HomeMy WebLinkAbout2021-11-23 ARC Regular Meeting Agenda Packet
CITY OF PALM DESERT
ARCHITECTURAL REVIEW COMMISSION
AGENDA
TUESDAY, NOVEMBER 23, 2021 – 12:30 P.M.
ZOOM VIRTUAL MEETING
I. CALL TO ORDER
II. ROLL CALL
III. ORAL COMMUNICATIONS
Any person wishing to discuss any item not appearing on the agenda may address
the Architectural Review 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 Architectural Review Commission authorizes additional
time. Because the Brown Act does not allow the Architectural Review 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 Architectural Review Commission meeting.
THREE OPTIONS FOR PARTICIPATING IN THE MEETING
Option 1 – To Participate by Email:
• Send your comments by email to planning@cityofpalmdesert.org. Emails
received by 9:30 a.m. prior to the meeting will be made part of the record and
will be distributed to Architectural Review Commissioners. This method is
encouraged because it will give Commissioners the opportunity to reflect on
your input. Emails will not be read aloud.
Option 2 – To Participate and Provide Verbal Comments Using Your Internet:
1. Click the link: https://palmdesert.zoom.us
2. Meeting ID: 845 9232 4446 Passcode: 046184
Pursuant to Assembly Bill No. 361, the Architectural Review Commission
may participate via Teleconference/Virtual Meeting.
AGENDA
ARCHITECTURAL REVIEW COMMISSION NOVEMBER 23, 2021
2
Option 3 – To Listen and Provide Verbal Comments Using Your Telephone:
1. Dial one of the following telephone numbers provided:
(For higher quality, dial a telephone number based on your current location)
US: +1 669 219 2599 US (San Jose) or +1 213 338 8477 US (Los Angeles)
or +1 602 753 0140 US (Phoenix) or +1 971 247 1195 US (Portland) or
+1 253 215 8782 US (Tacoma)
2. Enter the Meeting ID: 845 9232 4446 Passcode: 046184 followed by #.
3. Indicate that you are a participant by pressing # to continue.
4. You will hear audio of the meeting in progress. Remain on the line if the meeting
has not yet started.
5. During the meeting, press *6 to mute or unmute yourself to speak.
Reports and documents relating to each of the following items listed on the
agenda are available for public inspection at the Development Services
Department, (Planning / Land Development) Division and on the City’s website:
www.cityofpalmdesert.org.
IV. APPROVAL OF MINUTES
A. MINUTES of the Architectural Review Commission meeting of November 9, 2021.
Rec: Approve as presented.
Action:
V. CASES
A. FINAL DRAWINGS
1. CASE NOS: PP 21-0008, C/Z 21-0001, TTM 21-0003 (TTM 38033), and MND
NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a
recommendation to the Planning Commission for approval of a Change of Zone
to establish a higher residential density (8 units per acre), Tentative Tract Map
38033, and a Precise Plan to construct a 32-unit single-story condominium
project, clubhouse, and pool/spa on 3.91 acres at the southwest corner of
Gerald Ford Drive and Shepherd Lane.
APPLICANT AND ADDRESS: Desert Luxury Apartments, Las Vegas, NV
89121
LOCATION: 36000 Shepherd Lane ZONE: PR-5
B. PRELIMINARY PLANS
None
C. MISCELLANEOUS ITEMS
None
AGENDA
ARCHITECTURAL REVIEW COMMISSION NOVEMBER 23, 2021
3
VI. COMMENTS
• Update on the Palm Desert Mall.
• Update on Mimmo’s Italian Restaurant.
VII. ADJOURNMENT
I hereby certify under penalty of perjury under the laws of the State of California that the
foregoing agenda for the Architectural Review Commission was posted on the City Hall
bulletin board not less than 72 hours prior to the meeting. Dated this 18th day of November
2021.
Melinda Gonzalez
Melinda Gonzalez, Recording Secretary
CITY OF PALM DESERT
ARCHITECTURAL REVIEW COMMISSION
PRELIMINARY MINUTES
TUESDAY, NOVEMBER 9, 2021 – 12:30 P.M.
ZOOM VIRTUAL MEETING
I. CALL TO ORDER
Chair Van Vliet called the meeting to order at 12:31 p.m.
II. ROLL CALL
Current Meeting Year to Date
Commissioners Present Absent Present Absent
Chris Van Vliet, Chair X 9 0
Karel Lambell, Vice Chair X 9 0
Nicholas Latkovic X 9 0
Michael McAuliffe X 9 0
Jim McIntosh X 9 0
Juan Mireles X 8 1
John Vuksic joined the meeting at 12:32pm X 8 1
Also Present:
Martin Alvarez, Director of Development Services
Rosie Lua, Principal Planner
Nick Melloni, Associate Planner
Kevin Swartz, Associate Planner
Melinda Gonzalez, Recording Secretary
III. ORAL COMMUNICATIONS
Principal Planner, Rosie Lua, invited comments from attendees on items not on the
Agenda, to which there were none.
IV. APPROVAL OF MINUTES
A. MINUTES of the Architectural Review Commission meeting of October 26, 2021.
Rec: Approve as presented.
Upon a motion by Commissioner Latkovic, seconded by Commissioner
McAuliffe, and a 6-0 vote of the Architectural Review Commission, the minutes for
PRELIMINARY MINUTES
ARCHITECTURAL REVIEW COMMISSION NOVEMBER 9, 2021
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October 26, 2021, were approved as presented. (AYES: Lambell, Latkovic,
McAuliffe, McIntosh, Van Vliet and Vuksic; NOES: None; ABSENT: Mireles).
V. CASES
It should be noted, associated staff reports, memos, attachments, and discussion on
the following items can be viewed by visiting the Architectural Review Commission
Information Center website at, https://www.cityofpalmdesert.org/our-city/committees-
and-commissions/architectural-review-commission-information-center.
A. FINAL DRAWINGS
1. CASE NO: MISC 21-0029
NATURE OF PROJECT/APPROVAL SOUGHT: Consideration for a request
to alter the paint color of an existing commercial retail suite located at 73399
El Paseo, Suite 105.
