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2022-04-12 ARC Regular Meeting Agenda Packet
CITY OF PALM DESERT ARCHITECTURAL REVIEW COMMISSION AGENDA TUESDAY, APRIL 12, 2022 – 12:30 P.M. ZOOM VIRTUAL MEETING CITY OF PALM DESERT, CA 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/j/83648797515, then click on “Launch Meeting” or 2. Access via www.zoom.us, click “Join A Meeting” and enter Webinar ID: 836 4879 7515 Pursuant to Assembly Bill No. 361, the Architectural Review Commission may be conducted via Teleconference/Virtual Meeting and there will be no in-person public access to the meeting location. AGENDA ARCHITECTURAL REVIEW COMMISSION APRIL 12, 2022 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: 836 4879 7515 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 *9 to raise your hand to be added to the queue to provide a public comment. When it is your turn, City staff will announce your name/phone number and unmute your line to speak. Please limit your comments to (3) minutes. 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 March 22, 2022. Rec: Approve as presented. V. CASES A. FINAL DRAWINGS 1. CASE NO: SARC 20-0004 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a master sign program for Bump and Grind Plaza located at 72221 Highway 111. APPLICANT AND ADDRESS: Canyon Print & Signs, Cathedral City, CA 92234 LOCATION: 72221 Highway 111 ZONE: PC-4 2. CASE NO: PP 21-0010 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan and a Notice of Exemption to construct five (5) new residential units (1,600 square feet) and a 1,935 square-foot addition to the existing residential home to operate a group home for a maximum of 38 people located at 44525 Santa Margarita Avenue. AGENDA ARCHITECTURAL REVIEW COMMISSION APRIL 12, 2022 3 APPLICANT AND ADDRESS: HEARTBEAT at 22, Palm Desert, CA 92261 LOCATION: 44525 Santa Margarita Avenue ZONE: R-2 3. CASE NO: PP/CUP 22-0002 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a request for a recommendation to the Planning Commission for approval of a Precise Plan, Conditional Use Permit, and a Mitigated Negative Declaration to construct a 176-unit multi-family (affordable housing) residential community consisting of four (4) three-story apartment buildings, five (5) two-story apartment buildings, a single-story clubhouse, pool area, and private outdoor recreation areas on an 11-acre parcel located at the southeast corner of Gateway Drive and Dick Kelly Drive and west of Cortesia Way. APPLICANT AND ADDRESS: UHC 00357 Palm Desert, L.P. a California Limited Partnership, Santa Ana, CA 92705 LOCATION: APNs: 694-130-017 and 018 ZONE: PR-22 4. CASE NO: PP/CUP 22-0004 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan, Conditional Use Permit, and a Notice of Exemption to construct a 150-unit multi-family (affordable housing) residential community consisting of eight (8) three-story apartment buildings, a single-story clubhouse, and private outdoor recreation areas on an 6.8-acre parcel adjacent to Spanish Walk along the east side of Gerald Ford Drive, north of Frank Sinatra Drive, and south of the I- 10/Railroad. APPLICANT AND ADDRESS: Western National Group, Irvine, CA 92614 LOCATION: 75580 Gerald Ford Drive ZONE: PR-19 5. CASE NO: PP 22-0003 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan, Tentative Parcel Map, and Environmental Assessment to develop a 241-unit multi-family residential apartment community including 10 three-story apartment buildings, a two-story clubhouse, private outdoor recreation areas, and related off-site improvements on a 10.49-acre parcel located at the northwest corner of Gerald Ford Drive and Technology Drive. APPLICANT AND ADDRESS: Palm Communities, Irvine, CA, 92618 LOCATION: NW Corner of Gerald Ford Drive and Technology Drive ZONE: Millennium Specific Plan Area 8, PR-22 CITY OF PALM DESERT ARCHITECTURAL REVIEW COMMISSION PRELIMINARY MINUTES TUESDAY, MARCH 22, 2022 – 12:30 P.M. ZOOM VIRTUAL MEETING CITY OF PALM DESERT, CA I. CALL TO ORDER Chair Van Vliet called the meeting to order at 12:33 p.m. II. ROLL CALL Current Meeting Year to Date Commissioners Present Absent Present Absent Chris Van Vliet, Chair X 15 0 Karel Lambell, Vice Chair X 14 1 Nicholas Latkovic X 15 0 Michael McAuliffe X 15 0 Jim McIntosh X 15 0 Juan Mireles (Resigned) 8 1 John Vuksic X 14 1 Also Present: Martin Alvarez, Director of Development Services Rosie Lua, Planning Manager Kevin Swartz, Associate Planner Nick Melloni, Associate Planner Melinda Gonzalez, Recording Secretary III. ORAL COMMUNICATIONS Principal Planner, Rosie Lua, read aloud oral communications advising the public of their opportunity to speak on items not on the agenda at this time in the meeting. No public comments were provided. IV. APPROVAL OF MINUTES A. MINUTES of the Architectural Review Commission meeting of February 22, 2022. Rec: Approve as presented. PRELIMINARY MINUTES ARCHITECTURAL REVIEW COMMISSION MARCH 22, 2022 2 Upon a motion by Commissioner McAuliffe, seconded by Commissioner Vuksic, and a 5-0 vote of the Architectural Review Commission, the minutes for February 22, 2022, were approved as presented. (AYES: Latkovic, McAuliffe, McIntosh, Van Vliet and Vuksic; NOES: None; ABSENT: Lambell). 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 None B. PRELIMINARY PLANS 1. CASE NO: PP/CUP 22-0002 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a request for a recommendation to the Planning Commission for approval of a Precise Plan, Conditional Use Permit, and a Mitigated Negative Declaration to construct a 176-unit multi-family (affordable housing) residential community consisting of four (4) three-story apartment buildings, five (5) two-story apartment buildings, a single-story clubhouse, pool area, and private outdoor recreation areas on an 11-acre parcel located at the southeast corner of Gateway Drive and Dick Kelly Drive and west of Cortesia Way. APPLICANT AND ADDRESS: UHC 00357 Palm Desert, L.P. a California Limited Partnership, Santa Ana, CA 92705 LOCATION: APNs: 694-130-017 and 018 ZONE: PR-22 Commissioner McAuliffe advised the Commission his place of residence is adjacent to the proposed project. Commissioner McAuliffe recused himself from this item due to a conflict of interest. Associate Planner, Kevin Swartz, presented the item. The request is to develop a 176-unit multi-family affordable housing residential community. Mr. Swartz turned the presentation over to the applicant, Urban Housing Communities (UHC) and their architect team, KTGY Group Inc., who provided additional details on the proposed project architecture and answered 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 Chair Van Vliet, and a 4-0 vote of the Architectural Review Commission, Case No. PP/CUP 22- 0002, was continued subject to the following: 1) Explore alternative options for placement of A/C ground units; 2) Revisit solar allocation on carports and confirm it meet solar requirements; 3) Consider staggering top cap from accent PRELIMINARY MINUTES ARCHITECTURAL REVIEW COMMISSION MARCH 22, 2022 3 board on stone detail located at the entrances; 4) Provide locations of B-vents and consider the use of chimney elements for screening grouped vents; 5) Street exposed windows should be further recessed; 6) Increase depth of base to provide an offset from top floor; 7) Consider the use of low walls in addition to landscape to screen ground mounted utility equipment and to assist with noise mitigation, with particular attention to street exposed equipment; and 8) Confirm number of trash enclosures is adequate for number of units and offset enclosures from the drive aisle. (AYES: Latkovic, McIntosh, Vuksic, and Van Vliet; NOES: None; ABSENT: Lambell, McAuliffe) C. MISCELLANEOUS ITEMS 1. CASE NO: PP/CUP 22-0004 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary review and discussion to provide architectural comments on a proposed 150-unit affordable apartment community adjacent to Spanish Walk along Gerald Ford Drive and north of Frank Sinatra Drive. APPLICANT AND ADDRESS: Western National Group, 8 Executive Circle, Irvine, CA 92614 LOCATION: 75580 Gerald Ford Drive ZONE: PR-19 Commissioner McAuliffe rejoined the meeting. Associate Planner, Kevin Swartz, presented the item. The preliminary review and discussion regarding a proposed 150-unit affordable apartment community. Mr. Swartz noted the applicant’s project submittal was reviewed by Planning staff and determined to be incomplete at this time. Mr. Swartz turned the presentation over to the applicant, and their architect team, TCA Architects, who provided a more detailed presentation on the proposed project and answered questions from the Commission. Discussion on the item ensued with Commissioners providing comments and concerns of the project. Comments and concerns provided during the discussion include, but are not limited to: • Provide more recess for windows where available. • Revisit parapets to ensure all ends are concealed and/or returned inward enough to provide a three-dimensional appearance. • Material transitions should be in different planes. • Incorporate more architectural details from the recreation building into the residential buildings. • Include lighting details on perspectives. • Revisit proposed tree species between buildings to ensure their maximum growth potential does not exceed the proposed allocated space and encroach on the adjacent buildings. PRELIMINARY MINUTES ARCHITECTURAL REVIEW COMMISSION MARCH 22, 2022 4 • Further research options for noise mitigation with particular attention to the north side of the site. • Applicant should be mindful of flashing details to avoid contrast with clean forms of building. No formal action was taken on this item as it was brought forth solely for commissioner’s comments to the applicant. VI. COMMENTS Commissioner Latkovic stated he has received inquiries regarding the property located on the corner of Portola and Frank Sinatra. Associate Planner, Kevin Swartz, advised this property belongs to the Successor Agency to the Palm Desert Redevelopment Agency (SARDA). This property is overseen by city staff member, Eric Ceja, and is not for sale at this time. Planning Manager, Rosie Lua, stated staff can provide an update on this property at a future meeting. Commissioner Vuksic provided an update on the last Cultural Arts Committee meeting. A detailed presentation on the design concept for Lupine Plaza was shared by the contracted firm as well as the results of a public survey conducted for feedback on preferred designs. Ms. Lua shared the information on Lupine Plaza provided on the City’s “Engage Palm Desert” website and reminded Commissioners this website is a great resource for updates on the City and ongoing projects and programs. Additionally, the committee has started selection of the new art pieces for El Paseo. Chair Van Vliet inquired about the timeline for returning to in person meetings. Ms. Lua advised staff has identified potential meeting locations and will advise Commissioners as soon as there is a change in format for meetings. Commissioner McIntosh prompted discussion on a new paint job located on the façade for the Syndicate building on Highway 111. Staff advised this paint change did not come before the Commission. Currently, there is not an established process for approval of mural requests. However, staff is working internally to develop this process. Commissioner McAuliffe requested an update on the International Lodge renovations. Associate Planner, Nick Melloni, reported the contractor will be removing the vinyl and chain link fencing and replacing it with tubular fencing. They are also replacing the faded canvas awnings. Staff has also requested a landscaping plan. In response to inquiry by Commissioner McAuliffe, Mr. Melloni replied they are removing the plywood on the windows. In reply to inquiry by Commissioner McAuliffe, Mr. Melloni stated he would research the anticipated start date for the renovations and provide an update at a later meeting. The owners are still working with Code Enforcement to ensure the property remains in compliance. Ms. Lua advised the Commission there have been several recent changes within the Development Services Department and provided details on the organizational changes and noted there will be a new Deputy Director of Development Services. PRELIMINARY MINUTES ARCHITECTURAL REVIEW COMMISSION MARCH 22, 2022 5 VII. ADJOURNMENT With Architectural Review Commission concurrence, Chair Van Vliet adjourned the meeting at 2:42 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: Nick Melloni, Associate Planner Date: April 12, 2022 Subject: SARC 20-0004 - 72221 Highway 111 – Request for Architectural Review Commission approval of a comprehensive sign program for exterior signage for Bump and Grind Plaza Recommendation By Minute Motion: 1) The Architectural Review Commission (ARC) approve case SARC 22-0001 for a comprehensive sign program based on the findings and any exceptions and/or requests for modifications to the signage by the ARC be added as conditions of approval. Project Description The project site is located at 72221 Highway 111, on the south side of Highway 111, between Painters Path Road and Fred Waring Drive. The site is developed with a single-story multi-tenant retail building originally constructed in the 1980’s. This sign program has previously appeared before ARC on two occasions, May 12, 2020 and May 25, 2021. The scope of work has been modified due to revisions to the building elevations and omission of a monument sign. The proposed project is a request for a comprehensive sign program to provide design guidelines for fourteen (14) tenant signs and one (1) building identification sign. Signage includes: • Seven (7) tenant signs on the rear Highway 111 Elevation • Seven (7) tenant signs on the front Painter’s Path elevation • One (1) building identification sign on the Highway 111 elevation. The proposed exterior tenant signs are a mix of through-lit, back-lit, or dual-lit channel letter signs. The building placement of the signs is shown on page 12 of the sign program. Each tenant space is allowed up to two (2) signs, with one (1) sign per street frontage. Signage design criteria is described on sheet 5 of the program and illustrated on sheet 11 of the sign program booklet. The signage for suites D through G on the Highway 111 frontage are requesting an exception for signage placement. These signs are proposed on a separate portion of the building frontage to account for the building’s architectural projects and varying setbacks. SARC 20-0004 – Bump and Grind Plaza Page 2 of 3 April 12, 2022 Zoning Ordinance Summary Comprehensive sign programs are required when any one of the circumstances listed under Palm Desert Municipal Code Section (PDMC) 25.56.100 (B) occur. Per this section, a sign program is required for the proposed project as it is proposing more than three (3) separate tenant spaces are present on the same site. ARC approval is required for all comprehensive sign programs per Palm Desert Municipal Code (PDMC) Section 25.56.100 (D). Findings in support of the project are listed below: A comprehensive sign program shall comply with the following standards: 1. The proposed sign program shall comply with the purpose and intent of this chapter. The purpose and intent of Chapter 25.56 (Sign Ordinance) is to provide for visually attractive signage, which affords each user adequate identification while guarding against excessive advertising. It also ensures that signs are in harmony with the building and neighboring signs. The proposed sign program is necessary for the tenant’s business and as proposed, ensures each sign is proportional to the scale of building. The signs are in harmony as each sign proposes to use similar construction featuring channel letterings and a mix of lighting styles. 