would indicate
that development in this area would be unsuitable. In addition, existing residential
and commercial development in the vicinity have successfully constructed similar
types of development, and no obstacles to the development of those surrounding
subdivisions were experienced. The amendment to Vesting Tentative Tract Map
37506 to adjust building pad elevation heights and lot line adjustments remains
consistent with the originally approved project; therefore, the site continues to be
physically suitable for the development.
4. That the site is physically suitable for the proposed density of development.
The project site is surrounded by planned residential and commercial
developments to the south, east, west, and north. As proposed, the site layout and
distribution of residential densities at a rate of approximately six (6) dwelling units
per acre are consistent with surrounding development and the UNSP. The
amendment to Vesting Tentative Tract Map 37506 to adjust building pad elevation
heights and lot line adjustments does not affect the original density of the project;
therefore, the density of the proposed subdivision remains physically suitable for
the proposed density of the development.
5. That the design of the subdivision and the proposed improvements are not likely
to cause substantial environmental damage or substantial and unavoidable injury
to fish or wildlife or their habitat.
For purposes of the CEQA, an EIR was prepared and adopted by the City Council
as part of the General Plan Update and UNSP. In addition, an addendum to the EIR
has been prepared for the project to address project-specific impacts that were not
previously addressed by the EIR. The addendum to the EIR did not identify any new
impacts created by the proposed project. The design of the project will not cause
substantial environmental damage or injure fish or wildlife or their habitat since the
surrounding area has been developed, with similar densities and limited wildlife is
present at the site. Environmental studies performed at the site did not identify any
endangered or sensitive species. In addition, the project will pay into the Coachella
Valley Multi-Species Habitat Conservation fund for the development of raw land.
The amendment to Vesting Tentative Tract Map 37506 to adjust building pad
elevation heights and lot line adjustments does not present a change that will
impact the previously analyzed environmental assessments for this project.
PLANNING COMMISSION RESOLUTION NO. 2799
4
6. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
The design and layout of the tract map are in compliance with all grading, drainage,
vehicle access, pedestrian, bicycle connectivity, and parking requirements. The
property will be developed in accordance with the Uniform California Building Code.
Grade changes and utility easements are accommodated by the buildings, street
layout, and open space provided throughout the project site. Pedestrian access is
provided to adjoining land uses via sidewalks and other pedestrian walkways, and
the distributed open space contributes to a healthy community and neighborhood.
The amendment to Vesting Tentative Tract Map 37506 to adjust building pad
elevation heights and lot line adjustments does not substantially affect the design
of the subdivision or the type of improvements that will cause a serious public health
problems.
7. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision.
The proposed project will utilize and enhance existing drainage and utility
distribution easements located within the project site. Improvements related to
drainage will be provided to ensure the project area accommodates 100 percent
of the 100-year storm. Surrounding perimeter City streets are built-out to the
General Plan designation, and the developer will make modifications to
surrounding streets to accommodate project access. Pedestrian connections and
open space are provided throughout the project area, and enhanced pedestrian
trails are provided within the project site. The amendment to Vesting Tentative
Tract Map 37506 to adjust building pad elevation heights and lot line adjustments
does not conflict with easements acquired by the public at large for access through
or use of property within the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS:
1. That the above recitations are true and correct and constitute the findings of the
Planning Commission in this case.
2. That the Planning Commission does hereby approve Vesting Tentative Tract Map
Amendment No. 2, subject to conditions attached.
PLANNING COMMISSION RESOLUTION NO. 2799
5
PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of
Palm Desert, California, at its regular meeting held on the 5th day of October 2021, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN GREENWOOD, CHAIR
ATTEST:
MARTÍN ALVAREZ, SECRETARY
PALM DESERT PLANNING COMMISSION
PLANNING COMMISSION RESOLUTION NO. 2799
6
CONDITIONS OF APPROVAL
CASE NO. VTTM 37506 AMMENDMENT NO. 2
PLANNING/LAND DEVELOPMENT DIVISION:
1. The development of the property and all buildings, road network, and open space within
the project boundaries shall conform substantially with exhibits on file with the
Development Services Department and as modified by the following conditions.