APPLICANT AND ADDRESS: Wendy Martello, Palm Desert, CA 92260
LOCATION: 73399 El Paseo, Suite 105 ZONE: D
Associate Planner, Nick Melloni, presented the item. Mr. Melloni advised this
is the second time this item is being reviewed by the Architectural Review
Commission (ARC). The request is for a façade modification which consists of
the application of paint to the building, requiring approval of the Architectural
Review Commission (ARC). The item was continued at the last meeting to
allow the applicant to consider comments from Commissioners. Additionally,
with Commission consent, an advisory committee was selected including
Commissioner McAuliffe, Commissioner Vuksic and Commissioner McIntosh,
to provide design feedback on options for potential modifications to the artwork.
Mr. Melloni stated the advisory committee, along with staff, met with the
applicant which resulted in four modified options for the Commission to
consider. Mr. Melloni turned the presentation over to the applicant and artist,
Kellie Pellegrini, who provided additional information on the proposal.
Discussion on the item ensued with Commissioners providing comments and
concerns for the project.
Upon a motion by Commissioner McIntosh, seconded by Commissioner
Latkovic, and a 5-1 vote of the Architectural Review Commission, Case No.
MISC 21-0029, Option One, was approved subject to the following: 1) Quality
of artwork shall be executed at a quality which is equal to or exceeds the
elevation which was presented and approved; and 2) Applicant shall provide
regular maintenance to preserve the quality of the artwork as was approved.
(AYES: Lambell, Latkovic, McAuliffe, McIntosh, and Van Vliet; NOES: Vuksic;
ABSENT: Mireles).
PRELIMINARY MINUTES
ARCHITECTURAL REVIEW COMMISSION NOVEMBER 9, 2021
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2. CASE NO: MISC 21-0017
NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a
request for a wall exception (height and setback) for a 5-foot-high masonry
block wall located within 8 feet of the curb face in the front yard of an existing
single-family residence.
APPLICANT AND ADDRESS: Karen Gottwald, Palm Desert, CA 92260
LOCATION: 45820 Mountain View Avenue ZONE: R-1
Associate Planner, Nick Melloni, presented the item. Mr. Melloni noted this item
has been reviewed by the commission previously at the ARC meeting held on
July 13, 2021. The item was continued to allow the applicant to consider
comments from the Commission.
Discussion on the item ensued with Commissioners providing comments and
concerns for the project.
Upon a motion by Vice Chair Lambell, seconded by Commissioner
Latkovic, and a 6-0 vote of the Architectural Review Commission, Case No.
MISC 21-0017, was continued subject to the following: 1) Provide elevations
which illustrate a front view perspective; 2) Provide plans which reflect pool
placement, drainage, and all dimensions; 3) Consider increasing the height of
the wall located along the southern side yard property line to match the height
of the proposed front yard wall; and 4) Explore other options for front gate and
wall which allow for better integration with the neighboring walls. (AYES:
Lambell, Latkovic, McAuliffe, McIntosh, Vuksic and Van Vliet; NOES: None;
ABSENT: Mireles).
3. CASE NO: MISC 21-0030
NATURE OF PROJECT/APPROVAL SOUGHT: Consideration for a request
to approve a wall height and material exception to add a metal screen to the
top of an existing block wall located in the side yard of a single-family residence
located at 43550 Vanda Circle.
APPLICANT AND ADDRESS: Carmen Becerra, Palm Desert CA 92260
LOCATION: 43550 Vanda Circle ZONE: R-1, 9,000
Associate Planner, Nick Melloni, presented the item. The request is for a height
and material exception for a decorative metal screen already installed on the
property’s existing interior southern wall. Mr. Melloni advised as required, a
notice was sent to all property owners within a 300-foot radius and staff
received several comments in support of this exception and one comment in
opposition, all of which were provided as public record. Mr. Melloni turned the
presentation over to the applicant who provided additional information
regarding the request.
PRELIMINARY MINUTES
ARCHITECTURAL REVIEW COMMISSION NOVEMBER 9, 2021
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Discussion on the item ensued with Commissioners providing comments and
concerns for the project.
During the meeting public comment was provided by Richard Odekirk, Alfonso
Becerra, and Nerces Zeitounian, in support of this request. Public comment
was provided by Jim Mesarch in opposition to this request. Additionally, seven
comments were received prior to the meeting, five comments received from
different members of the public in favor of the request and two comments
provided by the same resident, in opposition to the request.
Upon a motion by Chair Van Vliet, seconded by Vice Chair Lambell, and a
6-0 vote of the Architectural Review Commission, Case No. MISC 21-0030,
was denied. (AYES: Lambell, Latkovic, McAuliffe, McIntosh, Vuksic and Van
Vliet; NOES: None; ABSENT: Mireles).
B. PRELIMINARY PLANS
None
C. MISCELLANEOUS ITEMS
1. CASE NO: PA 21-0001
NATURE OF PROJECT/APPROVAL SOUGHT: A preliminary discussion
regarding a request to construct a 241-unit apartment community at the
northwest corner of Gerald Ford Drive and Technology Drive.
APPLICANT AND ADDRESS: Palm Communities, Irvine CA 92618
LOCATION: Parcel 8 of PM 36792 ZONE: PR-22
Associate Planner, Nick Melloni, presented the item. This item is a pre-
application request from Palm Communities, who are currently engaged in an
exclusive negotiation agreement with the City for a 10-arce parcel, designated
as Parcel 8, within the Millennium Specific Plan. The applicant is proposing an
affordable housing development including 241-units which will be built out in
two phases. Mr. Melloni turned the presentation over to the applicant who
provided a more detailed presentation on the proposed project.
Discussion on the item ensued with Commissioners providing comments and
concerns for the project. Due to conflicting obligations, Commissioner Vuksic
left the meeting at 3:12 p.m. and Commissioner McIntosh left the meeting at
3:30 p.m.
Comments and concerns provided during the discussion include, but are not
limited to:
• Explore other options for placement of the HVAC units, placement of
these units on the patio as presented is discouraged.
• Provide screening for all HVAC units and similar utilities.
PRELIMINARY MINUTES
ARCHITECTURAL REVIEW COMMISSION NOVEMBER 9, 2021
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• Provide full details, including dimensions, on the proposed HVAC units.
• Revisit proportion of arches on buildings, consider increasing mass
between the two-story rounded arch and smaller rounded arches.
• Provide plans which show potential locations for roof top solar panels,
including access points to the panels for maintenance.
• Provide plans/renderings for carports, including solar proposed on
carports.
• Consider the addition of a swimming pool as an all-age friendly amenity.
• Consider introducing alternate colors to assist with breaking up the
scale and mass of the buildings and to help accent interplay between
the stories.