2. The proposed signs shall enhance the overall development, be in harmony with, and relate visually to other signs included in the comprehensive sign program, to the structures and/or developments they identify, and to surrounding development when applicable. The proposed signage enhances the overall development by providing for the orderly placement and design of the proposed signage. The signs are compatible in scale with each other and the area of the fascia where they are placed. The signs use a similar construction and illumination method for consistency. The signage is placed at the building frontage on the parking lot elevation to ensure clear direction. The signage on Highway 111 is placed to ensure signage is consistent along the building and signs are not clustered in a single area. 3. The sign program shall address all signs, including permanent, temporary, and exempt signs. The sign program addresses the locations of all permanent signage. No temporary or exempt signs are being proposed. 4. The sign program shall accommodate future revisions that may be required because of changes in use or tenants. The sign program shows the placement of signs on the building and provides specific maximum area limitations for each sign. The placement, size, and construction of the signs can be referenced or updated should the tenant request modifications in the future. 5. The sign program shall comply with the standards of this chapter, except that deviations are allowed with regard to sign area, total number, location, and/or height of signs to the SARC 20-0004 – Bump and Grind Plaza Page 3 of 3 April 12, 2022 extent that the comprehensive sign program will enhance the overall development and will more fully accomplish the purposes and intent of this chapter. PDMC Section 25.56.070 establishes allowed signage areas for commercial signage. The proposal is consistent in the total number of signs proposed for each tenant; there are seven tenants, and each tenant is permitted up to two signs, with one signper frontage. The location of tenant signs corresponds with the tenant frontage on the Painter’s path frontage. The Highway 111 elevation of the existing building features unique characteristics which contain extensive undulation and breaks in massing, combined with a sloped tile roof. Due to this design, the applicant has proposed to place the signage for tenants in suites D through G on portions of the building where they have no frontage. This creates a balanced sign placement and better fits the Highway 111 frontage as it avoids clustering signage on certain portions of the building. 6. Approval of a comprehensive sign program shall not authorize the use of signs prohibited by this chapter. All signs proposed by the sign program are allowed by the Palm Desert Municipal Code (PDMC). The sign program includes a list of prohibited signage which is consistent with all prohibited signs listed under PDMC Section 25.56.050. Staff Recommendation Staff concludes the design as presented meets the findings of the PDMC Section 25.56, as the proposal is compatible with the existing building. Staff recommends the ARC approve the sign program with the following modifications: • Revise the “Maximum signage Area” shown on the elevations on Sheets 14 and 15 to match the maximum allowed letter height. • Provide standards for the logo designs so that internally illuminated cabinets are prohibited, except for registered logos and trademarks. • Direct the applicant to re-examine the building name signage proportions and consider enhanced design for the letter for a more distinctive center identity. Staff recommends the ARC determines the requirements of the findings have been met based on the aforementioned analysis and approves the request with staff modifications. Staff further recommends that any exceptions or modifications required by the ARC be added to the motion as conditions of approval. Attachment: 1. Plans Submitted by Applicant. Bump & Grind Plaza SIGN PROGRAM 72221 CA-111 Palm Desert, CA 92260 March 31, 2022 Page 1 P r int & Sign s 760.832.8433 Page 2 Table of Contents 2. Table of Contents 3. Introduction 4. Approved Signs 5. Sign Requirements 6. Sign Requirements II 7. Submittal Requirements 8. Binding Effects 9. Approve Sign Vendor Specifications 10. Sign Samples 11. Sign Mock up Construction 12. Site Plan March 31, 2022 P r int & Sign s 760.832.8433 67990 E. Palm Canyon Drive Cathedral City, CA 92234 13. Building Rendering 14. Building Sign Specifications 15. Sign mock up 16. Sign mock up Cont. Page 3 March 31, 2022 P r int & Sign s 760.832.8433 Introduction The purpose of this sign criteria is to provide the guidelines necessary to assure coordination and compatibility between all signs on the building. Balanced and appealing sign environment, harmonious with the architecture of the project, while maintaining provisions for individual graphic expression. No sign, whether permanent or temporary, including any supporting structure and lighting thereof, shall present any hazard to the safety of pedestrian or vehicular traffic by obstructing the flow of such traffic, by obstructing the sight lines required for the safe movement of pedestrian or vehicular traffic, by interfering with the visibility and effectiveness of any traffic control or warning device or in any other manner. A zoning compliance sign permit is required prior to the erection, alteration, or relocation of any sign subject to sign guidelines Signs in conformance with an approved sign program or business name signs which are in conformance with the standards of the maximum allowable sign area for the site may receive approval by the Planning Division in the Community Development Department. Palm Desert City staff will be able to advise you on the appropriate review process. Applications must be submitted on forms provided by the Community Development Department for individual signs and sign programs that require Planning Commission's approval. Page 4 No sign should be installed without the written landlord approval and the required city permits. March 31, 2022 P r int & Sign s 760.832.8433 Approved Signs Prohibited Sign Types Illuminated Back lit, front lit and Dual lit (Front and Back) sign allowed. Company logo and or color allowed. Max overall sign high with 2 lines, 32”h for all tenants. Letter high for single line tenants 17”h All sign fabrication work shall be of excellent quality. All logo images and type-styles shall be accurately reproduced. Color represented in drawing proof are for presentation purposes only, final color product might change. No exposed conduits will be allowed. -Non-illuminated signage -Flat cut aluminum/acrylic and PVC -Paper, cardboard, styrofoam -Moving or rotating signs -Sings direct painted on wall -Cabinet signs Allowed Portable signs: A. Chalkboards, sandwich boards, Temporary Banners or A-Frames signs. Page 5 March 31, 2022 P r int & Sign s 760.832.8433 Sign Requirements I All signs shall comply with Palm Desert Building code. Tenant will be responsible for its sign contractor to indemnify, defend and hold harmless the landlord and its agents from any damage or liability resulting from the contractor’s work. Upon termination of lease, tenant is responsible for the removal of signage, patching and painting to match existing building color. Sign labels that pertain to construction and installation whall be permitted and placed in a conspicuous location for inspections and/or emergencies. Penetration of the building structure required by installation shall be neatly sealed in a “water tight” condition and painted to match exterior surface. Temporary identification sign such as: construction, developer, seasonal promotions and/or compliance non illuminated advertising displays permitted as per City of Palm Desert code. Sign contractor to obtain structural construction documents and visit project site to confirm shear wall locations prior to installing signage. For future building signage, owner/tenant(s) will need to submit exterior elevations showing designated areas for signage, sign exhibits and materials that meet the sign program for the city of Palm Desert approval and landlord approval. No sign shall be permitted that pose a nuisance or hazard. No exposed lamps, tubing and/or bulbs, shall be permitted. Roof Sign or projected sign shall not be permitted. Page 6 March 31, 2022 P r int & Sign s 760.832.8433 Sign Requirements II All costs of signs, installation and permits shall be pay by the owner/tenant and their California C45 licensed Sign Contractor are responsible for fulfilment of all requirements of this sign program. Sign contractor shall provide owner’s with certificate of insurance naming owners and any other designated party as additional insured showing evidence of worker compensation and public liability insurance against all damage suffered or done to any and all persons or property while engaged in the construction or erection of signs in the amount of $1,000,000.00 per occurrence. The tenant, the tenant’s agent and/or the tenant’s sign contractor and/or general contractor shall be responsible for obtaining any and all permits required. Maintenance of signs is the responsibility of the tenant to maintain all elements of its sign in a first class condition at all times. Former tenant(s) shall be responsible for the removal of the signage, including: sealing patching, painting, and electrical disconnect(s). Removals to be completed within a 10(ten) day period of lease termination at the tenant’s expense. It is required that you use a sign contractor for signage and signage component removal and electrical disconnect, and a painting contractor for finishing and painting work. All repair work must match the building colorand texture. Working area must be left in a neat and clean condition and the surface that the sign be left in a new-like or original appearance. Page 7 March 31, 2022 P r int & Sign s 760.832.8433 Submittal Requirements A sign application consistent with this program shall consist of the following: For each proposed sign application on the building, the following shall be specified: 1. A dimensioned location of each sign in the building and/or property. 2. A sign dimensions including letter height, color, sign length and sign projection from building. 3. Color scheme. 4. Type style or graphic style. 5. Material being used. 6. Method of installation / attachment / cross-section. 7. Site plan indicating the location of the occupant space on the site. 8. Fabrication and installation details. 9. The Tenant shall pay for all necessary permit and sign. Provide an Illustrated representation of the signage and graphic logo superimposed on a photograph where signage is to be located. Provide a photograph to include entire store-front. All permits for the sign(s) and their installation shall be obtained by the sign applicant. The sign application shall satisfy all requirements and specifications. Page 8 March 31, 2022 P r int & Sign s 760.832.8433 Binding Effects No sign shall be erected, constructed, installed, altered, placed or maintained except in conformance with this program. In case of any conflict between the provisions of this program and any other provisions of City of Palm Desert zoning ordinance. This sign program is intended to address nearly all sign types while adhering to city sign codes and facilitating business operations. It is understood that a tenant could have sign needs that may not fit the Sign Program. Landlord and the city of Palm Desert Planning Department will reserve the right to review your sign proposal on a case to case basis. Applicants that fall into this category are strongly encouraged to meet with the landlord and the planning department prior to sign design to review and exhaust all options prior to using said provision due to legal sensitivity and extended lead times of provision. d Page 9 March 31, 2022 P r int & Sign s 760.832.8433 Approve Sign Vendor Specifications All sign fabrication work shall be done by a professional sign contractor possessing current valid state license. Approved sign contractor All sign fabrication work shall be of excellent quality. All logo images and type-styles shall be accurately reproduced. Colors represented in drawing proof are for presentation purposes only, final color product might change. No exposed conduits will be allowed. Ph: 760.832.8433 Web: canyonps.comPrint & Sign s 67990 E. Palm Canyon Drive Cathedral City, CA 92234 Page 10 March 31, 2022 P r int & Sign s 760.832.8433 Sign samples Backlit Sign Front & Back Lit Front Lit Sign Sign Construction Page 11 March 31, 2022 P r int & Sign s 760.832.8433 Backlit Sign Front & Back LitFront Lit Sign REVERSE PAN CHANNEL LETTERS WITH LED ILLUMINATION SECTION SIGN TO BE UL APPROVED AND BEAR UL LABEL NOTE: THIS SIGN IS INTENDED TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 600 OF THE NATIONAL ELECTRICAL CODE AND/OR OTHER APPLICABLE LOCAL CODES. THIS INCLUDES PROPER GROUNDING AND BONDING OF THE SIGN. BUILDING WALL RIGID METALLIC CONDUIT (SEAL ALL WALL PENETRATIONS) HEYCO BUSHING DISCONNECT SWITCH JUNCTION BOX TO ELECTRICAL J-BOX FABRICATED ALUMINUM REVERSE CHANNEL LETTERS WITH PAINTED FINISH (.080" THK. FACES; .063" THK. RETURNS) GROUND WIRE LOW VOLTAGE LED MODULES 3/16" THK. CLEAR PLEX BACKS 1/4" DRAIN HOLE WITH LIGHT BAFFLE STAINLESS STEEL MOUNTING SCREWS (AS PER WALL CONSTRUCTION) ALUMINUM ANGLE SUPPORT 3" DP. RETURNS 2" PEG-OFF LOW VOLTAGE TRANSFORMER HOUSING PLEX FACED CHANNEL LETTERS WITH LED ILLUMINATION SECTION SIGN TO BE UL APPROVED AND BEAR UL LABEL NOTE: THIS SIGN IS INTENDED TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 600 OF THE NATIONAL ELECTRICAL