2. The applicant agrees that in the event of any administrative, legal, or equitable action
instituted by a third party challenging the validity of any of the procedures leading to the
adoption of these Project Approvals for the Project, or the Project Approvals themselves,
Developer and City each shall have the right, in their sole discretion, to elect whether or
not to defend such action. Developer, at its sole expense, shall defend, indemnify, and
hold harmless the City (including its agents, officers, and employees) from any such
action, claim, or proceeding with counsel chosen by the City, subject to the Developer’s
approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole
expense. If the City is aware of such an action or proceeding, it shall promptly notify the
Developer and cooperate in the defense. Developer upon such notification shall deposit
with City sufficient funds in the judgment of City Finance Director to cover the expense
of defending such action without any offset or claim against said deposit to assure that
the City expends no City funds. If both Parties elect to defend, the Parties hereby agree
to affirmatively cooperate in defending said action and to execute a joint defense and
confidentiality agreement to share and protect the information, under the joint defense
privilege recognized under applicable law. As part of the cooperation in defending an
action, City and Developer shall coordinate their defense to make the most efficient use
of legal counsel and to share and protect information. Developer and City shall each have
sole discretion to terminate its defense at any time. The City shall not settle any third-
party litigation of Project Approvals without the Developer’s consent, which consent shall
not be unreasonably withheld, conditioned, or delayed unless Developer materially
breaches this indemnification requirement.
3. The development of the property described herein shall be subject to the restrictions and
limitations set forth herein, which are in addition to the approved development standards
listed in the Palm Desert Municipal Code, and state and federal statutes now in force, or
which hereafter may be in force.
4. The applicant shall record Tentative Tract Map 37506 within two (2) years of project
approval. Multiple final maps may be recorded for this project.
5. Any proposed modifications to this approval shall require an amendment to the
application, which will result in a new public hearing.
6. All Conditions of Approval listed in City of Palm Desert Planning Commission Resolution
2745 remain valid.
END OF CONDITIONS OF APPROVAL
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CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. VTTM 37506 AMENDMENT NO. 2
NOTICE OF A PUBLIC HEARING BEFORE THE CITY OF PALM DESERT PLANNING
COMMISSION TO CONSIDER A REQUEST BY UNIVERSITY PARK INVESTORS, LLC, FOR A
REVISION TO PAD ELEVATION HEIGHTS AND LOT LINES WITHIN AREA 3 OF VTTM 37506,
A 46.3-ACRE PORTION OF A 174+ ACRE RESIDENTIAL SUBDIVISION LOCATED SOUTH OF
GERALD DRIVE, EAST OF PORTOLA AVENUE AND WEST OF COOK STREET
The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the
California Environmental Quality Act (CEQA) has reviewed the project for consistency with the
adopted University Neighborhood Specific Plan (UNSP) and the Environmental Impact Report
(EIR) prepared for the project site and finds that the request to adjust building pad height
elevations does not generate new environmental impacts and no additional review is required.
Project Location/Description:
Project Location: 174+ acres bounded by Gerald Ford Drive to the north, Portola Avenue to the
west, Cook Street to the east, and vacant City-owned property to the south: APNs: 694-190-053
and 694-200-013
Project Description: The project applicant, University Park LLC., has submitted an amendment to
the approved Vesting Tentative Tract Map 37506 to adjust the approved pad height elevations
and lot lines within a 46.3-acre area of the University Park Residential Subdivision. This portion
of the subdivision contains 169 single-family residential lots, 18 open space lots, and two (2) lots
dedicated for City parks. In November 2018, the Planning Commission adopted Resolution 2745
approving the Vesting Tentative Tract Map. Palm Desert Municipal Code (PDMC) requires a new
public hearing when there is a request to adjust the pad height more than six (6) inches to an
approved map and to change lot dimensions. In this case, to accommodate drainage and grading
of the site, pad height elevations for 18 parcels are being adjusted by up three (3) feet.
Additionally, the lot lines of 108 parcels must be adjusted. These changes require a new public
hearing. No changes to the number of approved lots are proposed.
Recommendation: Staff is recommending that the Planning Commission adopt a resolution
approving the proposed changes to the building pad heights and lot line modifications, subject to
conditions.
Public Hearing: The public hearing will be held before the Planning Commission on October 5,
2021, at 6:00 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.cityofpalmdesert.org/our-city/committees-and-
commissions/planning-commission-information-center.
Comment Period: The public comment period for this project is from September 25, 2021, to
October 5, 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 MARTIN ALVAREZ, SECRETARY
SEPTEMBER 25, 2021 PALM DESERT PLANNING COMMISSION
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TYPICAL LOT SETBACKS
40X80 ALLEY HOMES TYPICAL LOT SETBACKS
60x100 CONVENTIONAL HOMES
CITY OF PALM DESERT, CALIFORNIA
UNIVERSITY PARK
R E V I S I O N S
75410 Gerald Ford Drive, #100, Palm Desert, CA 92211
Phone: (760) 346-7481 · MBAKERINTL.COM
PREPARED BY:DEVELOPER:SHEET
OF
R E V I S I O N S