• Should the units require individual gas meters, integrate the placement
of these meters into the architecture.
• Consider adding additional articulation to the maintenance and laundry
room buildings to add interest.
• Concern regarding the size of the units was asserted.
• Consider using larger, more mature plants which can withstand the
higher winds experienced in the area.
Principal Planner, Rosie Lua, noted staff has also requested a street
perspective, as well as proposed placement of down spouts or gutters.
No formal action was taken on this item as it was brought forth solely for
commissioner’s comments to the applicant.
VI. COMMENTS
Due to the extended length of the meeting, and with Commission concurrence, items
listed under Comments on the agenda were deferred to the next ARC meeting
scheduled for November 23, 2021.
VII. ADJOURNMENT
With Architectural Review Commission concurrence, Chair Van Vliet adjourned the
meeting at 4:00 p.m.
Rosie Lua, Secretary
Melinda Gonzalez, Recording Secretary
CITY OF PALM DESERT
DEVELOPMENT SERVICES DEPARTMENT
ARCHITECTURAL REVIEW COMMISSION MEMORANDUM
To: Honorable Chair and Members of the Commission
From: Kevin Swartz, Associate Planner
Date: November 23, 2021
Case Nos: PP 21-0008, C/Z 21-0001, TTM 21-0003 (TTM 38033), and MND
Subject: Consideration of a recommendation to the Planning Commission for approval
of a Change of Zone to establish a higher residential density (8 units per acre),
Tentative Tract Map 38033, and a Precise Plan to construct a 32-unit single-
story condominium project, clubhouse, and pool/spa on 3.91 acres at the
southwest corner of Gerald Ford Drive and Shepherd Lane.
BACKGROUND
In 2020, the Applicant, Desert Luxury Apartments, LLC, submitted a project on this site for 48
condominium units and a clubhouse with a pool/spa within 3.91 acres. The project
entitlements included a General Plan Amendment (GPA) from “Conventional Suburban
Neighborhood (3 to 8 units per acre)” to “Town Center Neighborhood,” which allows up to 40
units per acre, a Change of Zone (CZ) from the existing zone of Planned Residential (PR-5)
of five (5) units per acre to PR-12, allowing 12 units per acre, a Tentative Parcel Map (TPM)
for condominium purposes, and a Precise Plan (PP) application. The non-gated project was
designed with one (1) vehicular access driveway along Gerald Ford Drive that allows a
right turn in and a right turn out. A total of 17 buildings was located throughout the site
including one (1) single-story clubhouse building, eight (8) single-story duplex buildings,
and eight (8) two-story buildings. On May 25, 2021, the Architectural Review Commission
(ARC) recommended approval of the original design which was later redesigned by the
Applicant. On July 13, 2021, the ARC recommended approval of the new design plans, which
included the replacement of four (4) two-story buildings along the rear with eight (8) single-
story duplex buildings to address the neighbor’s concerns. On September 7, 2021, the
Planning Commission recommended denial of the project to the City Council after
consideration of the requested increase in density, height of buildings, and site design.
In addition, public comments submitted to the City in response to the Agenda item showed
that numerous neighbors were opposed to the project’s density and building heights (privacy
and views), and expressed the project was not in keeping with the single-family neighborhood
design. The Planning Commission stated the project was too dense and the site plan lacked
design merit to recommend approval of a GPA and Change of Zone.
PP 21-0008, C/Z 21-0001, TTM 21-0003 (TTM 38033), and MND
Santa Barbara Condos
Page 2 of 7
November 23, 2021
The project was not presented to the City Council as the applicant chose to withdraw the
project application.
PROJECT SUMMARY
A. Property Description:
The project site is an undeveloped 3.91-acre property located at southwest corner of Gerald
Ford Drive and Shepherd Lane (APN: 694-300-003). Frontage improvements consist of full
road width improvements with curb and gutter.
B. Zoning and General Plan Designation:
Zone: Planned Residential – 5 dwelling units per acre (PR-5)
General Plan: Conventional Suburban Neighborhood – 3 to 8 dwelling units per acre
(du/acre)
C. Adjacent Zoning and Land Use:
North: PR-5 - The Gallery residential community
South: PR-5 - Single-Family Homes
East: PR-5 - Vacant Land
West: PR-20 - Future City Retention Basin
On November 4, 2021, the Applicant submitted a new application proposing to construct 32
condominium units and a clubhouse with a pool/spa within 3.91 acres of undeveloped land.
The project includes 16 single-story duplex buildings around the perimeter of the property.
The single-story clubhouse and pool/spa are located along Gerald Ford Drive. The site has
three (3) proposed landscaped retention basins throughout the site including one (1) which
will be located adjacent to the clubhouse and pool/spa, and two (2) which are located along
the rear of the property which will have turf.
The non-gated project is designed with two (2) vehicular access driveways. The Gerald Ford
Drive entrance allows a right turn in and a right turn out and the other entrance along
Shepherd Lane allows for full ingress and egress with meandering sidewalks along Gerald
Ford Drive and Shepherd Lane. Pedestrian paths are situated for continuous pedestrian
connections throughout the site and landscaping areas. The perimeter of the site is enclosed
with a six-foot-high decorative block wall along the property boundaries.
The project requires a Change of Zone from five (5) units per acre (PR-5) to eight (8) units
per acre, and a Mitigated Negative Declaration for environmental purposes. The project
density of 32 units complies with the General Plan designation of Conventional Suburban
Neighborhood, which has density allowances from three (3) to eight (8) units per acre. In
addition, the tentative tract map for condominium purposes (Tentative Tract Map No. 38033)
will be concurrently processed with the entitlement application.
PP 21-0008, C/Z 21-0001, TTM 21-0003 (TTM 38033), and MND
Santa Barbara Condos
Page 3 of 7
November 23, 2021
Architectural Theme:
The proposed architecture features a contemporary design characterized by geometric
building forms, stucco pop-outs and furring, flat rooflines, balcony railings, recessed windows,
prominent architectural elements, and warm earth tone colors.
Architectural projections, recessing, and breaks in the parapet line are used to alleviate the
massing of the building. The single-story duplex buildings are proposed to be 15 feet, 6 inches
in height and consist of three (3) bedrooms and two (2) baths at 1,337 square-feet in size.
Each unit has a two-car garage and the availability of guest parking within the driveways.