CODE AND/OR OTHER APPLICABLE LOCAL CODES. THIS INCLUDES PROPER GROUNDING AND BONDING OF THE SIGN. 5" DP. RETURNS .040" THK. PRE-FABRICATED ALUMINUM CHANNEL RETURNS WITH PAINTED FINISH .063" THK. ALUMINUM BACKS GROUND WIRE LOW VOLTAGE LED MODULES 3/4" JEWELITE TRIM CAP EDGES WITH RETAINING SCREWS 1/8" THK. PLEX FACES WITH FIRST-SURFACE APPLIED TRANSLUCENT VINYL OVERLAYS 1/4" DRAIN HOLE WITH LIGHT BAFFLE STAINLESS STEEL MOUNTING SCREWS (AS PER WALL CONSTRUCTION) BUILDING WALL RIGID METALLIC CONDUIT (SEAL ALL WALL PENETRATIONS) 1/2" FLEXIBLE METAL CONDUIT LOW VOLTAGE TRANSFORMER HOUSING DISCONNECT SWITCH JUNCTION BOX VOLTAGE IN 120v TO ELECTRICAL J-BOX PLEX FACED CHANNEL LETTERS WITH THROUGH FACE & HALO LED ILLUMINATION SECTION SIGN TO BE UL APPROVED AND BEAR UL LABEL NOTE: THIS SIGN IS INTENDED TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 600 OF THE NATIONAL ELECTRICAL CODE AND/OR OTHER APPLICABLE LOCAL CODES. THIS INCLUDES PROPER GROUNDING AND BONDING OF THE SIGN. BUILDING WALL RIGID METALLIC CONDUIT (SEAL ALL WALL PENETRATIONS) HEYCO BUSHING DISCONNECT SWITCH JUNCTION BOX TO ELECTRICAL J-BOX 2" PEG-OFF LOW VOLTAGE TRANSFORMER HOUSING 5" DP. RETURNS 3/16" THK. CLEAR PLEX BACKS ALUMINUM ANGLE SUPPORT .040" THK. PRE-FABRICATED ALUMINUM CHANNEL RETURNS WITH PAINTED FINISH GROUND WIRE LOW VOLTAGE LED MODULES 3/4" JEWELITE TRIM CAP EDGES WITH RETAINING SCREWS 1/8" THK. PLEX FACES WITH FIRST-SURFACE APPLIED TRANSLUCENT VINYL OVERLAYS 1/4" DRAIN HOLE WITH LIGHT BAFFLE STAINLESS STEEL MOUNTING SCREWS (AS PER WALL CONSTRUCTION) 72221 CA111 Building Name Tenant Main sign / Secondary sign Dual Lit (Front & Back Lit) Page 12 March 31, 2022 P r int & Sign s 760.832.8433 ENTRANCE EXIT NORTH ASPHALT PAVING APN: 640-020-008 APN: 640-020-054 APN: 640-020-007 EXISTING BUILDING EXISTING BUILDING ASPHALTPAVING ASPHALT PAVING ASPHALTPAVING ASPHALTPAVING ASPHALT PAVING A FACADE ENHANCEMENT FOR: 72-221 Hwy 111, Palm Desert, Ca. 92260 LAND PLANNINGDRAFTINGDESIGN CONSULTANTS LOGO: SHEET NUMBER PD-1101-2K19 SHEET TITLE D R A W N G.L.A. C H E C K E D G.L.A. D A T E November 2019 S C A L E REVISIONS DATENO. ARCHITECT'S STAMP (if required) As Noted J O B N O. EXISTING BUILDING EXISTING BUILDING ASPHALT PAVING ASPHALT PAVING ENTRANCEEXIT 12'-7 1 2 "28'-6" 40'-0 1 2 "20'-5" 18'-6" 43'-1" 38'-3" 20'-5" 41'-1 1 2 "268'-1 1 2 "5'-2" 3 3 ' - 1 1 " 2 0 ' - 1 " 1 1 ' - 4 " 8 ' - 8 " 1 0 ' - 0 " 1 ' - 4 " 8 5 ' - 4 " 4'-7" 11'-2 1 2 "64'-7" 2 3 ' - 9 12" 79'-6" 1 3 ' - 5 1 2" 20'-4 1 2"59'-8 1 2 "20'-4" 1'-4" 268'-1 1 2"6'-6" 1 ' - 4 " 8 ' - 8 " 1 2 ' - 0 " 5 3 ' - 0 " 7 5 ' - 0 " ENLARGED EXISTING SITE PLANPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPE R T Y LI NE PROP E R T Y LI N E PROPE R T Y LI NE PROPERTY LINE PROPERTY L I N E SCALE: 1" = 20'-0" SITE PLAN/SIGN TYPE 1 B B 1 A B1 E1 F1 G1 C1 H1 D1 A Back Lit, Front lit or Dual Lit B B1 Back Lit, Front lit or Dual Lit C C1 Back Lit, Front lit or Dual Lit D D1 Back Lit, Front lit or Dual Lit E E1 Back Lit, Front lit or Dual Lit F F1 Back Lit, Front lit or Dual Lit G G1 Back Lit, Front lit or Dual Lit H H1 B C H D E F G Page 13 March 31, 2022 P r int & Sign s 760.832.8433 Page 14 March 31, 2022 P r int & Sign s 760.832.8433 Maximum SignageArea 32” x 164” Maximum SignageArea 29” x 164” Maximum SignageArea 29” x 164”Maximum SignageArea 29” x 164”Maximum SignageArea 29” x 164”Maximum SignageArea 29” x 164”Maximum SignageArea 29 x 164” 74’ B G F E D 32”15” 9”17” 20’ 20’20’20’20’ 33 SQFT35.8 SQFT 33 SQFT 33 SQFT 33 SQFT C 33 SQFT H 33 SQFT Elevation View Elevation View Sign Layout For Tenants B & H Elevation View Sign Layout For Suites G,F,E,D,C Opt A Sign Layout For Suites G,F,E,D,C Opt B • Reverse channel letters internally illuminated, .080 aluminum face thickness, 063 aluminum returns, 3/16” clear plex backs, illuminated with Low voltage LED modules, letters to be 2” standoff from building fascia. • Dual Lit (Front and Back illuminated) letters, 1/8” plex faces, .040 5” returns, 3/4“ trim cap edges, 3/16” clear plex backs, illuminated with Low voltage LED modules, letters to be 2” standoff from building fascia. • Front illuminated letters, 1/8” plex faces, .040 5” returns, 3/4“ trim cap edges,.063 aluminum back, illuminated with Low voltage LED modules, letters mounted flush to building fascia. South Elevation 12” 6” 20’ 30”30” 20’ Elevation View Sign Layout For Suites G,F,E,D,C Opt C 30”20”Logo 15” SECTION SIGN TO BE UL APPROVED AND BEAR UL LABEL BUILDING WALL RIGID METALLIC CONDUIT (SEAL ALL WALL PENETRATIONS) HEYCO BUSHING DISCONNECT SWITCH JUNCTION BOX TO ELECTRICAL J-BOX 2" PEG-OFF LOW VOLTAGE TRANSFORMER HOUSING 5" DP. RETURNS 3/16" THK. CLEAR PLEX BACKS ALUMINUM ANGLE SUPPORT .040" THK. PRE-FABRICATED ALUMINUM CHANNEL RETURNS WITH PAINTED FINISH GROUND WIRE LOW VOLTAGE LED MODULES 3/4" JEWELITE TRIM CAP EDGES WITH RETAINING SCREWS 1/8" THK. PLEX FACES WITH FIRST-SURFACE APPLIED TRANSLUCENT VINYL OVERLAYS 1/4" DRAIN HOLE WITH LIGHT BAFFLE STAINLESS STEEL MOUNTING SCREWS (AS PER WALL CONSTRUCTION) Sign Layout For Back of Suites Opt B Page 15 March 31, 2022 P r int & Sign s 760.832.8433 Maximum SignageArea 32” x 164” Maximum SignageArea 32” x 164” Maximum SignageArea 32” x 164”Maximum SignageArea 32” x 164” Maximum SignageArea 32” x 164” Maximum SignageArea 32” x 164” Maximum SignageArea 32” x 164” Maximum SignageArea 17” x 240” H1 C1D1 17” 20’22’40’ 33 SQFT 33 SQFT 33 SQFT Elevation View Elevation View Sign Layout For Back of Suites Opt A Elevation View Sign Layout (Building name)Dual Lit sign • Reverse channel letters internally illuminated, .080 aluminum face thickness, 063 aluminum returns, 3/16” clear plex backs, illuminated with Low voltage LED modules, letters to be 2” standoff from building fascia. • Dual Lit (Front and Back illuminated) letters, 1/8” plex faces, .040 5” Black returns, 3/4“ trim cap edges, 3/16” clear plex backs, illuminated with Low voltage LED modules, letters to be 2” standoff from building fascia. • Front illuminated letters, 1/8” plex faces, .040 5” returns, 3/4“ trim cap edges,.063 aluminum back, illuminated with Low voltage LED modules, letters mounted flush to building fascia. North Elevation A E1 F1 G1 B1 17”14”Logo20” Page 16 March 31, 2022 P r int & Sign s 760.832.8433 THRIFT STORE TATTOO COOL THINGS STRENGHT CODEBARKING BEAUTIES MONSOON MONSOON NAIL SALON Page 17 March 31, 2022 P r int & Sign s 760.832.8433 NAIL SALON Bump & Grind PlazaBump & Grind Plaza TENANT BARKING BEAUTIES THRIFT STORE TENANT MONSOON MONSOON TENANT 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: April 12, 2022 Case No: PP 21-0010 Subject: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan and a Notice of Exemption to construct five (5) new residential units (1,600 square feet) and a 1,935 square-foot addition to the existing residential home to operate a group home for a maximum of 38 people located at 44525 Santa Margarita Avenue. BACKGROUND A. Property Description: The property is 43,125 square feet (approximately 1 acre) consisting of a 2,900 square- foot residential home, currently unoccupied and a tennis court. Prior to 2017, the area was zoned Residential Single-Family (R-1) which would only allow a single-family residential home on a property. However, after 2017 the City’s General Plan Update changed the land use designation to Small Town Neighborhood, which allows for 3 to 10 dwelling units per acre (du/acre). A subsequent Citywide Zoning Update changed the area’s zoning designation to Mixed Residential District (R-2), which allows for a density of 3 to 10 du/acre. This application is proposing a total of six (6) residential units which is within the threshold of the allowed density of R-2. On January 1, 2022, the Architectural Review Commission (ARC) preliminary reviewed and discussed this project and provided design comments to the applicant. No action was taken by the Commission on this item at the meeting. Comments and concerns provided by commissioners during the discussion include, but are not limited to: • Explore alternative options/configurations and heights for parapets located on the (5) five three-bedroom units. Avoid one long continuous parapet. • Review and confirm different roof pitches provided on roof plan. (Sheet A- 102) • Revisit details including fascia tile and drip edges/scuppers. • Reduce 8-foot rear wall to 6 feet to conform with code. PP 21-0010 Heartbeat at 22 Page 2 of 7 April 12, 2022 • Review and confirm the amount of parking spaces proposed is in conformance with requirements. • South elevation of three-bedroom units needs more articulation. Avoid the use of landscape in place of architecture. • Review and clarify density that is being proposed. • Owner is strongly encouraged to engage in community outreach efforts for notification of the proposed project. • Ensure all mechanical equipment are fully screened. B. Zoning and General Plan Designation: Zone: Mixed Residential District (R-2) – 3 to 10 du/ac General Plan: Small Town Neighborhood (STN) – 3 to 10 dwelling units per acre C. Adjacent Zoning and Land Use: North: Planned Residential (PR-5) – Single-Family Residential South: R-2 - Single-Family Residential East: R-2 - Single-Family Residential West: R-2 - Single-Family Residential PROJECT SUMMARY Project Description The Applicant, Heartbeat at 22, is proposing a Precise Plan (PP) application to increase the site density to accommodate up to 38 residents for transitional and supportive housing. To achieve the density, the plan includes five (5) new 1,600 square-foot residential units along the west property line. Each unit consists of three bedrooms and three baths, living room, kitchen, dining area, and closets. Each bedroom will house two (2) residents totaling 6 residents per unit and 30 new residents overall. The applicant is also proposing a 1,935 square-foot addition to the northern portion of the existing 2,900 square-foot home. The new addition includes office space, new laundry room, and restrooms. The house, including the addition, will house eight (8) residents. The site plan includes fifteen (15) parking spaces (half covered by a carport) off the existing cul-de-sac, a new trash enclosure, and pedestrian walkways. Resident amenities include a centralized splash pad, a play area/seating area at the southwest corner of the property, and shaded picnic benches throughout. The applicant is proposing a new CMU block wall surrounding the property with a pedestrian and vehicular gate fronting the street. The proposed plans show an 8-foot-high wall, but staff has informed the applicant the code only allows for a maximum wall height of six (6) feet. PP 21-0010 Heartbeat at 22 Page 3 of 7 April 12, 2022 Below is the site plan Architecture The proposed architectural style for the five (5) new units is a Modern Ranch theme featuring low-pitched roofs between 9 feet, 8 inches to 16 feet, 4 inches, with short overhangs and rectangular parapets at 18 feet, 3 inches in height, for screening purposes. The five (5) units are divided into two buildings (3 units and 2 units) to alleviate/break up the massing. PP 21-0010 Heartbeat at 22 Page 4 of 7 April 12, 2022 The A/C units will be roof mounted in a sunken enclosure screened by the parapets. The roof tiles are San Pablo Blend in color. The stucco exterior finishes with Sherwin-Williams paint colors. • Body - Insightful Rose • Accent - Socialite • Facia/Trims - Dreamy White • Doors - River Rogue The new addition will match the existing architectural style with low-pitched roofs, overhangs, and gable roofs between 13 feet to 15 feet, 11 inches. Landscaping The proposed landscape includes perimeter frontages and common areas. The proposed landscape plan utilizes water conscience planting material with mixes of desert native species for trees and shrubs. The perimeter property lines include numerous 15-gallon Carolina Laurel Cherry trees to create a screening hedge and a few shade trees. Shade trees are also provided in the front yard, amenity areas, and surrounding the five (5) new units. The trees consist of drought-tolerant 36-inch box Willow Acacia, Cascalote, Citrus, and Olive Multi-Trunk trees. The project also includes various palms consisting of Mediterranean Fan Palms, Pygmy Date Palms, and Hybrid Fan Palms. A variety of low water usage between 5 and 15-gallon shrubs are also provided throughout the site around the front yard, amenity areas, and paseos between the buildings including, Beauty Natal Plum, Dwarf Natal Plum, Red Lxora, Compact Myrtle, and several other shrubs and accent plants as shown on the landscape plan. A material palette showing the proposed materials used for site amenities is also shown on the landscape plan. ANALYSIS Development Standards The proposed development standards are analyzed for conformance: Height: The R-2 zone allows for two-story buildings up to a maximum height of 30 feet pursuant to Palm Desert Municipal Code (PDMC) Section 25.10.030 Allowed Land Uses and Permit Requirements. The maximum building heights for the project is 18 feet, 3 inches which is permitted by the zoning ordinance. PP 21-0010 Heartbeat at 22 Page 5 of 7 April 12, 2022 Density: The R-2 zone allows a minimum of three (3) du/ac and a max of ten (10) du/ac pursuant to PDMC Table 25.10-3. The proposed project is requesting six (6) du/ac, which is within the threshold of the R-2 zone allowance. The table below summarizes the project’s conformance with development standards for the R-2 zone: STANDARD R-2 ZONE PROJECT CONFORMS Height 30’-0” 18’-3” Yes Front Setback 12 feet 15 feet Yes Rear Setback 15 feet 15 feet Yes Combined sides 10 feet 5 feet and 5 feet Yes Parking Section 25.46.040 Parking Requirements of the Palm Desert Municipal Code (PDMC) establishes that multi-family dwellings and single-family homes require a minimum of two (2) parking spaces per unit. The 6-unit project would require a minimum of 12 onsite parking spaces per this standard. The project is proposing 15 parking spaces, which includes one ADA parking space. Eight (8) of the parking spaces will be covered by a carport, which meets code requirements. ZONING ORDINANCE SUMMARY Architectural Review Commission (ARC) approval is required for all Precise Plan applications per PDMC Section 25.68.020 (A). Findings for ARC decisions are listed under PDMC Section 25.68.040 – Findings of the ARC. Findings for 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 proposed development complies with all setbacks (front, rear, and side yards), lot coverage, and parking requirements of the R-2 zone. The R-2 zone allows for a building height of 30 feet; the single-story buildings are proposed at 18 feet and 3-inches, therefore, complying with the zoning standards. 