All buildings include ground-mounted air conditioning (A/C) units, which are screened by walls
and landscaping high enough to cover the units. The applicant has been made aware that
exterior building-mounted downspouts are strongly discouraged and will integrate the roof
drainage and downspouts into the building architecture.
The clubhouse will maintain the same architectural style and implement the same design
elements. The single-story building is 14 feet, 6 inches in height, and consists of a
gym/amenity space, leasing office, and restroom.
The applicant is proposing two color schemes (A and B) for the 32 duplex units. The
clubhouse is color scheme A.
DESIGN ELEMENTS PROPOSED EXTERIOR MATERIAL,
FINISH AND COLOR
Façade Color Scheme A - Painted smooth stucco (Urban Jungle,
Sandbar, and Cocoon
Color Scheme B – Painted smooth stucco (Quiver Tan,
Softer Tan, and Lanyard)
Fascia’s – Peppercorn
Garage Doors – Summit Gray
Windows and Doors Espresso Anodized Aluminum
Roof Concrete Roofing
Scheme A – Charcoal Brown
Scheme B – Rustic Brown
Stone Stone Veneer Eldorado Stone
Cut Coarse Stone Seashell
Awnings Metal Awnings
Lighting LED Wall Sconce – Bronze with Tempered Glass, Satin
Black with Etched Glass, Titanium with Tempered Glass
Fencing Decorative Block Wall
PP 21-0008, C/Z 21-0001, TTM 21-0003 (TTM 38033), and MND
Santa Barbara Condos
Page 4 of 7
November 23, 2021
Landscaping:
The proposed landscape includes front yards, perimeter roadway frontages, retention areas,
and common areas. Shade trees are found throughout the perimeters, along street frontages,
and interior paseos of the site. The proposed landscape plan includes low water usage
planting materials including mixes of desert native species for trees and shrubs.
Perimeter Roadways:
Gerald Ford Drive and Shepherd Lane are the public roadways along the perimeter of the
project and are proposed to include a decorative six-foot CMU wall, drought-tolerant 36-inch
box Desert Museum trees, 24-inch box Mulga trees, and 18-foot Medjool Date Palms. Also
proposed along the perimeter are a mix of low water usage shrubs including Green Carpet,
Deer Grass, Green Cloud, Chihuahuan Sage, Little John, Lydia, Twin-Flowered Agave, and
Red Tipped Yucca.
Front Yards, Common Areas and Retentions:
Each front yard features a large canopy tree. The common areas and retention basins are
planted similarly to the perimeter roadways in that a combination of inert material, shrubs,
and trees are used to fill these planting areas. The two rear retention basins include turf as
well. Additional trees include 36-inch box Maverick and Tipu Tree, 24-inch box Feather Bush,
Mediterranean Fan Palm, and Yellow Bird of Paradise. Additional accents include 15-gallon
Octopus and 5-gallon Little Ollie, Thunder Cloud, Boxwood Beauty, Lantana, and Trailing
Indifo Bush.
ANALYSIS
Development Standards
The table below summarizes the project’s conformance with development standards for the
PR-5 zone:
STANDARD PR-5 ZONE PROJECT CONFORMS
Height 40’-0” 15’-6” Yes
Front Setback - 24 feet Yes
Rear Setback 40 feet Yes
Interior Side Setback - 15 to 20 feet Yes
Street Side Setback - 20 feet Yes
Parking 80 On-site Spaces 104 On-site Spaces Yes
PP 21-0008, C/Z 21-0001, TTM 21-0003 (TTM 38033), and MND
Santa Barbara Condos
Page 5 of 7
November 23, 2021
Parking
Section 25.46.040 Parking Requirements states condominium projects require 2.5 parking
spaces per unit. The 32-unit project will require 80 parking spaces. Below is the parking
breakdown:
• Each unit has a two-car garage – 64 parking spaces
• Parking adjacent to the clubhouse – 8 parking spaces
• Each unit has a driveway that can accommodate at least one vehicle – 32 parking
spaces
Based on a total 104 on-site parking spaces as referenced above, the project has adequate
parking available to accommodate the proposed project.
ZONING ORDINANCE SUMMARY
ARC approval is required for all Precise Plan applications per Palm Desert Municipal Code
(PDMC) Section 25.68.020 (A). Findings for ARC decisions are listed under PDMC Section
25.68.040 – Findings of the ARC. Findings in support of the project are listed below:
To approve a design review application, the ARC shall find the following:
A. That the proposed development conforms to any legally adopted development
standards.
The PR-5 zone allows for a building height of 40 feet and the buildings comply at 15
feet, 6 inches in height. The project also complies with all setbacks (front, rear, and
side yards), lot coverage, and parking. The proposed utilities are screened or within
the building in accordance with PDMC 25.40.090.
B. That the design and location of the proposed development and its relationship to
neighboring existing or proposed developments and traffic is such that it will not impair
the desirability of investment or occupation in the neighborhood; and that it will not
unreasonably interfere with the use and enjoyment of neighboring existing or proposed
developments and that it will not create traffic hazards or congestion.
The proposed project is located within an existing residential neighborhood which
mainly features single-family homes, however, surrounding residential developments
have been entitled with higher density multifamily developments in the immediate
vicinity. The project design and location of this project are physically suitable for the
development proposed since the height of the multifamily buildings do not exceed the
allowed height of the zoning designation. In addition, the project includes amenities
and parking allocations adequate for the site. No environmental or traffic concerns
were identified that would indicate that development in this area would be unsuitable.
In addition, the applicant has engaged with the surrounding neighbors and made
modifications to the project to respond to the neighbors’ concerns, it is reasonable to
conclude that the site is physically suitable for it.
PP 21-0008, C/Z 21-0001, TTM 21-0003 (TTM 38033), and MND
Santa Barbara Condos
Page 6 of 7
November 23, 2021
C. That the design and location of the proposed development is in keeping with the
character of the surrounding neighborhood and is not detrimental to the harmonious,
orderly, and attractive development contemplated by this title and the General Plan of
the City.
The proposed project is consistent with the development pattern within the
surrounding area by proposing 32 single-story duplex units. The property is
designated Conventional Suburban Neighborhood in the General Plan. Land Use
Policy No. 3.21 (Infill Neighborhoods), in existing developed areas, the City
encourages development that repairs connectivity, adds destinations, and encourages
complete neighborhoods. The proposed project supports the expansion of housing by
providing high-quality residential development that is within a vacant property fronting
Gerald Ford and has existing residential development to the north and south. The
project is designed with internal pedestrian access and provides common area
recreational amenities available to all residents. The proposed project includes local
streets, pathways, and open spaces intended to allow residents to enjoy not only the
project’s amenities but to connect pedestrians to the existing neighborhoods to the
west, east, and south, thereby creating a pedestrian, family-oriented atmosphere.