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. PP 21-0010 Heartbeat at 22 Page 6 of 7 April 12, 2022 The proposed project is located within a residential neighborhood along Santa Margarita Avenue, which is a local street as defined by the General Plan Circulation Element (Chapter 4, see page 55). Development along this corridor and neighborhood includes a mix of residential densities and housing types including, existing detached single-family residential, attached single-family, and multi-family uses. The project is in an area that was rezoned in 2017 to accommodate additional density. The density of the proposal complies with the R-2 Mixed Residential zone, which allows for three (3) to ten (10) dwelling units per acre. This density is also consistent with the General Plan land use designation of Small Town Neighborhood, which allows for three (3) to ten (10) dwelling units per acre. Based on the proposed use, it is not anticipated that the project will generate traffic demand or congestion for the area. 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 compatible with the R-2 zoning and development pattern within the surrounding area by proposing additional units contained within one-story buildings. The property is designated Small Town 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 a compatible design to the existing residential structure and its neighborhood. The project is designed with internal pedestrian access and provides common area recreational amenities available to all on-site residents, 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 provides transitional and supportive housing for residents in need within the city, 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 finishes and features that are compatible with the surrounding neighborhood. The five (5) new units are in the rear of the property, which maintains the single-family neighborhood curb appeal for the existing residents. The new units and existing home have connections to onsite landscaping and open space areas, which are in central areas. PP 21-0010 Heartbeat at 22 Page 7 of 7 April 12, 2022 E. That the proposed use conforms to all the requirements of the zone in which it is located and all other applicable requirements. The R-2 zone permits outright multi-family and transitional and supportive housing. The project as proposed conforms to all development standards of the R-2 zone. A summary of the conformance with these development standards, including setbacks, building height, and parking which is included in the Analysis section of this staff report. The proposed utilities are screened or within the building in accordance with PDMC 25.40.090. 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. All engineering documents including the preliminary grading plan are under review to ensure the design of the project complies with Palm Desert Municipal Code Title 27 Grading. In addition, the overall building design ensures the protection of the public health, safety, and general welfare. STAFF RECOMMENDATION Staff recommends the ARC determines that 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. HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 COVER SHEET G001 HEARTBEAT AT 22 SHEET LIST GENERAL G001 COVER SHEET ARCHITECTURAL SITE AS100 ARCHITECTURAL SITE PLAN ARCHITECTURAL A100 FLOOR PLANS - UNITS A101 FLOOR PLAN - NORTHERN EXPANSION A102 ROOF PLAN A200 UNITS ELEVATIONS & SECTION A201 UNITS RENDERED ELEVATIONS A202 MAIN HOUSE ELEVATIONS A203 MAIN HOUSE RENDERED ELEVATIONS A204 CARPORT ELEVATIONS A205 CARPORT RENDERED ELEVATIONS A206 EXISTING VS NEW EXHIBIT A207 RENDERED PERSPECTIVE A208 RENDERED PERSPECTIVE A300 MATERIAL BOARD ________________________________________________ 3 A200 ________________________________________________ 4 A200 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 4 A202 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 2 A202 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 A202 (E) HOUSE (E) HOUSE REMODEL (NOT IN C.U.P.) SUPPORT SPACES EXPANSION MEETING ROOM EXPANSION ADA UNIT NON-ADA UNIT NON-ADA UNIT NON-ADA UNIT NON-ADA UNIT MAIN ENTRANCE (N) TRASH ENCLOSURE SECONDARY ENTRANCE VEHICULAR GATES PATIO 5'-7" 5'-0"19'-0"24'-0"19'-0"5'-0"5'-0"TYP. 9'-0"34'-8"259'-3 1/2"192'-8 1/2" 1 9 4 '-5 3 /4 " 16'-9 1/2" 25'-6 7/8" 71'-2"25'-2"_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3 A202 (N) PARKING LOT _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 A204 ________________________________________________ 2 A204 (N) SOLAR CARPORT 3 A204 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ________________________________________________ 4 A204 ________________________________________________ 5 A204 5 A200 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 15'-0" ________________________________________________ 1 A200 ________________________________________________ 2 A200 (N) 8' CMU WALL (N) 6' CMU WALL (N) 8' CMU WALL (E) 6'+ CMU WALL (N) 8' CMU WALL (N) FIRE HYDRANT 15'-0"14'-0"9'-7 1/2"11'-6 3/8"HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 ARCHITECTURAL SITE PLAN AS100 1/16" = 1'-0" ARCHITECTURAL SITE PLAN1 True North PARKING REQUIREMENTS TABLE 25.46-1 RESIDENTIAL USES USE MINIMUM STALLS REQUIRED 2 per unitTwo and more bedrooms EXISTING UNITS:1 PROPOSED UNITS:5 TOTAL UNITS:6 With 6 units total, at 2 stalls per unit required, the total required stalls is 6 x 2 = 12 stalls minimum. PROPOSED STALLS TOTAL: 15 DEVELOPMENT STANDARDS TABLE 25.10-3 RESIDENTIAL DENSITY MEASUREMENT/ZONING DISTRICT R-2 3 -10Density (du/ac) min -max LOT DIMENSIONS No maxLot size, max Lot size, min 3,500 sf -Lot depth, min 50'Lot width, min SETBACKS 5'Side yard, min Front yard, min 12' 10'Street side yard, min 10'Combined both sides, min 60%Lot coverage, max percentage of lot area Rear yard, min 15' COVERAGE Height, max BUILDING MEASUREMENTS 2.5Number of Stories, max 4,000 sfDwelling unit size, max 600 sfDwelling unit size, min Site area per dwelling unit, min 4,000 sf Buidling pad area, max Group usable open space per dwelling unit, min OPEN SPACE 30' - - SPECIFIC USE STANDARDS 25.10.040 A. Multifamily. Multifamily dwelling units are permitted within the R-2 district up to a maximum of 10 dwelling units per acre, or as indicated on the zoning map. Multifamily dwelling units are permitted within the R-3 district at densities between 7 and 40 dwelling units per acre, or as indicated on the zoning map. EXISTING CONDITIONS (E) HOUSE: CURRENT MAX OCCUPANCY: SITE: 8 MOTHERS 2,900 SF 43,125 SF PROPOSED REMODEL (NOT IN C.U.P.) NEW OCCUPANCY: (E) HOUSE REMODEL: 10 MOTHERS 730 SF PROPOSED UNITS FOUR (N) NON-ADA UNITS: ONE (N) ADA UNIT: 1,523 SF 1,634 SF NEW OCCUPANCY ADA UNIT: PER UNIT TOTAL PER UNIT PER UNIT PROPOSED HOUSE EXPANSION (N) OFFICE/COUNSELING: (N) MEETING ROOM: 135 SF 820 SF (N) RESTROOMS: TOTAL 275 SF 125 SF 100 SF 1,935 SF (N) LAUNDRY/JANITOR RM: (N) STORAGE 8,219 SF 6 MOTHERS 6 MOTHERS 40 MOTHERS NEW OCCUPANCY NON-ADA UNITS: TOTAL PER UNIT OCCUPANCY ZONING MAP EXT. WALL FIRE-RESISTANCE RATING REQUIREMENTS TABLE 602 FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE CLOSET 32 SF CLOSET 28 SF CLOSET 28 SF BEDROOM 152 SF BEDROOM 154 SF BATHROOM 60 SF BATHROOM 60 SF W.H. 20 SF ADA BEDROOM 192 SF ADA BATHROOM 77 SF CLOSET 37 SF 49'-11" 45'-2"4'-9" 6'-1"11'-0"28'-1"36'-6"21'-0"15'-6"8'-5"12'-7"4'-10"4'-3"6'-5"HALLWAY 70 SF DINING ROOM 138 SF LIVING ROOM 216 SF ENTRY 41 SFKITCHEN 149 SF 5'-11"44'-0" 9'-6"10'-9"3'-10"10'-9"9'-2" 6'-6"7'-5"4'-11"6'-6" BEDROOM 189 SF BATHROOM 61 SF CLOSET 36 SF CLOSET 24 SF CLOSET 27 SF CLOSET 24 SF BEDROOM 141 SF BEDROOM 141 SF BATHROOM 52 SF BATHROOM 53 SF DINING ROOM 127 SF HALLWAY 65 SF LIVING ROOM 204 SF KITCHEN 145 SF ENTRY 38 SF 4'-9"45'-2" 49'-11" 9'-8"7'-5"28'-1"19'-11 1/4"10'-0"4'-2 1/4"5'-9"4'-2 5/8"4'-1 5/8"5'-11"44'-0" 9'-7"10'-8"3'-10"10'-9"9'-2" 6'-6"7'-4"4'-11"6'-6" W.H. 17 SF ________________________________________________ 3 A200 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 4 A202 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 2 A202 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 A202 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3 A202 5 A200 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3 A204 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ________________________________________________ 4 A204 ________________________________________________ 5 A204 (E) HOUSE SUPPORT SPACES EXPANSION MEETING ROOM EXPANSION ADA UNIT NON-ADA UNIT NON-ADA UNIT NON-ADA UNIT NON-ADA UNIT VEHICULAR GATES PATIO 5'-7"19'-0"24'-0"19'-0"5'-0"TYP. 9'-0"34'-8"25'-6 7/8" 71'-2"25'-2"5 A200 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 15'-0" ________________________________________________ 1 A200 ________________________________________________ 2 A200 HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 FLOOR PLANS - UNITS A100 3/16" = 1'-0" ADA UNIT FLOOR PLAN1 3/16" = 1'-0" NON-ADA UNIT FLOOR PLAN2 True North True North True North 1" = 10'-0" ENLARGED ARCHITECTURAL SITE PLAN4 LAUNDRY/STORAGE 227 SF JANITOR 47 SF SECONDARY ENTRY 37 SF COUNSELING 146 SF UNISEX 56 SF UNISEX 56 SF MEETING ROOM 783 SF STORAGE 44 SF STORAGE 26 SF STORAGE 19 SF 3'-6"2'-0"4'-0"8'-4"15'-10"8'-6"7'-4"33'-8"16'-0"5'-7"13'-0"11'-2"7'-8"11'-6"8'-5"7'-7"8'-2"7'-11"7'-11"34'-8"3'-4"3'-10"8'-9"7'-6" HALLWAY 281 SF (E) HOUSE _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 4 A202 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 2 A202 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 A202 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3 A202 3 A204 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ________________________________________________ 4 A204 ________________________________________________ 5 A204 ________________________________________________ 1 A200 (E) HOUSE SUPPORT SPACES EXPANSION MEETING ROOM EXPANSION VEHICULAR GATES PATIO 5'-7"19'-0"24'-0"19'-0"TYP. 9'-0"34'-8"16'-9 1/2" 25'-6 7/8" 71'-2"25'-2"HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 FLOOR PLAN - NORTHERN EXPANSION A101 3/16" = 1'-0" NORTHERN EXPANSION - FLOOR PLAN2 True North True North 1" = 10'-0" ENLARGED ARCHITECTURAL SITE PLAN - HOUSE EXPANSION1 ________________________________________________ 3 A200 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 4 A202 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 2 A202 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 A202 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3 A202 5 A200 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 A204 ________________________________________________ 2 A204 3 A204 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ________________________________________________ 4 A204 ________________________________________________ 5 A204 3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12" 3 1/2" / 12" 3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12" 3 11/16" / 12" 3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12" 3 1/2" / 12" 3 1/2" / 12" 3 11/16" / 12" 3 1/2" / 12" 3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12" 3 1/2" / 12" 3 1/2" / 12"3 1/2" / 12" 3 1/2" / 12" 3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"TYP. 2'-0" TYP. 2'-0" TYP. 2'-0" ________________________________________________ 1 A200 ________________________________________________ 2 A200 HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 ROOF PLAN A102 True North 1" = 10'-0" ROOF LEVEL(1)2 B.O. ROOF 13'-10" B.O. ROOF 11'-1"B.O. ROOF 11'-1" B.O. ROOF 9'-5 1/2" FINISH FLOOR 0" T.O. ROOF 18'-3" 3 1 /2 " / 1 2 "3 1/2" / 12" 3 1 /2 " / 1 2 " B.O. ROOF 9'-8 1/4" T.O. ROOF 18'-3" FINISH FLOOR 0" 3 1 /2 " / 1 2 " 3 1/2" / 12" 5 TON A.C. UNIT FINISH FLOOR 0" T.O. ROOF 18'-3" T.O. ROOF 13'-10"3 1 /2 " / 1 2 " 3 1/2" / 12" B.O. ROOF 9'-8 1/4" B.O. ROOF 11'-1" B.O. ROOF 9'-5 1/2" T.O. UNIT 15'-1 3/4" T.O. OPENING 16'-1 1/4" T.O. OPENING 16'-4 1/2" BEDROOM 141 SF CLOSET 24 SF HALLWAY 65 SF CLOSET 24 SF BEDROOM 141 SF 5 A200 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ T.O. ROOF 18'-3" T.O. ROOF 13'-10" 3 1 /2 " / 1 2 "3 1/2" / 12"3 1 /2 " / 1 2 "3 1/2" / 12" 3 1/2" / 12"3 1 /2 " / 1 2 " 3 1 /2 " / 1 2 "3 1/2" / 12"3 1 /2 " / 1 2 "3 1/2" / 12" B.O. ROOF 11'-1" T.O. ROOF 16'-4 1/2" FINISH FLOOR 0" T.O. WINDOW 7'-0" B.O. ROOF 9'-8 1/4" 5 A200 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ T.O. ROOF 18'-3" FINISH FLOOR 0" B.O. ROOF 9'-5 1/2" B.O. ROOF 11'-1" T.O. ROOF 14'-6 3/4" T.O. WINDOW 7'-0" T.O. ROOF 16'-4 1/2" HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 UNITS ELEVATIONS & SECTION A200 1/8" = 1'-0" UNITS SOUTH ELEVATION3 1/8" = 1'-0" UNITS NORTH ELEVATION4 1/8" = 1'-0" SECTION THROUGH UNIT, TYP.5 1/8" = 1'-0" UNITS EAST ELEVATION1 1/8" = 1'-0" UNITS WEST ELEVATION2 HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 UNITS RENDERED ELEVATIONS A201 FINISH FLOOR 0" T.O. GABLE 13'-0" T.O. GABLE 15'-11" B.O. FASCIA 9'-6"3'-0"(E) HOUSE (N) NORTHERN ADDITION FINISH FLOOR 0"6'-0"6'-0"T.O. GABLE 13'-0" T.O. GABLE 15'-11"6'-0"TYP.3'-0"(E) HOUSE FINISH FLOOR 0"6'-0"(E) HOUSE 6'-0"6'-4"FINISH FLOOR 0" T.O. GABLE 15'-11" T.O. GABLE 13'-0"8'-0"(N) NORTHERN ADDITION (E) HOUSE (N) PATIO COVER HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 MAIN HOUSE ELEVATIONS A202 1/8" = 1'-0" MAIN HOUSE EAST ELEVATION1 1/8" = 1'-0" MAIN HOUSE NORTH ELEVATION2 1/8" = 1'-0" MAIN HOUSE SOUTH ELEVATION3 1/8" = 1'-0" MAIN HOUSE WEST ELEVATION4 HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 MAIN HOUSE RENDERED ELEVATIONS A203 FINISH FLOOR 0"6'-4"6'-0"1'-6"1'-6"TYP.6"FINISH FLOOR 0"15'-5"6'-0"8'-0"(N) TRASH ENCLOSURE(N) ENTRY GATE 13'-8"FINISH FLOOR 0"13'-8"6'-0"8'-0"(N) TRASH ENCLOSURE(N) ENTRY GATE FINISH FLOOR 0"6'-0"FINISH FLOOR 0"6'-0"HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 CARPORT ELEVATIONS A204 1/8" = 1'-0" OVERALL EAST ELEVATION1 1/8" = 1'-0" EAST ELEVATION2 1/8" = 1'-0" EAST SECTION3 1/8" = 1'-0" SOUTH ELEVATION4 1/8" = 1'-0" NORTH ELEVATION5 HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 CARPORT RENDERED ELEVATIONS A205 HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 EXISTING VS NEW EXHIBIT A206 HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 RENDERED PERSPECTIVE A207 HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 RENDERED PERSPECTIVE A208 HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE:© 2022 Holt Architects, Inc.36951 COOK STREET SUITE 103 PALM DESERT, CA 92211 PH: 760.328.5280 STAMPS: SHEET NO.: ADDRESS: 2300 MARKET STREET SUITE 140 RIVERSIDE, CA 92501 PH: 951.462.1451 PROJECT NO.: MAH.001 HEARTBEAT AT 22 MATERIAL BOARD A300 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 PARTN O LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 PLAY AREACITRUS GROVEPROPOSED HOUSING UNITSSEATING AREAPATIO AREA PARKINGPLAY AREABENCHESCITRUS GROVEGARDEN BOXESDONOR PAVERS2PATIO AREALEGEND3GARDEN WALK AND BENCHES4EXERCISE STATION5CITRUS GROVE6GARDEN AREA AND SEAT WALL781PLAY AREA946893DONOR PAVERSGARDEN PLANTER BOXESCOOLING MISTERS27675389EXERCISE STATION214MISTING SYSTEMBENCHPADGARDEN WALKMAIN HOUSE15 SPACESWITH SHADE SAILS613SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.3-14-22TKDTD2193 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 PARTN O LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.3-14-22TKDTD2193Prunus caroliniana 'Monus'Citrus spp.Washingtonia hybridCaesalpinia cacalaco 'Smoothie'Myrtus compactaIxora coccineaOlea europaeaChamaerops humilisCalliandra inaequilateraCarissa 'Boxwood Beauty'Chrysactinia mexicanaPittosporum 'Variegata'Beaucarnea recurvataPhoenix roebeleniiTREESQTYBOTANICAL / COMMON NAMESIZE2Acacia salicina / Willow Acacia36"box9Caesalpinia cacalaco `Smoothie` TM / Cascalote36"box5Citrus spp. / Citrus36"box3Olea europaea / Olive Multi-Trunk36"boxPALM TREESQTYBOTANICAL / COMMON NAMESIZE33Chamaerops humilis / Mediterranean Fan Palm24"box10Phoenix roebelenii / Pygmy Date Palm24"box multi tr.13Washingtonia hybrid / Hybrid Fan Palm10`,12`,14` BTH SkinnedSHRUBSQTYBOTANICAL / COMMON NAMESIZE2Beaucarnea recurvata / Pony Tail Palm15 gal.151Carissa macrocarpa `Boxwood Beauty` / Beauty Natal Plum5 gal46Carissa macrocarpa 'Nana' / Dwarf Natal Plum5 gal.58Chrysactinia mexicana / Damianita5 gal66Ixora coccinea / Red Ixora5 gal31Myrtus compacta / Compact Myrtle5 gal.2Pittosporum tobira `Variegata` / Variegated Mock Orange15 gal.75Prunus caroliniana 'Monus' TM / Bright 'N Tight Carolina Laurel Cherry15 gal.16Rosa x `Knockout` TM / Rose5 galVINESQTYBOTANICAL / COMMON NAMESIZE2Bougainvillea x 'Barbara Karst' / Barbara Karst Bougainvillea15 gal. esp.30Calliandra inaequilatera / Pink Powder Puff15 gal.LANDCADD 1987 MSACONSULTING,INC.>PLANNING>CIVILENGINEERING>LANDSURVEYING34200BobHopeDrive,RanchoMirage,CA92270760.320.9811msaconsultinginc.comR:\2594\Acad\Grading\Preliminary\2594 Preliminary Grading Exhibit.dwg, 3/14/2022 1:35:17 PM, beichenauer, MSA Consulting, Inc. 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: April 12, 2022 Case No: PP/CUP 22-0002 Subject: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan, Conditional Use Permit, and a Mitigated Negative Declaration to construct a 176-unit multi-family (affordable housing) residential community consisting of four (4) three-story apartment buildings, five (5) two-story apartment buildings, a single-story clubhouse, pool area, and private outdoor recreation areas on an 11-acre parcel located at the southeast corner of Gateway Drive and Dick Kelly Drive and west of Cortesia Way. BACKGROUND At the December March 22, 2022, ARC meeting, the commission provided design feedback and comments to the applicant to address. The applicant has addressed the ARC’s comments and has provided a detail reference sheet that highlights the revisions. The applicant’s proposed revisions in response to the ARC comments are listed below: Design Revision Response ARC comments from the meeting of March 22, 2022 Revisions implemented by Applicant for April 12, 2022 Explore alternative options for placement of A/C ground units Consider the use of low walls in addition to landscape to screen ground mounted utility equipment and to assist with noise mitigation, with particular attention to street exposed equipment A/C ground units have been relocated and grouped (4 and 6 units) at the ends of the buildings to reduce noise impacts to first floor units. The grouped units will be screened with walls and landscape to reduce visual impact. Revisit solar allocation on carports and confirm it meet solar requirements The applicant confirmed that the provided carports are adequate to meet solar requirements. PP/CUP 22-0002 Urban Crossings Apartments Page 2 of 9 April 12, 2022 Consider staggering top cap from accent board on stone detail located at the entrances The applicant adjusted the horizontal banding at the entry elements, so they offset from the adjacent cementitious trim at the second floor of the two-story buildings. Provide locations of B-vents and consider the use of chimney elements for screening grouped vents The applicant confirmed that there will be no B-vents penetrating the roofs. Street exposed windows should be further recessed The applicant has studied this comment and below is their response. “On all residential buildings, all windows located in stucco walls (excluding windows recessed at decks) have been recessed an additional 2 inches. Combined with the proposed 2-inch-deep window trim this will achieve a 4-inch recess and provide consistent 4-sided architecture.” Increase depth of base to provide an offset from top floor The applicant has studied this comment and below is their response. “We believe recessing all the windows in stucco as described in the previous response will have the same effect of providing depth to the base of the buildings but on all sides vs. just the street facing sides which will provide a better overall experience for residents and their guests Considering how far away from the street these buildings are, we feel off- setting the base of the buildings will be imperceivable from the street or will require double framing of the exterior walls which will make the project financially infeasible. We look forward to discussing this further.” Confirm number of trash enclosures is adequate for number of units and offset enclosures from the drive aisle Confirmed and the trash enclosures have been offset from the edge of the drive aisles. PP/CUP 22-0002 Urban Crossings Apartments Page 3 of 9 April 12, 2022 A. Property Description: The project site consists of two vacant parcels totaling 11-acres located at the southeast corner of Gateway Drive and Dick Kelly Drive. The project site is in the northern portion of the city that has steadily developed into commercial to the west, industrial to the north, and residential to the east, north, and south. Directly south is a vacant property owned by the Palm Springs Unified School District (PSUSD) and reserved for a future K-8 school. The terrain of this property has an existing elevation grade that is significantly higher on the west end and slopes approximately 25 feet down to the east. The onsite retention basin is located at the northeast corner of the project. B. Zoning and General Plan Designation: Zone: Planned Residential – 22 dwelling units per acre (PR-22) / Housing Overlay District General Plan: Town Center Neighborhood (TCN) – 7 to 40 dwelling units per acre (du/acre) C. Adjacent Zoning and Land Use: North: PR-13 – Monterey Ridge South: Public Institution (P) – PSUSD future K-8 school East: PR-5 – Ponderosa I and II West: MCP Specific Plan (PR-22) - Vacant PROJECT SUMMARY Project Description The applicant, UHC 00357 Palm Desert, is requesting a Precise Plan (PP) and Conditional Use Permit (CUP) to develop a 176-unit multi-family apartment community on an 11-acre vacant site. The proposed project is a gated community that includes the following: • Five (5) two-story residential apartment buildings. • Four (4) three-story residential apartment buildings. • One (1) single-story 5,500± square-foot clubhouse building containing a leasing area, clubhouse, coworking space, and fitness area. • One (1) 4,400± square-foot amenity area and pool deck. • 352 onsite parking spaces. • Open space amenities include a dog park, walkways, and passive open space areas. • One (1) basin for onsite stormwater retention. • Off-site improvements including: o Public sidewalks and utility corridors along the project frontages. o One (1) gated vehicular access driveway off Dick Kelly Drive (main entrance). o One (1) gated vehicular access driveway off Gateway Drive (secondary access). PP/CUP 22-0002 Urban Crossings Apartments Page 4 of 9 April 12, 2022 The Applicant has proposed all units as affordable. The proposed income levels for the affordable units are currently under review for compliance by the Palm Desert Housing Authority. A condition of approval of this project will require approval of a Housing Agreement by the City Council. Site Plan The main entry to the site is off Dick Kelly Drive, with the secondary access off Gerald Ford Drive. A row of five (5) two-story buildings and a retention basin (east-end) front along Dick Kelly Drive. Behind those buildings is a second row of four (4) three-story buildings and the single-story clubhouse and pool facility. The project provides for an internal circular access, with the portion between the two rows of buildings and finishes at the rear of the property. The project provides for 352 parking spaces, which are spread throughout the internal circular access. Half of the parking spaces will consist of carports, while the remaining half will be uncovered. The site plan is shown on page A1.0 of the architectural plan set. The site plan provides for pedestrian connections throughout the site with pathways and links between apartment buildings and onsite amenities. Trash enclosures are also located throughout the site plan within the parking areas behind the buildings to minimize visibility from public frontages and traffic conflicts. The plan includes two (2) exterior laundry buildings. One is located at the east end directly behind the retention basin and the other is located on the west end in front of Building 10. The project includes a 5-foot-high combination wall consisting of block and wrought iron around the perimeter of the project, gates at the entries, and a monumentation sign located along Dick Kelly Drive at the main entrance. Access and Circulation The gated community is designed with two (2) vehicular access driveways. The primary access is on Dick Kelly Drive is a centralized two-lane entry aligned with Falling Waters Drive on the north side. This entry includes decorative pavers with a roundabout that terminates at the recreation building. The secondary access is off Gateway Drive includes right in and right- out turning movements. Buildings and Screening The residential apartment buildings are comprised of two (2) plan types which are summarized below. Summaries for the apartment unit plan types (number of bedrooms) and floor area are provided on Sheet A1.0 of the architecture plan set. PP/CUP 22-0002 Urban Crossings Apartments Page 5 of 9 April 12, 2022 Plan Type Number of Buildings Number of bedrooms Square-footages Roof Line Height Type A 5 (16 units in each building) 1 Bed – 4 units 2 Bed – 8 units 3 Bed – 4 units 1 Bed – 583 2 Bed – 820-944 3 Bed – 1,082 30-feet Plan Type Number of Buildings Number of bedrooms Square-footages Roof Line Height Type B 4 (24 units in each building) 1 Bed – 6 units 2 Bed – 10 units 3 Bed – 8 units 1 Bed – 583 2 Bed – 820-944 3 Bed – 1,082 40-feet The pedestrian connections begin in the public sidewalks and continue with pedestrian networks as the buildings feature first-floor walk-up accessibility. Access to the upper floor units will be provided by multiple staircases within an enclosed area of the building. Additionally, the ground floor includes utility rooms for screening electrical, gas, and water utilities. All HVAC units are ground mounted and grouped (4 and 6 A/C units) at the corners of each building. The units will be screened by a decorative wall and landscaping. Architecture The proposed architecture is a Prairie Revival style featuring horizontal and rectilinear modulations. The style is characterized with varying wall planes, which feature multiple wall- cladding textures and materials, large window groupings, and asymmetrical facades. The material palette consists of two (2) textures of stucco and cementitious siding, stone veneer, and concrete roofing. Refer to Sheet A7-1 for the full materials board. The clubhouse is a single-story building that also has a Prairie Revival architecture style and matching materials and colors. Landscaping The proposed landscape includes perimeter roadway frontages, retention areas, and common areas. Shade trees are located on the perimeter and internal drive aisles of the site. The proposed landscape plan has a low and moderate water usage planting material palette with mixes of desert native species for trees and shrubs. The project includes large trees throughout the site consisting of drought-tolerant 48-inch box Fruitless Olive trees, 36-inch box Desert Museum trees, and 24-inch box Maverick Thornless Mesquite, Citrus, Indian Rosewood, Tipus, Shoestring Acacia, Paol Brea, and Mulga trees. Also proposed are a mix of low water usage 5-gallon shrubs including, Coral Bells, Desert Cassia, Blue Bells, Torch Glow, Brittle Brush, Bougainvillea, and several other shrubs and accent plants as shown on the landscape plan. PP/CUP 22-0002 Urban Crossings Apartments Page 6 of 9 April 12, 2022 A material palette showing the proposed materials used for site amenities is also shown on the landscape plan. ANALYSIS Development Standards The proposed development standards are analyzed for conformance: Height: The PR zone allows for three-story buildings up to a maximum height of 40 feet pursuant to Palm Desert Municipal Code (PDMC) Section 25.10.050(B)(11). The maximum building heights for the two-story buildings is 30 feet and 40 feet for the three-story buildings, which are permitted by the zoning ordinance. Density: The PR zone allows a minimum of four (4) du/ac and a max of 40 du/ac pursuant to PDMC, Table 25.10-3. The proposed project is requesting 15 du/ac, which is within the threshold of the PR zone allowance. The table below summarizes the project’s conformance with development standards for the PR-22 zone: STANDARD PR-22 ZONE PROJECT CONFORMS Height 40’-0” 40’-0” Yes Front Setback - 30 feet Yes Rear Setback - 60+ feet Yes Street Side Setback - 15 to 60 feet Yes Parking 352 Onsite Spaces 352 Onsite Spaces Yes Parking Section 25.46.040 Parking Requirements of the Palm Desert Municipal Code (PDMC) establishes that multi-family dwellings require a minimum of two (2) parking spaces per unit. The 176-unit project would require a minimum of 352 onsite parking spaces per this standard. The project is proposing 352 parking spaces which meets the minimum parking requirement. Section 25.46.040 requires a minimum of 50%, of all parking to be shaded. The project provides 176 carport spaces, therefore, meeting the minimum requirement. ZONING ORDINANCE SUMMARY Architectural Review Commission (ARC) approval is required for all Precise Plan applications per PDMC Section 25.68.020 (A). Findings for ARC decisions are listed under PDMC Section 25.68.040 – Findings of the ARC. Findings for the project are listed below: PP/CUP 22-0002 Urban Crossings Apartments Page 7 of 9 April 12, 2022 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 proposed development complies with all setbacks (front, rear, and side yards), lot coverage, and parking requirements of the PR zone. Specifically, to heights, PR allows for a building height of 40 feet. The two-story buildings are proposed at 30 feet and the three-story buildings are proposed at 40 feet in height which complies with the zoning standards. 