In addition, Land Use Policy 3.3 (Variety of types of neighborhoods) Promote a variety
of neighborhoods within the city and ensure that neighborhood types are dispersed
throughout the city. The project promotes multifamily residential that is single story
and is in keeping with the mix of higher and lower densities in the area including single-
story residential developments which meets the intent of this policy.
D. That the design and location of the proposed development would provide a desirable
environment for its occupants, as well as for its neighbors and that it is aesthetically
of good composition, materials, textures, and colors.
The proposed design utilizes high quality finishes and features a contemporary design
characterized by geometric building forms, stucco pop-outs and furring, flat rooflines,
balcony railings, recessed windows, prominent architectural elements, and warm earth
tone colors. The buildings will provide for a nice visual aesthetic along Gerald Ford
Drive and Shepherd Lane.
E. That the proposed use conforms to all the requirements of the zone in which it is
located and all other applicable requirements.
The PR zone permits condominium uses by right. The project as proposed at eight (8)
units per acre conforms to all development standards of the PR zone. However, the
proposed new construction of 32 units is allowed per the density, subject to a change
of zone. The change of zone is requested as part of this application and approvals are
subject to City Council’s final approval.
PP 21-0008, C/Z 21-0001, TTM 21-0003 (TTM 38033), and MND
Santa Barbara Condos
Page 7 of 7
November 23, 2021
F. That the overall development of the land shall be designed to ensure the protection of
the public health, safety, and general welfare.
The proposed project includes hard surface pedestrian pathways and connections
from the public right of way to ensure walkability throughout. The preliminary grading
plan has been reviewed to ensure the design of the project incorporates the proper
improvements including adequately sized retention basins for onsite drainage. In
addition, the overall building design ensures the protection of the public health, safety,
and general welfare.
STAFF RECOMMENDATION
Staff concludes that the proposal is compatible with the development standards of the PR
zoning district. Staff recommends the ARC determines the requirements of the Findings have
been met based on the aforementioned analysis and approves the request, as presented, as
a recommendation of approval to the Planning Commission. Staff further recommends that
modifications required by the ARC be added to the motion as conditions of approval.
Attachment: 1. Project Exhibits from the Applicant.
SANTA BARBARA CONDOMINIUMSPALM DESERT, CALIFORNIA210622021_11-12DANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r sw w w . d a n i e l i a n . c o m 9 4 9 . 4 7 4 . 6 0 3 0SHEET INDEXVICINITY MAPDEVELOPMENT OF 16 BUILDINGS/ 32 UNITS CONDOMINIUMS OVER A4 ACRE PARCEL LOCATED AT SOUTHWEST CORNER OF GERALD FORDDR. & SHEPHERD LN., PALM DESERT, CA.DEVELOPMENT INCLUDES AS FOLLOWING:-CHANGE EXISTING ZONING (PR-5) TO NEW ZONING (PR-8)-16 BUILDINGS/ 32 UNITS APARTMENT CONDOMINIUM-CLUBHOUSE ACCESSORY STRUCTURE-SWIMMING POOL AND SPA-COMMUNITY LANDSCAPE-DETENTION PONDCODE INFORMATION:PROPERTY OWNER :DESERT LUXURY APARTMENTS LLC.ADDRESS: 2755 S. NELLIS BLVD. SUITE #10, LAS VEGAS NV 89121TEL:702.641.2400EMAIL:QUALITYCHOICECONSTRUCTION@GMAIL.COMCONTACT: BILL ROSSSAM GUANCIARCHITECTURAL :DANIELIAN ASSOCIATES ARCHITECTS + PLANNERSCONTACT: JOHN DANIELIAN 949.474.6030EMAIL:JDANIELIAN@DANIELIAN.COMADDRESS:60 CORPORATE PARK IRVINE, CA 92606CIVIL :PEARL CITY ENGINEERINGCONTACT: YANG HU 714.606.3655ADDRESS: 1411 RIMPAU AVE STE 109, CORONA CA 95279ENVIRONMENTAL:ELEVATED ENTITLEMENTSCONTACT: KEVIN KOHAN 805.232.4383ADDRESS: 280 E. THOUSAND OAKS BLVD, SUITE H THOUSAND OAKS, CA 91360LANDSCAPE :HERMANN DESIGN GROUPCONTACT: CHRIS HERMANN 760.777.9131EMAIL:chris@hdg-inc.comSOIL :TERRADYNE ENGINEERING, INC.CONTACT: KURT BROWNADDRESS:2691 DOW AVE. STE F, TUSTIN CA 92780SEWER & WATER SERVICE:COACHELLA VALLEY WATER DISTRICTADDRESS: HOVLEY LN. AND WATER WAY, PALM DESERT CA 82260TEL: 760.398.2651GAS :SOUTHERN CALIFORNIA GAS COMPANYADDRESS: 45-123 TOWN ST., INDIO CA 92201TEL: 800.427.2200WASTE DISPOSAL:BURRTEC WASTE & RECYCLING SERVICESADDRESS: 41-575 ECLECTIC, PALM DESERT CA 92260TEL: 760.340.2113TELEPHONE/ INTERNET :FRONTIER COMMUNICATIONSADDRESS: 73-766 PALM DESERT DR, PALM DESERT CA 92260TEL:877.775.6373CABLE TV/ INTERNET:SPECTRUMADDRESS: 41-725 COOK ST. P.O. BOX 368, PALM DESERT CA 92201TEL: 888.892.2253LOT COVERAGE:TOTAL COVERAGE AREA: 68,473 S.F.TOTAL LOT AREA:172,500 S.F.MAX COVERAGE AREA:50%LOT COVERAGE:39.69%DENSITY:LOT AREA:3.96 ACTOTAL UNITS:32 UNITSDENSITY:APPROX. 