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 along the Dick Kelly Drive and Gateway Drive corridors, which are secondary roadways as defined by the General Plan Circulation Element (Chapter 4, see page 55). Development along this corridor includes a mix of residential densities and housing types including, existing detached single-family residential, attached single-family, and multi-family uses. The project is located at a transition area between the commercial and industrial uses to the north (east and west). The project design provides a transition between the areas that creates a stepdown in intensity between residential and commercial areas and therefore does not impair the desirability of investment. The density of the proposal is 15 dwelling units per acre, which is consistent with the PR-22 zoning designation. This density is also consistent with the General Plan land use designation of Town Center Neighborhood which allows for 7 to 40 dwelling units per acre. The project includes a traffic study, and it is anticipated the project will not generate traffic demand or congestion for the area. 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 compatible with the development pattern within the surrounding area by proposing 176 multi-family dwellings contained within two and three-story buildings. The property is designated Town Center 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 design of residential development that is within a vacant property fronting Dick Kelly Drive. The project is designed with internal pedestrian access and provides common area recreational amenities available to all residents. The proposed project includes private streets, pathways, and open spaces PP/CUP 22-0002 Urban Crossings Apartments Page 8 of 9 April 12, 2022 intended to allow residents to enjoy not only the project’s amenities but to connect pedestrians to the existing neighborhoods, 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 contains 100% affordable units, adding to the affordability of housing stock within the City. The project promotes multi-family residential that 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 Prairie Revival style featuring horizontal and rectilinear modulations. The style is characterized with varying wall planes, which feature multiple wall-cladding textures and materials, large window groupings, and asymmetrical facades. The buildings will provide for a quality visual aesthetic along Dick Kelly Drive and Gateway Drive. The project also includes extensive onsite landscaping and open space areas, which are in central areas for use by all residents of the apartment community. 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 multi-family use through a Conditional Use Permit (CUP). The project as proposed at 15 units per acre conforms to all development standards of the PR zone. A summary of the conformance with these development standards, including setbacks, building height, and parking is provided on in the Analysis section of this staff report. As summarized, the project conforms will all applicable development standards. The proposed utilities are screened or within the building in accordance with PDMC 25.40.090. 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. All engineering documents including the preliminary grading plan and water quality management plan are under review 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. PP/CUP 22-0002 Urban Crossings Apartments Page 9 of 9 April 12, 2022 STAFF RECOMMENDATION Staff recommends the ARC determines that 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. Urban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 2022A0.1COVER SHEETSheet IndexARCHITECTURE:A0.1 Cover SheetA1.0 Site PlanA2.1Building Elevations - Building AA2.2Building Elevations - Building BA2.3Building Elevations - Leasing and Amenity BuildingA3.1Building Plans - Building AA3.2Building Plans - Building BA3.3Building Plans - Leasing and Amenity BuildingA4.0Building SectionsA5.0 Unit PlansA6.1 Renderings - Building AA6.2 Renderings - Building AA6.3 Renderings - Building BA6.4 Renderings - Building BA6.5 Renderings - Leasing and Amenity BuildingA7.0 Trash Enclosure & Laundry Building ExhibitA7.1 Material BoardA7.2 Building Code AnalysisA7.3 Building Code AnalysisA7.4 Building Code AnalysisCIVIL:GP-01 Preliminary Grading & Drainage PlanSP-01 Preliminary Site PlanUP-01 Preliminary Utility PlanLANDSCAPE:L1 Preliminary Landscape PlanL2 Preliminary Landscape PlanL3 Preliminary Landscape PlanL4 Preliminary Landscape PlanL5 Preliminary Landscape PlanL6 Plant BoardL7 Plant BoardELECTRICAL:E1 Electrical Photometric PlanE2 Electrical Photometric PlanVicinity MapProject Team:Owner/ DeveloperUrban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705Contact: Mark BigleyArchitectureKTGY Group, Inc.17911 Von Karman Ave, Ste 200Irvine, CA 92614Contact: Keith LabusCivilThe Atlum Group44-600 Village Court, Suite 100Palm Desert, CA 92260Contact: James BazuaLandscapeHermann Design Group77-899 Wolf Road, Suite 102Palm Desert, CA 92211Contact: Ivan OrtizMonterey AveGerald Ford DrCA-10Project LocationGateway Dr Dinah Shore Dr 1. FRONT ELEVATION9'-1"9'-1" +/- 30'-0" Top of Ridge3. REAR ELEVATION4. LEFT ELEVATION2. RIGHT ELEVATIONGGGGGGGGGGGGGGGG2. RIGHT ELEVATIONUrban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 20220 4 816A2.1BUILDING ELEVATIONSBUILDING TYPE ABuilding Key Plan N.T.S.14321236542325Material Legend1. Concrete Shingle Roofing2. Stucco3. Cementitious Siding4. Stone Veneer5. Vinyl Window6. Decorative Light Fixture2133 1. FRONT ELEVATION9'-1"9'-1"9'-1" +/- 42'-0" Top of Ridge3. REAR ELEVATION4. LEFT ELEVATION2. RIGHT ELEVATION2. RIGHT ELEVATIONGGGGGGGGGGGGGGGGGGGGGGGGUrban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 20220 4 816A2.2BUILDING ELEVATIONSBUILDING TYPE BBuilding Key Plan N.T.S.1432Building Key Plan N.T.S.Material Legend1. Concrete Shingle Roofing2. Stucco3. Cementitious Siding4. Stone Veneer5. Vinyl Window6. Decorative Light Fixture322654232513333 1. FRONT ELEVATION+/- 20'-0" Top of Ridge3. REAR ELEVATION4. LEFT ELEVATION2. RIGHT ELEVATIONCOUNTERMICROWAVE REFDWSHELVESSHELVESSHELVESUrban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 20220 4 816A2.3BUILDING ELEVATIONSLEASING & AMENITY BUILDINGBuilding Key Plan N.T.S.Material Legend1. Concrete Shingle Roofing2. Stucco3. Cementitious Siding4. Stone Veneer5. Vinyl Window6. Decorative Light FixtureBuilding Key Plan N.T.S.1432336541 135'-7 1/2"71'-9 1/2"135'-7 1/2"71'-9 1/2"GGGGGGGGGGGGGGGG36" Typ.3:12 Roof Pitch, TypicalUrban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 2022010205A3.1BUILDING PLANSBUILDING TYPE A1st Floor2nd FloorUnitP1-1UnitP2-1UnitP3-1UnitP3-1UnitP1-1UnitP2-1UnitP3-1UnitP3-1UnitP1-1UnitP2-1UnitP1-1UnitP2-1Roof PlanUnitP2-2UnitP2-2UnitP2-2UnitP2-2 71'-9 1/2"135'-7 1/2"135'-7 1/2"71'-9 1/2"GGGGGGGGGGGGGGGGGGGGGGGG36" Typ.3:12 Roof Pitch, Typical71'-9 1/2"135'-7 1/2"Urban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 2022010205A3.2BUILDING PLANSBUILDING TYPE B1st Floor2nd FloorRoof PlanUnitP1-1UnitP2-1UnitP3-1UnitP3-1UnitP1-1UnitP2-1UnitP3-1UnitP3-1UnitP1-1UnitP2-1UnitP1-1UnitP2-1UnitP2-23rd FloorUnitP1-1UnitP2-1UnitP3-1UnitP3-1UnitP1-1UnitP2-1UnitP3-1UnitP3-1UnitP2-2UnitP2-2UnitP2-2 18" X48"FILING CABINET24" X 57"RETURN DESK30" X 78"DESK24" X 60"RETURN DESK30" X 78"DESK24" X 60"RETURN DESK30" X 78"DESKSHUFFLEBOARD 55" LIVE MEDIA65" LIVE MEDIA COUNTERMICROWAVE REFDW18" X60"FILE / PRINTERCABINETSHELVESSHELVESSHELVES ElectricalMaintenanceRoomPoolStorageJan.Closet62'-10"97'-0"30" Typ.3:12 Roof Pitch, TypicalUrban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 2022048 12A3.3BUILDING PLANSLEASING & AMENITY BUILDINGRoof Plan1st FloorLobbyMail RoomClubroomLaundryRoomGameRoomWomen'sMen'sConferenceRoomSocialServicesAssistantManager'sOfficeManager'sOffice UNITUNITUNITUNITUNITUNITUNITUNITUNITUNITUNITUNITGGGGGGGGGGGGGGGGUNITUNITUNIT9'-1"9'-1"9'-1" +/- 40'-0" Top of RidgeUrban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 20220 4 816A4.0BUILDING SECTIONSBUILDING A Key Plan N.T.S.BB--AA--Section ASection B 10'-9"13'-6"11'-7"10'-0"10'-0"10'-2"11'-6"11'-7"10'-10"11'-6"11'-7"10'-2"11'-0"10'-0"10'-0"10'-9"13'-6"11'-7"10'-0"10'-0"Unit Type 1-11 Bedroom/ 1 BathroomNet Area: 539 SQ. FT.Gross Area: 583 SQ. FT.Unit Type 2-22 Bedrooms/ 2 BathroomsNet Area: 882 SQ. FT.Gross Area: 944 SQ. FT.Unit Type 3-13 Bedrooms/ 2 BathroomsNet Area: 1012 SQ. FT.Gross Area: 1082 SQ. FT.Unit Type 2-12 Bedrooms/ 2 BathroomsNet Area: 772 SQ. FT.Gross Area: 820 SQ. FT.22'-8 3/4"35'-10 3/4"31'-3 3/4" 34'-5"35'-10 3/4"28'-10" 34'-5"33'-7 1/2"Urban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 20220 2 48A5.0ENLARGED BUILDING PLANSUNIT PLANSBEDROOMLIVINGKITCHEN/DININGBATHLIVINGKITCHEN/DININGBATHBEDROOMBEDROOMBEDROOMBEDROOMBEDROOMBEDROOMBEDROOMBATHBATHBATHBATHKITCHEN/DININGLIVINGLIVINGKITCHEN/DININGDECKDECKDECKDECK Urban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 2022A6.1RENDERINGSBUILDING TYPE A - FRONT ELEVATIONNote: Conceptual renderings are intended to illustrate the project's architecturalelevations. For information on grading and landscape design, see civil and landscapearchitecture sheets, respectively. Urban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 2022A6.2RENDERINGSBUILDING TYPE A - REAR ELEVATIONNote: Conceptual renderings are intended to illustrate the project's architecturalelevations. For information on grading and landscape design, see civil and landscapearchitecture sheets, respectively. Urban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 2022A6.3RENDERINGSBUILDING TYPE B - FRONT ELEVATIONNote: Conceptual renderings are intended to illustrate the project's architecturalelevations. For information on grading and landscape design, see civil and landscapearchitecture sheets, respectively. A6.4RENDERINGSBUILDING TYPE B - REAR ELEVATIONUrban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 2022Note: Conceptual renderings are intended to illustrate the project's architecturalelevations. For information on grading and landscape design, see civil and landscapearchitecture sheets, respectively. Urban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 2022A6.5RENDERINGSLEASING & AMENITIES BUILDINGNote: Conceptual renderings are intended to illustrate the project's architecturalelevations. For information on grading and landscape design, see civil and landscapearchitecture sheets, respectively. 1:12 SLOPE RAMP +9"+0"WasteRecycle18'-4"15'-0"23'-9"12'-8 1/2"3Material Legend1. Tan Split Face CMU2. Split Paver Cap3. Painted Metal Door with Metal Posts4. Stucco5. Asphalt Shingles6. Vinyl Windows7. French Doors11122Urban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 20220 2 48Floor Plan1. Front Elevation2. Side Elevation3. Rear Elevation22. Front Elevation1. Left Elevation4. Rear Elevation3. Right ElevationFloor Plan44675654A7.0LAUNDRY BUILDING EXHIBITFLOOR PLANS & ELEVATIONSTRASH ENCLOSURE & BUILDING B FRONT ELEVATIONLEASING & AMENITY BUILDINGA7.1MATERIAL BOARDUrban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 2022356371256393195848741. BODY 1 (STUCCO)2. BODY 2 (STUCCO) / TRIM 36. STONE VENEER MANUFACTURER: CORONADO PROFILE: PRAIRIE STONE COLORWAY: MOCHA GRANITE4. TRIM 1 (FASCIA)5. TRIM 2 (BANDING)7. TRIM AT STONE VENEER3. CEMENTITIOUS SIDING9. VINYL WINDOW ESPRESSO8. ROOFING MANUFACTURER: EAGLE ROOFING PROFILE: BEL AIR - CALIFORNIA COLORWAY: 4689 - BROWN RANGE 45'-9" (CPET)42'-1" (CPET)45'-9" (CPET)42'-1" (CPET) 4 8 ' - 0 " ( C P E T )43'-0" (CPET)EXIT3EXIT5EXIT5EXIT18MAXIMUM EXIT ACCESSTRAVEL DISTANCE IS125'-0" MAXIMUM PERTABLE 1006.2.1(1)EXIT548'-0" (CPET)48'-0" (CPET)EXIT3EXIT5EXIT5EXIT18EXIT5GGGGGGGGGGGGGGGG45'-9" (CPET)42'-1" (CPET)45'-9" (CPET)42'-1" (CPET) 4 8 ' - 0 " ( C P E T )43'-0" (CPET)48'-0" (CPET)48'-0" (CPET)EXIT3EXIT6EXIT5EXIT20MAXIMUM EXIT ACCESSTRAVEL DISTANCE IS125'-0" MAXIMUM PERTABLE 1006.2.1(1)EXIT6EXIT3EXIT6EXIT5EXIT20EXIT6Urban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 20220 4 816A7.2BUILDING CODE ANALYSISBUILDING TYPE ABuilding Code AnalysisConstruction TypeVBOccupancy TypeR-2Sprinkler SystemNFPA 13Building Height Analysis:Allowed Building Height3 Stories(without area increase)60 feetProposed Building Height2 Stories±30'-0" feet to highest roofBuilding Area Analysis:Single-Occupancy, Multistory BuildingAllowed Building Area Per Floor9,100sf (assuming an area factor increase of 0.3)Allowed Building Area 18,200sf (assuming an area factor increase of 0.3)Proposed Building Area1st Floor8,540sf2nd Floor7,740sfTotal16,280sf1st Floor2nd FloorUnit P3-16 Occ.Unit P3-16 Occ.Unit P2-15 Occ.Unit P1-13 Occ.Exit Stairs serving the project shall comply withCBC Table 1006.3.2(1) and requirements for R-2occupancies served by one exit. All componentsof the egress system shall be sized adequately forthe occupant load of the building.Unit P3-16 Occ.Unit P3-16 Occ.Unit P2-15 Occ.Unit P1-13 Occ.Unit P2-25 Occ.Unit P2-15 Occ.Unit P1-13 Occ.Unit P2-25 Occ.Unit P2-25 Occ.Unit P2-15 Occ.Unit P1-13 Occ.Unit P2-25 Occ. 45'-9" (CPET)42'-1" (CPET)45'-9" (CPET) 4 2 ' - 1 " ( C P E T ) 4 8 ' - 0 " ( C P E T )43'-0" (CPET)48'-0" (CPET)4 8 ' - 0 " ( C P E T )EXIT3EXIT6EXIT5EXIT20EXIT6EXIT3EXIT6EXIT5EXIT20EXIT6FIRE AREA 2FIRE AREA 1MAXIMUM EXIT ACCESSTRAVEL DISTANCE IS125'-0" MAXIMUM PERTABLE 1006.2.1(1)GGGGGGGGGGGGGGGG45'-9" (CPET)42'-1" (CPET)45'-9" (CPET)42'-1" (CPET) 4 8 ' - 0 " ( C P E T )43'-0" (CPET)48'-0" (CPET)48'-0" (CPET)EXIT3EXIT6EXIT5EXIT20MAXIMUM EXIT ACCESSTRAVEL DISTANCE IS125'-0" MAXIMUM PERTABLE 1006.2.1(1)EXIT6EXIT3EXIT6EXIT5EXIT20EXIT6FIRE AREA 2FIRE AREA 145'-9" (CPET)42'-1" (CPET)45'-9" (CPET)42'-1" (CPET) 4 8 ' - 0 " ( C P E T )43'-0" (CPET)EXIT3EXIT5EXIT5EXIT18EXIT548'-0" (CPET)48'-0" (CPET)EXIT3EXIT5EXIT5EXIT18EXIT5FIRE AREA 2FIRE AREA 1MAXIMUM EXIT ACCESSTRAVEL DISTANCE IS125'-0" MAXIMUM PERTABLE 1006.2.1(1)Urban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 20220 4 816A7.3BUILDING CODE ANALYSISBUILDING TYPE BBuilding Code AnalysisConstruction TypeVBOccupancy TypeR-2Sprinkler SystemNFPA 13Building Height Analysis:Allowed Building Height3 Stories(without area increase)60 feetProposed Building Height3 Stories±42'-0" feet to highest roofBuilding Area Analysis:Single-Occupancy, Multistory BuildingAllowed Building Area Per Floor7,000 sfAllowed Building Area 14,000 sfProposed Building AreaFIRE AREA 1FIRE AREA 21st Floor 4,270 sf4,270 sf2nd Floor 4,135 sf4,135 sf3rd Floor3,870 sf3,870 sfTotal12,275 sf12,275 sf1st Floor2nd FloorUnit P3-16 Occ.Unit P3-16 Occ.Unit P2-15 Occ.Unit P1-13 Occ.Unit P3-16 Occ.Unit P3-16 Occ.Unit P2-15 Occ.Unit P1-13 Occ.Unit P2-25 Occ.Unit P2-15 Occ.Unit P1-13 Occ.Unit P2-25 Occ.Unit P2-25 Occ.Unit P2-15 Occ.Unit P1-13 Occ.Unit P2-25 Occ.3rd Floor2-Hour Fire WallUnit P3-16 Occ.Unit P3-16 Occ.Unit P2-15 Occ.Unit P1-13 Occ.Unit P3-16 Occ.Unit P3-16 Occ.Unit P2-15 Occ.Unit P1-13 Occ.Exit Stairs serving the project shall comply withCBC Table 1006.3.2(1) and requirements for R-2occupancies served by one exit. All componentsof the egress system shall be sized adequately forthe occupant load of the building. 