8 DU / ACREFLOOR AREA RATIO :TOTAL FLOOR AREA:60,528 S.F.TOTAL LOT AREA:172,500 S.F.FLOOR AREA RATIO:0.35DUPLEX AREA (32 UNITS)LIVING SPACE : 2,682 SFGARAGE : 529 SFTOTAL: 3,740 SFCLUBHOUSE AREA : 672 SF+ 229 SF EQUIPMENT ROOMTOTAL 901 SFUNIT SIZEFLAT (3BR/2BA) - 1,337 SFPROJECT TOTAL (16 BUILDINGS)3,740 x 16 = 59,840 SFLANDSCAPE PERCENTAGE:TOTAL LANDSCAPE AREA: 71,875 S.F.TOTAL LOT AREA: 172,500 S.F.LANDSCAPE PERCENTAGE: 41.66%PARKING SPACE CALCULATION:TOTAL VISITOR PARKING PROVIDED: 7TOTAL ACCESSIBLE VISITOR PARKING PROVIDED: 12019 CALIFORNIA BUILDING CODE BUILDING CODE:2019 CALIFORNIA MECHANICAL CODE MECHANICAL CODE:2019 CALIFORNIA PLUMBING CODEPLUMBING CODE:2019 CALIFORNIA ELECTRICAL CODE ELECTRICAL CODE:2019 CALIFORNIA FIRE CODE FIRE CODE:2019 CALIFORNIA ENERGY CODE ENERGY CODE: PROJECT INFORMATION:ASSESSOR'S PARCEL:LOT SIZE:ZONING:OCCUPANCY GROUP:CONSTRUCTION TYPE:FIRE SPRINKLER694.300.0034 ACPR-5 (EXISTING), PR-8 (PROPOSED)R-3V-BYES/ NFPA 13DDEVELOPMENT STANDARDS:DENSITY:MAX. LOT COVERAGE:MAX. HEIGHT:MAX. STORIES4-4050%40'3SCOPE OF WORK:ARCHITECTURALA-0.0COVER SHEETA-1.0SITE PLANA-2.0SITE SECTIONSDUPLEXA-3.1FLOOR PLANA-3.2ROOF PLAN - ELEV. AA-3.3ROOF PLAN - ELEV. BA-4.0BUILDING SECTIONSA-5.1BUILDING ELEVATIONS - ELEV. AA-5.2BUILDING ELEVATIONS - ELEV. AA-5.3BUILDING ELEVATIONS - ELEV. BA-5.4BUILDING ELEVATIONS - ELEV. BA-6.1ELEV. A PERSPECTIVESA-6.2ELEV. B PERSPECTIVESCLUBHOUSEA-7.0FLOOR PLAN / ROOF PLANA-8.0ELEVATIONSA-9.0SECTIONS / PERSPECTIVESA-10.0EXTERIOR LIGHTING PLANA-11.0COLOR & MATERIAL BOARDCIVILC-1PRELIM. GRADING PLAN / TTMC-2PRELIM. GRADING PLAN / TTMC-3PRELIM. GRADING PLAN / TTMC-4PRELIM. GRADING PLAN / TTMLANDSCAPEL1.0PRELIMINARY DESIGNL1.1PRELIMINARY DESIGN AL1.2PRELIMINARY DESIGN BL1.3PRELIMINARY DESIGN CL1.4PRELIMINARY DESIGN DL1.5PRELIMINARY DESIGN EL1.6PRELIMINARY DESIGN F
CLSHEPHERD LANECL POOL EQUIP. ROOM12'-4" x 17'-0"GYM / AMMENITY SPACELEASING OFFICE20'-0" x 10'-10"PARTIAL COVERED POOLSPAUNISEXBATHROOMLEASING OFFICE20'-0" x 10'-10"SITE PLANGERALD FORD DRIVEGUANCI LANESHEPHERD LANEAA-2.0AA-2.0BA-2.0BA-2.0SITE PLAN1" = 30'-0"SANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-1.0ROSS LANE
SITE PLAN KEYNOTESPROPOSED PROPERTY LINES1PROPOSED CONDOMINIUM BUILDING, SEE A-3.12PROPOSED SWIMMING POOL AND SPA AREA3PROPOSED NATURAL STONE COMMUNITY SIGNAGE4PROPOSED LANDSCAPE AREA, PER LANDSCAPE PLAN5NOT USED6NOT USED7PROPOSED DETENTION POND, PER CIVIL PLAN &LANDSCAPE PLAN8PROPOSED ACCESSIBLE PARKING STRIP, MAX SLOPEOF 2% IN ALL DIRECTIONS9PROPOSED 5' CONCRETE SIDEWALK10PROPOSED CURB RAMP & DETECTABLE WARNING11PROPOSED 10' CMU WALL TO MATCH EXISTING12PROPOSED FIRE APPARATUS PATH13PROPOSED CONCRETE DRIVEWAY14EXISTING RIGHT OF WAY15PROPOSED CLUBHOUSE, SEE A-7.01617PROPOSED 8' HIGH FENCE W/ MAX. 4" OPENINGBETWEEN RAILINGS AROUND POOL AREA18PEDESTAL-MOUNTED MAILBOXES111132222222222222245555888910101011121314131430'-0"25'-0"151515161718621'-0"278'-2"55'-0"59'-0"R20'-0"R20'-0"R20'-0"R2
0
'
-
0
"19PROPOSED ACCESSIBLE PATH OF TRAVELFROM RIGHT OF WAY191924'-5"15'-0"40'-0"
18'-0"ENLARGED PARKING PLAN1" = 10'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"5'-0"2258
SITE SECTIONSSANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-2.00'10'5'20'SCALE 3/32" = 1'-0"
BA-4.0BA-4.0AA-4.0AA-4.0WDWDM. BR10'-10" x 13'-0"M. BAW.I.C.2-CAR GARAGE20'-1" x 21'-4"BR 311'-1" x 11'-0"LAUNDRYBA 2PATIOLIVINGKIT.BR 211'-1" x 11'-0"LAUNDRYBA 2W.I.C.M. BAM. BR10'-10" x 13'-0"BR 311'-1" x 11'-0"BR 211'-1" x 11'-0"2-CAR GARAGE20'-1" x 21'-4"KIT.LIVINGPATIOENTRYENTRY79'-10"14'-1"34'-3"15'-3"12'-3"4'-0"55'-1"6'-512"2'-6"16'-0"5'-2"16'-0"2'-6"6'-512"14'-1"34'-3"15'-3"12'-3"4'-0"79'-10"12'-2"6'-512"8'-11"8'-11"6'-512"12'-2"
55'-1"223322FLOOR PLANFLOOR PLAN KEYNOTESAC UNIT W/ SCREENING1TRASH AND RECYCLE BIN2TANKLESS WATER HEATER3GAS METER / STORAGE4SANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-3.10'SCALE 1/4" = 1'-0"1'-0"2'-0"
3.5:12SLOPE123.5:12SLOPE
3.5:12SLOPE3.5:12SLOPE3.5:12SLOPE3.5:12SLOPE3.5:12SLOPE3.5:12SLOPE
3.5:12SLOPE
3.5:12SLOPE
3.5:12SLOPE1T.O.P± 14'-6" A.F.F.T.O.P± 13'-0" A.F.F.T.O.P± 14'-0" A.F.F.T.O.P
± 13'-0" A.F.F.