18" X48"FILING CABINET24" X 57"RETURN DESK30" X 78"DESK24" X 60"RETURN DESK30" X 78"DESK24" X 60"RETURN DESK30" X 78"DESKSHUFFLEBOARD 55" LIVE MEDIA65" LIVE MEDIA COUNTERMICROWAVE REFDW18" X60"FILE / PRINTERCABINETSHELVESSHELVESSHELVES ElectricalMaintenanceRoomPoolStorageLobby198sf / 15sf per Occu. = 14 OccupantsMail Room295sf / 150sf per Occu. = 2 OccupantsGame Room185sf / 15sf per Occu. = 13 OccupantsLaundry Room265sf / 15sf per Occu. = 18 OccupantsAssistant Manager'sOffice160sf / 150sf per Occu. = 2 OccupantsSocial Services237sf / 150sf per Occu. = 2 OccupantsWomen'sMen'sJan.ClosetClub Room1055sf / 15sf per Occu.= 71 OccupantsEXIT2EXIT2EXIT3EXIT2Manager's Office344sf / 150sf per Occu. = 3 OccupantsStorageEXIT2EXIT 13EXIT1EXIT37EXIT37EXIT 50EXIT37EXIT18105'-8" MAX OVERALL DIAGONALConference Room250sf / 150sf per Occu. = 2 Occupants40'-8" > 1 / 3 O F D I A G O N A LUrban Housing Communities2000 E. Fourth Street, Suite 205Santa Ana, CA 92705CROSSINGS AT PALM DESERTPALM DESERT, CA # 2021-0835Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMARCH 30TH, 2022048 12A7.4BUILDING CODE ANALYSISLEASING & AMENITY BUILDINGBuilding Code AnalysisConstruction TypeVBOccupancy TypeA-3, BSprinkler SystemNFPA 13RBuilding Height Analysis:Allowed Building Height2 Story*(without area increase)70 feet*Proposed Building Height1 Story±20'-0" feet to highest roofBuilding Area Analysis:Mixed-Occupancy, One-Story BuildingAllowed Building Area 24,000 sf*Proposed Building Area1st Floor4,414 sfTotal4,414 sfNote*: Allowed Building Height and Building Area are based onmost strict occupancy group (A-3). 18" X48"FILING CABINET24" X 57"RETURN DESK30" X 78"DESK24" X 60"RETURN DESK30" X 78"DESK24" X 60"RETURN DESK30" X 78"DESKSHUFFLEBOARD 55" LIVE MEDIA65" LIVE MEDIA COUNTERMICROWAVE REFDW18" X60"FILE / PRINTERCABINETSHELVESSHELVESSHELVES GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG GGGGGGGGGGGGGGGGGGGGGGGGABC 77-899 WOLF RD.PH. (760) 777-9131FAX (760) 777-9132PALM DESERT, CALIC# 2754, EXP 04/30/2492211HERMANNDESIGNGROUPSUITE 102PRELIMINARY LANDSCAPE PLANPALM DESERT, CACROSSINGS AT PALM DESERTL1 GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGAAABBBBBCCBBBBBBBBAAACCCCCCCCAABBAAABBBBAAABBBBBABC77-899 WOLF RD.PH. (760) 777-9131FAX (760) 777-9132PALM DESERT, CALIC# 2754, EXP 04/30/2492211HERMANNDESIGNGROUPSUITE 102PRELIMINARY LANDSCAPE PLANPALM DESERT, CACROSSINGS AT PALM DESERTL2 GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGABBBBACCCCCBCCACBBBCCABAABBBBBBCCCBABAAAAAAABBBBBBCBBBBBAABCBBBBCCCAAAAABBBABC77-899 WOLF RD.PH. (760) 777-9131FAX (760) 777-9132PALM DESERT, CALIC# 2754, EXP 04/30/2492211HERMANNDESIGNGROUPSUITE 102PRELIMINARY LANDSCAPE PLANPALM DESERT, CACROSSINGS AT PALM DESERTL3 GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGBBCCCBCCBBCCCCCCBBBAAAAAAAABBBBAB77-899 WOLF RD.PH. (760) 777-9131FAX (760) 777-9132PALM DESERT, CALIC# 2754, EXP 04/30/2492211HERMANNDESIGNGROUPSUITE 102PRELIMINARY LANDSCAPE PLANPALM DESERT, CACROSSINGS AT PALM DESERTL4 18" X48"FILING CABINET24" X 57"RETURN DESK30" X 78"DESK24" X 60"RETURN DESK30" X 78"DESK24" X 60"RETURN DESK30" X 78"DESKSHUFFLEBOARD55" LIVE MEDIA65" LIVE MEDIACOUNTERMICROWAVE REFDW18" X60"FILE / PRINTERCABINETSHELVESSHELVESSHELVES GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGAABBBBBCCCCCBBBAAABBBBCCCABCL577-899 WOLF RD.PH. (760) 777-9131FAX (760) 777-9132PALM DESERT, CALIC# 2754, EXP 04/30/2492211HERMANNDESIGNGROUPSUITE 102PRELIMINARY LANDSCAPE PLANPALM DESERT, CACROSSINGS AT PALM DESERT GGGGGGGGGGGGGGGGAAABBBBBCCBBBACABC77-899 WOLF RD.PH. (760) 777-9131FAX (760) 777-9132PALM DESERT, CALIC# 2754, EXP 04/30/2492211HERMANNDESIGNGROUPSUITE 102PRELIMINARY LANDSCAPE PLANPALM DESERT, CACROSSINGS AT PALM DESERTL6 77-899 WOLF RD.PH. (760) 777-9131FAX (760) 777-9132PALM DESERT, CALIC# 2754, EXP 04/30/2492211HERMANNDESIGNGROUPSUITE 102PRELIMINARY LANDSCAPE PLANPALM DESERT, CACROSSINGS AT PALM DESERTL7 77-899 WOLF RD.PH. (760) 777-9131FAX (760) 777-9132PALM DESERT, CALIC# 2754, EXP 04/30/2492211HERMANNDESIGNGROUPSUITE 102PRELIMINARY LANDSCAPE PLANPALM DESERT, CACROSSINGS AT PALM DESERTL8 April 6, 2022 RE: The Architectural Review Commission of the City of Palm Desert’s review of The Crossings at Palm Desert To Whom it may concern, Please see our responses to the ARC comments below: 1) Explore alternative options for placement of A/C ground units Response A/C ground units have been relocated and grouped at the ends of the buildings to reduce noise impacts to first floor units and screened with low walls and landscape to reduce visual impact. 2) Revisit solar allocation on carports and confirm it meet solar requirements Response Confirmed that the provided Carports are adequate to meet solar requirements. 3) Consider staggering top cap from accent board on stone detail located at the entrances Response Horizontal banding at entry elements has been adjusted to be offset from the adjacent cementitious trim at the second floor of the two-story buildings. 4) Provide locations of B-vents and consider the use of chimney elements for screening grouped vents. Response There will be no B-vents penetrating the roofs. 5) Street exposed windows should be further recessed Response On all residential buildings, all windows located in stucco walls (excluding windows recessed at decks) have been recessed an additional 2 inches. Combined with the proposed 2 inch deep window trim this will achieve a 4 inch recess and provide consistent 4 sided architecture. 6) Increase depth of base to provide an offset from top floor Response We believe recessing all the windows in stucco as described in the previous response will have the same effect of providing depth to the base of the buildings but on all sides vs. just the street facing sides which will provide a better overall experience for residents and their guests Considering how far away from the street these buildings are, we feel off-setting the base of the buildings will be imperceivable from the street or will be require double framing of the exterior walls which will make the project financially infeasible. We look forward to discussing this further. 7) Consider the use of low walls in addition to landscape to screen ground mounted utility equipment and to assist with noise mitigation, with particular attention to street exposed equipment Response A/C ground units have been relocated and grouped at the ends of the buildings to reduce noise impacts to first floor units and screened with low walls and landscape to reduce visual impact. 8) Confirm number of trash enclosures is adequate for number of units and offset enclosures from the drive aisle. Response Confirmed and the trash enclosures have been offset from the edge of the drive aisles. We look forward to discussing these items with the ARC Members and staff on April 12th. Sincerely, Keith Labus, AIA Principal 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: April 12, 2022 Case No: PP/CUP 22-0004 Subject: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan, Conditional Use Permit, and a Notice of Exemption to construct a 150-unit multi-family (affordable housing) residential community consisting of eight (8) three-story apartment buildings, a single-story clubhouse, and private outdoor recreation areas on an 6.8-acre parcel adjacent to Spanish Walk along the east side of Gerald Ford Drive, north of Frank Sinatra Drive, and south of the I-10/Railroad. BACKGROUND A. Property Description: On December 8, 2005, the City Council approved Resolution No. 05-105 approving a Negative Declaration of Environmental Impact, Precise Plan 05-12, including a height exception for the apartment project, and Tentative Tract Map 33837 for 755 residential units. The project breakdown included 605 condominium/single-family units on 71.55 acres and a maximum of 150 apartment units on an adjacent 8.05-acre parcel to the northwest. The apartment site was conditioned to provide a minimum of 20% income restricted units and enter into a Housing Agreement with the city. In 2017, the parcel approved for apartments (the subject of this analysis) was reduced from 8.05 to 6.82 acres per a Settlement Agreement between the City and developer. The southeastern portion of the property became a separate parcel intended for future development for a daycare facility; it is not part of the proposed project. As part of the Settlement Agreement, a revised site plan was prepared for 150 apartment units on the 6.82-acre parcel. It contained the same type of land use (multi-family residential) and number of units (150) as approved in 2005 and, therefore, did not represent a significant change from the originally approved project. The Spanish Walk project currently has approximately 300 condominiums/single-family homes constructed of the overall 755 residential units originally proposed, with exception of the 150 apartment units proposed in this application, and the .711 acre area reserved PP/CUP 22-0004 Spanish Walk Apartments Page 2 of 8 April 12, 2022 for the day care facility. The remaining portion of the property is owned and operated by Emerald Desert RV Resort. On March 22, 2022, the Architectural Review Commission (ARC) preliminary reviewed and discussed this project and provided design comments to the applicant. No action was taken by the Commission on this item at the meeting. Comments and concerns provided by commissioners during the discussion include, but are not limited to: • Provide more recess for windows where available. • Revisit parapets to ensure all ends are concealed and/or returned inward enough to provide a three-dimensional appearance. • Material transitions should be in different planes. • Incorporate more architectural details from the recreation building into the residential buildings. • Include lighting details on perspectives. • Revisit proposed tree species between buildings to ensure their maximum growth potential does not exceed the proposed allocated space and encroach on the adjacent buildings. • Further research options for noise mitigation with particular attention to the north side of the site. • Applicant should be mindful of flashing details to avoid contrast with clean forms of building. B. Zoning and General Plan Designation: Zone: Planned Residential – 19 dwelling units per acre (PR-19) General Plan: Small Town Neighborhood (STN) – 3 to 10 dwelling units per acre (du/acre) C. Adjacent Zoning and Land Use: North: I-10/Railroad South: Public Institution (P) – Cal State University East: PR-19 – Spanish Walk West: Service Industrial (SI) - Vacant PROJECT SUMMARY Project Description Palm Desert Municipal Code Section 25.10.030 Allowed Land Uses and Permit Requirements states that multi-family dwellings require a Conditional Use Permit (CUP) The requested Precise Plan (PP) and CUP are required to implement the proposed project. The proposed project includes the construction of 150 affordable multi-family units consisting of eight (8) three-story (37’-6” in height) apartment buildings, one (1) single-story (15’-7” in height) recreation building, private outdoor recreation areas, and associated parking. PP/CUP 22-0004 Spanish Walk Apartments Page 3 of 8 April 12, 2022 Below are the number of units and bedrooms: • 111 units, 2-bedroom (average unit size of 913 square feet) • 39 units, 3-bedroom (average unit size of 1,274 square feet) The 3,126-square-foot recreation building includes a leasing office, mail room, lounge, outdoor recreation area, resident services, and maintenance facilities. The private outdoor recreation areas include a playground, dog park, pocket park, and sidewalks. The parking lot includes 270 parking spaces with a mix of covered and open spaces, electric vehicle (EV) spaces, and accessible spaces. The Applicant has proposed all units as affordable. The proposed income levels for the affordable units are currently under review for compliance by the Palm Desert Housing Authority. A condition of approval of this project will require approval of a Housing Agreement by the City Council. Site Plan The community is designed with two (2) vehicular access driveways. Both accesses are on Gerald Ford Drive with the main entrance on the east-end and the emergency access on the west-end. Two (2) rectangular residential buildings are fronting Gerald Ford Drive approximately 28 feet from the property line. The remaining six (6) buildings and recreation building are clustered in the middle around open space areas and enveloped by the internal street network and 270 parking spaces. Half of the parking spaces will consist of carports, while the remaining half will be uncovered. A minimum 28’-0” wide drive aisle is provided for internal site circulation and emergency vehicle access. The site plan provides for pedestrian connections throughout the site with pathways and links between apartment buildings and the onsite amenities. Trash enclosures are also located throughout the site plan within the parking areas behind the buildings to minimize visibility from public frontages and traffic conflicts. The site currently has an existing 8-foot-high masonry wall along the east property line. The applicant will continue the 8-foot-high wall along the west property line. The north property line will feature an 8-foot-high sound wall, which complies with the original 2005 mitigation measure identified within the noise study for railroad noise and vibration. The front of the sight will remain unfenced. The applicant may consider a monumentation sign located within the median at the main entrance along Gerald Ford Drive. Below is the site plan. PP/CUP 22-0004 Spanish Walk Apartments Page 4 of 8 April 12, 2022 Architecture The proposed architectural style is Desert Contemporary with a variation of building materials including smooth stucco, composite siding, and metal shade fins. The buildings feature a step down to two-story on the east-ends of the structure and provides balconies to help alleviate massing. The recreation building also features a Desert Contemporary design utilizing angular shapes and incorporates the same material and colors as the residential buildings. All HVAC units are roof mounted and will be screened by parapet walls as demonstrated on the roof plan. Landscaping Shade