T.O.P
± 13'-6" A.F.F.T.O.P± 15'-6" A.F.F.T.O.P± 13'-6" A.F.F.T.O.P
± 13'-0" A.F.F.
T.O.P
± 11'-6" A.F.F.T.O.P± 12'-0" A.F.F.1'-6"
1'-6"
1'-6"1'-6"1'-6"
1'-6"BA-4.0BA-4.0AA-4.0AA-4.0ROOF PLANROOF PLAN KEYNOTESROOF DRAIN11/4" : 1'-0" SLOPED ROOF2ELEV. ASANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-3.20'SCALE 1/4" = 1'-0"1'-0"2'-0"
123.5:12SLOPE3.5:12SLOPE3.5:12SLOPE1T.O.P± 13'-6" A.F.F.T.O.P± 12'-6" A.F.F.T.O.P
± 14'-0" A.F.F.T.O.P± 15'-0" A.F.F.T.O.P
± 14'-0" A.F.F.T.O.P± 9'-2" A.F.F.1'-0"
1'-6"1'-6"1'-0"3.5:12SLOPE1'-6"1'-6"1'-6"1'-6"T.O.P
± 14'-6" A.F.F.
T.O.P
± 13'-6" A.F.F.T.O.P
± 12'-0" A.F.F.T.O.P± 9'-2" A.F.F.T.O.P± 14'-0" A.F.F.T.O.P± 15'-0" A.F.F.2BA-4.0BA-4.0AA-4.0AA-4.0ROOF PLAN0'SCALE 1/4" = 1'-0"1'-0"2'-0"ROOF PLAN KEYNOTESROOF ACCESS HATCH1ROOF DRAIN21/4" : 1'-0" SLOPED ROOF3ELEV. BSANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-3.3
BUILDING SECTIONS0'SCALE 1/4" = 1'-0"1'-0"2'-0"SANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-4.0
BUILDING ELEVATIONS0'SCALE 1/4" = 1'-0"1'-0"2'-0"ELEV. STYLE ASANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-5.1
0'SCALE 1/4" = 1'-0"1'-0"2'-0"BUILDING ELEVATIONSELEV. STYLE ASANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-5.2
0'SCALE 1/4" = 1'-0"1'-0"2'-0"BUILDING ELEVATIONSELEV. STYLE BSANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-5.3
0'SCALE 1/4" = 1'-0"1'-0"2'-0"BUILDING ELEVATIONSELEV. STYLE BSANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-5.4
PERSPECTIVESELEV. STYLE ASANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-6.1
PERSPECTIVESELEV. STYLE BSANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-6.2
POOL EQUIP. ROOM12'-4" x 17'-0"GYM / AMMENITY SPACELEASING OFFICE20'-0" x 10'-10"UNISEXBATHROOM2'-0"17'-11"14'-0"14'-5"
48'-4"11'-5"2'-6"14'-2"5'-4"15'-10"1'-10"51'-1"3'-6"11'-3"17'-712"9'-10"6'-112"48'-4"10'-1"2'-6"6'-5"2'-6"21'-6"AA-9.0AA-9.0BA-9.0BA-9.03.5:12SLOPET.O.P
± 14'-6" A.F.F.3.5:12SLOPE3.5:12SLOPE3.5:12SLOPET.O.P± 12'-10" A.F.F.23'-0"14'-0"1'-6"1'-6"1'-6"1'-6"AA-9.0AA-9.0BA-9.0BA-9.0CLUBHOUSE FLOOR PLAN&ROOF PLANROOF PLAN1/4" = 1'-0"FLOOR PLAN1/4" = 1'-0"SANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-7.0
CLUBHOUSE0'SCALE 1/4" = 1'-0"1'-0"2'-0"ELEVATIONSSANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-8.0
0'SCALE 1/4" = 1'-0"1'-0"2'-0"CLUBHOUSESECTIONS & PERSPECTIVESSANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-9.0
LIGHTINGSPECIFICATIONSSANTA BARBARA CONDOMINIUMSPALM DESERT, CADANIELIANA S S O C I A T E Sa r c h i t e c t s p l a n n e r s21062.00DESERT LUXURY APARTMENTS LLC.2021_11-11A-10.0-REFER TO BLDG. ELEVATIONS FOR LIGHTING LOCATIONS
55 COLOR SCHEME 1 SHERWIN WILLIAMS1 MANUFACTURED STONE VENEERELDORADO STONECUT COARSE STONESEASHELLSEASHELLCOLORS & MATERIALSSANTA BARBARA CONDOSSW 9117Urban JungleSW 7547SandbarSW 6173Cocoon5 5 COLOR SCHEME 2SHERWIN WILLIAMSSW 6151Quiver TanSW 6141Softer TanSW 7680LanyardPALM DESERT, CA6 CONCRETE ROOFINGCHARCOAL BROWNCHARCOAL BROWN6 CONCRETE ROOFINGRUSTIC BROWNRUSTIC BROWN21062.002021_11-122 WINDOWSAND DOORS ESPRESSOESPRESSO3 3 FASCIAS SW 7674PeppercornSW 7669Summit Gray4 GARAGE COLOR A-11.0
NYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYSFLOW
D
I
R
E
C
T
I
O
N
DUCTILE IRONNYLOPLASTDO N
O
T
P
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L
L
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A
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DI
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DUCTILE IRONNYLOPLAST
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NYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYS FLOW DIRECTIONDUCTILE IRONNYLOPLASTDO NOT POLLUTE DRAINS TO WATERWAYS NYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYSFLOW DIRECTION DUCTILE IRONNYLOPLASTDO NOT POLLUTE DRAINS TO WATERWAYS
NYLOPLASTDO NOT
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PRELIMINARYDESIGNL1.0FAX (760) 777-9132PH. (760) 777-9131PALM DESERT, CASUITE 102HERMANNLIC# 275492211EXP. 04/30/22DESIGNGROUP77-899 WOLF RD.
NYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYS
FLOW DIRECTIONDUCTILE IRONNYLOPLASTDO NOT POLLUTE DRAINS TO WATERWAYSABC
PRELIMINARYDESIGN AL1.1FAX (760) 777-9132PH. (760) 777-9131PALM DESERT, CASUITE 102HERMANNLIC# 275492211EXP. 04/30/22DESIGNGROUP77-899 WOLF RD.
NYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYSFLOW DIRECTIONDUCTILE IRONNYLOPLASTDO NOT POLLUTE DRAINS TO WATERWAYSNYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYS
FLOW
DI
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DUCTILE IRONNYLOPLAST
DO N
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TO
WATE
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AYS
PRELIMINARYDESIGN BL1.2FAX (760) 777-9132PH. (760) 777-9131PALM DESERT, CASUITE 102HERMANNLIC# 275492211EXP. 04/30/22DESIGNGROUP77-899 WOLF RD.
NYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYS
FLOW
DI
RECT
ION
DUCTILE IRONNYLOPLAST
DO N
OT
POLLU
TE
DRA
INS
TO
WATE
RW
AYSABC
PRELIMINARYDESIGN CL1.3FAX (760) 777-9132PH. (760) 777-9131PALM DESERT, CASUITE 102HERMANNLIC# 275492211EXP. 04/30/22DESIGNGROUP77-899 WOLF RD.
ABCPRELIMINARYDESIGN DL1.4FAX (760) 777-9132PH. (760) 777-9131PALM DESERT, CASUITE 102HERMANNLIC# 275492211EXP. 04/30/22DESIGNGROUP77-899 WOLF RD.
PRELIMINARYDESIGN EL1.5FAX (760) 777-9132PH. (760) 777-9131PALM DESERT, CASUITE 102HERMANNLIC# 275492211EXP. 04/30/22DESIGNGROUP77-899 WOLF RD.
NYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYSFLOW DIRECTIONDUCTILE IRONNYLOPLASTDO NOT POLLUTE DRAINS TO WATERWAYSABCPRELIMINARYDESIGN FL1.6FAX (760) 777-9132PH. (760) 777-9131PALM DESERT, CASUITE 102HERMANNLIC# 275492211EXP. 04/30/22DESIGNGROUP77-899 WOLF RD.
PARKCLCL
SHEPHERD LANE GERALD FORD DRIVEGUANCI DRIVEROSS DRIVEGUANCI DRIVELOCATIONWATER:COACHELLA VALLEY WATER DISTRICT (CVWD)PHONE: (760) 398-2651SEWER: COACHELLA VALLEY WATER DISTRICT (CVWD)PHONE: (760) 398-2651ELECTRIC: SOUTHERN CALIFORNIA EDISON COMPANYPHONE: (951) 249-8443GAS: SOUTHERN CALIFORNIA GAS COMPANYPHONE: (909) 335-7677TELEPHONE/CABLE: TIME WARNERPHONE: (760) 340-1312LEGEND SYMBOLOGY
LOCATIONARCHITECTSSITE OWNERPROJECT LOCATIONCIVIL ENGINEER APNUTILITY PURVEYORSCABLE TV/INTERNETWASTE DISPOSALGASTELEPHONE/INTERNETSEWER & WATER SERVICELANDSCAPE SOILSKEY MAPSCALE: 1"=50'EARTHWORK ESTIMATEDETAIL A - DRIVEWAY TO GARAGEDETAIL B - ADJACENT TO BUILDINGNYLOP
L
A
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T
DO NOT POLLUTEDRAINS TO WATERWAYSFLOW DIRECTION
DUCTILE IRON NYLOPLAST
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FLOW DIRECTION
DUCTILE IRONNYLOPLASTDO NOT POL
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NYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYS
FLOW DIRECTION
DUCTILE IRO
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DO NOT POLLUTE DRAINS TO WATERWAYS
NYLOPLASTDO NOT POLLUTE DRAINS TO WATERWAYS
FLOW DIRECTION
DUCTILE IRON
NYLOPLAST
DO NOT POLLUTE DRAINS TO WATERWAYS
NYLOPL
A
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DO NO
T
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L
LU
T
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DRAIN
S
TO
WA
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WA
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FLOW DIREC
T
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N
DUCTILE IRONNYLOPLAST
DO NOT POLLUTE
D
R
A
IN
S
T
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WA
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S PARK694-212-007694-212-006 694-212-005 694-212-004 694-212-003 694-212-002 694-212-001694-212-008APN 694-310-007APN 694-300-004GERALD FORD DRIVESHEPHERD LANESHEPHERD LANE WESTSHEPHERD LANE EAST
0030'60'15'GRAPHIC SCALESCALE 1"= 30'90'LEGENDCCAABBEEDDFFHHFFJJNYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYSFLOW DIRECTIONDUCTILE IRON NYLOPLAST DO NOT POLLUTE DRAINS TO WATERWAYSNYLOP
LA
STDO NO
T
PO
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UT
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DRAI
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TO
WA
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RWA
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FLOW D
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T
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DUCTILE IRONNYLOPLAST
DO NOT PO
L
LU
T
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D
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A
IN
S
TO
W
AT
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RW
A
Y
S
NYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYS
FLOW DIRECTIONDUCTILE IRONNYLOPLASTDO NOT POLLUTE DRAINS TO WATERWAYS
NYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYSFLOW DIRECTIONDUCTILE
I
RO
N
NYLOPL
A
S
TDO NOT POLLUTE DRAINS TO WATERWAYSNYLOPL
AS
T
DO N
OT
P
OL
LU
TEDRAIN
S
TO
W
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AY
S
FLOW D
I
R
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T
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ON
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DO NOT
P
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D
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N
S
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A
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S PARKNYLOPLASTDO NOT POLLUTEDRAINS TO WATERWAYSFLOW DIRE
C
T
I
O
N
DUCTILE IRONNYLOPLAST
DO NOT PO
L
L
U
T
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D
R
A
I
N
S
T
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W
A
T
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W
A
Y
S
SECTION A-ASECTION B-BSECTION C-CSECTION D-DSECTION E-ESECTION F-FSECTION G-GSECTION H-H SECTION J-J