trees are provided along the perimeter roadway frontages, within the internal drive aisles, and common areas of the site. The proposed landscape plan has a low and moderate water usage planting material palette with mixes of desert native species for trees and shrubs. The project includes approximately 245 trees throughout the site consisting of drought-tolerant 48-inch box Olea Europaea and Palo Verde trees, 36-inch box Maverick Thornless Honey Mesquite, Southern Live Oak, and Pink Dawn Chitalpa trees, and 24-inch box Dwarf Bearss Seedless Lime, Desert Willow, Shoestring Acacia, and Mulga trees. PP/CUP 22-0004 Spanish Walk Apartments Page 5 of 8 April 12, 2022 The project also includes various palms consisting of Date Palms, which line the main entrance and California Fan Palms and Mexican Blue Palms in the interior by the recreation building. A variety of low water usage 5-gallon shrubs are also provided throughout the site around the perimeter and paseos between the buildings including, Red Bird of Paradise, Desert Broom, Red Sage, Agave, Texas Ranger, Jacob Cactus, Bougainvillea, and several other shrubs and accent plants as shown on the landscape plan. A material palette showing the proposed materials used for site amenities is also shown on the landscape plan. ANALYSIS Development Standards The proposed development standards are analyzed for conformance: Height: The PR zone allows for three-story buildings up to a maximum height of 40 feet pursuant to Palm Desert Municipal Code (PDMC) Section 25.10.050(B)(11). The maximum building heights for the project is 37 feet, 6-inches, which is permitted by the zoning ordinance. Density: The PR zone allows a minimum of four (4) du/ac and a max of 40 du/ac pursuant to PDMC Table 25.10-3. The proposed project is requesting 19 du/ac, which is within the threshold of the PR zone allowance. The table below summarizes the project’s conformance with development standards for the PR-19 zone: STANDARD PR-19 ZONE PROJECT CONFORMS Height 40’-0” 37’- 6” Yes Front Setback - 28 feet Yes Rear Setback - 105 feet Yes Side (East) Setback - 95 feet Yes Side (West) Setback 86 feet Yes Parking Section 25.46.040 Parking Requirements of the Palm Desert Municipal Code (PDMC) establishes that multi-family dwellings require a minimum of two (2) parking spaces per unit. The 150-unit project would require a minimum of 300 onsite parking spaces per this standard. Under the 2005 approvals, the project was required to provide 20% income restricted units, but now the applicant is providing 100% income restricted units and requesting a parking reduction from 2 to 1.8 parking spaces. Development standards within the PR districts may be modified through the precise plan process as specified in Section 25.72.030. Staff finds that the 1.8 ratio totaling 270 parking PP/CUP 22-0004 Spanish Walk Apartments Page 6 of 8 April 12, 2022 spaces is sufficient for this project. Additionally, Section 25.46.040 requires a minimum of 50%, of all parking to be shaded. The project currently proposes 149 covered carport spaces. ZONING ORDINANCE SUMMARY Architectural Review Commission (ARC) approval is required for all Precise Plan applications per PDMC Section 25.68.020 (A). Findings for ARC decisions are listed under PDMC Section 25.68.040 – Findings of the ARC. Findings for 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 proposed development complies with all setbacks (front, rear, and side yards), lot coverage, and parking requirements (subject to Planning Commission review and approval) of the PR zone. Specifically, to heights, PR allows for a building height of 40 feet. The three-story buildings are proposed at 37 feet and 6-inches, therefore, complying with the zoning standards. 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 along Gerald Ford Drive, which is an enhanced secondary roadway as defined by the General Plan Circulation Element (Chapter 4, see page 55). Development along this corridor includes a mix of residential densities and housing types including, existing detached single-family residential, attached single-family, and multi-family uses. The project is located at a transition area between the industrial uses to west. The density of the proposal complies with the 2005 City Council approval Resolution No. 05-105 allowing 150 units. This density is also consistent with the General Plan land use designation of Small Town Neighborhood, which allows for 3 to 10 dwelling units per acre, which applies to all of Spanish Walk (79 acres). The original project included an adopted Negative Declaration, which included a traffic study; it is not anticipated that the project will generate traffic demand or congestion for the area. PP/CUP 22-0004 Spanish Walk Apartments Page 7 of 8 April 12, 2022 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 compatible with the development pattern within the surrounding area by proposing 150 multi-family dwellings contained within three-story buildings. The property is designated Small Town 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 project is designed with internal pedestrian access and provides common area recreational amenities available to all residents. The proposed project includes private 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, 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 contains 100% income restricted units (affordable), adding to the affordability of housing stock within the city. The project promotes multi- family residential that 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 articulated orthogonal building forms, varying building materials and textures, and desert-compatible colors. The buildings will provide for a quality visual aesthetic along Gerald Ford Drive. The project also includes extensive onsite landscaping and open space areas, which are in central areas for use by all residents of the apartment community. 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 multi-family use through a Conditional Use Permit. The project as proposed conforms to all development standards of the PR zone, subject to Planning Commission approval for the parking reduction. A summary of the conformance with these development standards, including setbacks, building height, and parking which is included in the Analysis section of this staff report. The proposed utilities are screened or within the building in accordance with PDMC 25.40.090. PP/CUP 22-0004 Spanish Walk Apartments Page 8 of 8 April 12, 2022 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. All engineering documents including the preliminary grading plan and water quality management plan are under review 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 recommends the ARC determines that 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. WNG PALM DESERTENTITLEMENT SUBMITTALAPRIL 01, 2022 WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022G-1PROJECT TEAMOWNER: ARCHITECT:LANDSCAPE ARCHITECT:CIVIL ENGINEER:LIGHTING:PROJECT DATA & SHEET INDEXPROJECT DESCRIPTIONThe proposed site is a garden style 3-story walk-up affordable housing project providing 150 units within 8 buildings. Two building types are proposed, a 12-plex and a 23-plex building. Each building includes ground fl oor units with generous covered private patios and the upper levels of central stairways. In addition, a central laundry facility is provided on the ground fl oor of building #4 to serve the community.The site is entered from Gerald Ford Drive through a vehicular entry with desert landscaping and enhanced paving. Site visitors are greeted with the standalone recreation building containing the leasing offi ces, mailroom, maintenance area, resident lounge, and resident services. Continuing from the rec building, the resident parking is provided on a continuous looped road, providing easy access to the apartment buildings and creating a buffer zone from the surrounding single-family communities and the 10 freeway. The project proposes a parking ratio of 1.8 stalls/unit for a total of 270 parking stalls. Of the provided parking, 150 spaces are provided at carports.VICINITY MAPINDEXCOVER SHEETGENERAL:ARCHITECTURE:LANDSCAPE:LIGHTINGCIVIL:SITEI-10GERALD F O R D D R.FRANK SINATRA DR.G-1G-2L.1L.2L.3L.4L.5L.6L.7L.8E-0.0E-1.0E-2.0E-3.0E-3.11 OF 22 OF 2C-1C-2C-3PROJECT DESCRIPTION AND SHEET INDEXPROJECT DATALIFE STYLE IMAGERYCONCEPTUAL LANDSCAPE PLANRECREATION AREA ENLARGEMENTPOCKET PARK AND TYPICAL UNIT COURTYARDSTREE PLANSHRUB PLANTREE AND SHRUB PALETTEWALL AND FENCE PLANSITE LIGHTING COVER SHEETSITE LIGHTING LAYOUTSITE LIGHTING PHOTOMETRICSSITE LIGHTING FIXTURE CUTSHEETSSITE LIGHTING FIXTURE CUTSHEETSALTA SURVEYALTA SURVEYPRELIMINARY GRADING & DRAINAGE PLANPRELIMINARY WET UTILITY PLANPRELIMINARY SITE SECTIONSG-3 AERIALG-4 VIEW FROM ENTRY DRIVEG-5 VIEW OF REC AREAG-6 RENDERING A-0.1 ARCHITECTURAL SITE PLANA-1.1 BUILDING TYPE A - LEVELS 1 & 2A-1.2 BUILDING TYPE A - LEVEL 3 & ROOF PLANA-1.3 BUILDING TYPE A - ELEVATIONSA-1.4 BUILDING TYPE A - ELEVATIONSA-2.1 BUILDING TYPE B - LEVELS 1 & 2A-2.2 BUILDING TYPE B - LEVEL 3 & ROOF PLANA-2.3 BUILDING TYPE B - ELEVATIONSA-2.4 BUILDING TYPE B - ELEVATIONSA-2.5 MATERIAL BOARDA-3.1 SECTIONSA-4.1 TYPICAL UNIT PLANSA-5.1 REC BUILDINGA-5.2 REC BUILDING ELEVATIONSA-6.1 TRASH ENCLOSURE PLAN & ELEVATIONSWestern National Group8 Executive Circle,Irvine, CA 92614 Contact: Brian GilchristTCA Architects19782 MacArthur Blvd., Suite 300Irvine, CA 92612 Contact: Irwin YauMJS Lanscape Architecture,507 30th St,Newport Beach, CA 92663 Contact: Mark SchattingerKHR Associates,17530 Von Karman Ave, Suite 200Irvine, CA 92614 Contact: James H. KawamuraSalas O’Brien4745 N. 7th Street, Suite 200Phoenix, AZ 85014 Contact: Victor BecerraP: 310.498.3888www.website.combgilchrist@wng.comP: 949.862.0270P: 949.862.0289www.tca-arch.comiyau@tca-arch.comP: 949.675.9964P: 949.433.8076www.mjs-la.commark@mjs-la.comP: 949.756.6440C: 949.973.6533jkawamura@website.comP: 949.753.1553www.salasobrien.comvictor.becerra@salasobrien.com WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022G-2PROJECT DATASITE INFORMATIONPROJECT ADDRESS:75580 GERALD FORD DRIVEPARCEL NUMBER:694-500-19 & 20ZONING:PR - Planned ResidentialEXISTING LAND USE:Vacant lot GOVERNING CODES:2019 California Building Code 2019 California Residential Code 2019 CA Mechanical Code2019 CA Plumbing Code 2019 CA Electrical Code2019 CA Energy Code, 2019 CALGreenCity of Palm Desert Municipal CodeTYPES OF CONSTRUCTION:Type V-B Residential BuildingsNFPA-13R fire sprinkler systemType V-A Recreation BuildingNPFA-13 fire sprinkler systemOCCUPANCY CLASSIFICATION:R-2 Residential UnitsB LeasingA-3 Residential AmenitiesU Maintenance, Carpots, Tash Enclosures LOT AREA & DENSITY:Lot Area: 297,064 sf (6.82 ac)Allowable Density: 55 du/acreMax Allowable Units: 6.82 * 55 = 375 unitsProposed Density: 22 du/acre150 unitsBUILDING HEIGHT LIMITATION: Max Allowable: 40’-0”, 3 StoriesProposed: 37’-6”, 3-StoriesLOT COVERAGE: Allowable: 50 percentProposed: SETBACKS: Front yard: 20’-0”Side yard: 8’-0” Rear yard: 10’-0”PROJECT SUMMARIESRESIDENTIAL BUILDINGS PARKING SUMMARYRECREATION BUILDINGBALCONYAverage Total #Total UNIT TYPE AVG. SF* SF*Units Unit Mix Net Rent.2 Bedrooms:B1558713933,969B2729367267,392SUBTOTAL913111 74% 101,361 SF3 Bedrooms:C1601,2743949,686SUBTOTAL1,2743926% 49,686 SFTOTAL1007150151,047 SF* Square footage is taken from centerline of parti walls and outside of exterior walls, excluding all decks and balconies.QTY INQTY PERBUILDING TYPE PROJECTUNIT TYPE UNIT NRSF BLDG BLDG NRSFProject TOTALB1871 3 2613 9B2936 6 5616 18SUBTOTAL 9 8,229 SF 27C11,274 3 3822 9SUBTOTAL33,822 SF9BLDG TOTAL12 12,051 SF36B18716522630B2936 11*1029655SUBTOTAL17 15,522 SF85C11,2746764430SUBTOTAL67,644 SF30BLDG TOTAL23 23,166 SF115*UNIT REMOVED AT BUILDING 4. REFER TO BUILDING PLANS FOR ALTERNATE FLOOR PLAN.35BUILDING BBLDGS 4*,5,6,7,8BUILDING ABLDGS 1,2,3LEASING 977 SFMAILROOM427 SFLOUNGE380 SFOUTDOOR REC AREA470 SFRESIDENT SERVICES305 SFRESIDENT SERVICES311 SFMAINTENANCE 256 SFBLDG TOTAL3,126 SF*CIRCULATION,RESTROOMS,ANDSTORAGEAREASEXCLUDEDQTY IN UNITS PER TOTAL UNITS NRSF PER *GROSS AREA NRSF PROJECT TOTALBUILDING TYPE PROJECT BUILDING PER BLDG TYPE BUILDING PER BUILDING TOTAL BUILDING AREABUILDING A3636 12,051 SF 14,474 SF 36,153 SF 43,422 SFBUILDING B523114 23,166 SF 31,821 SF 115,830 SF 159,105 SFTOTAL 8150151,983 SF 202,527 SF*FloorareaincludesallhabitablespacesasdefinedintheBuildingCodeonalllevelsandmezzanines,interiorbalconies,lofts,andclosets,basements,enclosedandroofed;balconies,corridors,storage,equipmentrooms.Stairwaysandelevatorsarecountedatgroundlevelonly.REQUIRED PARKINGUnit Type # Units Ratio Total 2+ Bedrooms 150 2.0 300300BICYCLE PARKING - RESIDENTIAL REQUIRED/PROVIDEDRatio # STALLS TotalShort-term 5% 300 15Long-Term 5% 300 15TOTAL 30REQUIREDRATIO TOTAL PARK'G TOTAL REQ.Assigned 2% X 2706Van Accessible(9'x18')1Standard Accessible(9'x18')5TOTAL6REQUIREDRATIOTOTAL PARK'G TOTAL REQ.10% X270 27PROVIDED PARKINGCarport 9'-0" x 18'-0"149Open 9'-0" x 18'-0"86EV 9'-0" x 18'-0"27Accessible Cvr'd 9'-0" x 18'-0"1Accessible 9'-0" x 18'-0"7TOTAL 2701.8RATIOUNIT SUMMARYVEHICLE PARKINGBICYCLE PARKINGACCESSIBLE PARKINGELECTRIC VEHICLE CHARGINGBUILDING SUMMARYBUILDING UNIT MIX WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022G-3AERIAL WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022G-4VIEW FROM ENTRY DRIVE WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022G-5VIEW OF REC AREA WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022G-6VIEW OF COURTYARD WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-0.130’0’60’120’ARCHITECTURAL SITE PLAN LAUNDRYREC BUILDINGBLDG TYPE ABLDG 1EVAREC AREABLDG TYPE ABLDG 2BLDG TYPE ABLDG 3BLDG TYPE BBLDG 4BLDG TYPE BBLDG 5BLDG TYPE BBLDG 6BLDG TYPE BBLDG 7BLDG TYPE BBLDG 8UTILITY EASEMENT GERALD FORD DRIVECARPOT, TYP.TRASH ENCLOSURE, TYP. EXISTING TRANSFORMER AND SWITCH GEAR, TO BE ABANDONDED OR RELOCATED (850 SF)BUILDING SUMMARYQTY IN UNITS PER TOTAL UNITS NRSF PER *GROSS AREA NRSF PROJECT TOTALBUILDING TYPE PROJECT BUILDING PER BLDG TYPE BUILDING PER BUILDING TOTAL BUILDING AREABUILDING A 3 6 36 12,051 SF 14,474 SF 36,153 SF 43,422 SFBUILDING B 5 23 114 23,166 SF 31,821 SF 115,830 SF 159,105 SFTOTAL 8150151,983 SF 202,527 SF*FloorareaincludesallhabitablespacesasdefinedintheBuildingCodeonalllevelsandmezzanines,interiorbalconies,lofts,andclosets,basements,enclosedandroofed;balconies,corridors,storage,equipmentrooms.Stairwaysandelevatorsarecountedatgroundlevelonly.PARKING SUMMARYPROVIDED PARKINGCarport9'-0" x 18'-0"149Open9'-0" x 18'-0"86EV 9'-0" x 18'-0"27Accessible Cvr'd 9'-0" x 18'-0"1Accessible 9'-0" x 18'-0"7TOTAL 2701.8RATIO WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-1.18’0’16’32’BUILDING TYPE A - LEVELS 1 & 2C1B1B2B2 UTILITYC1B1B2B2 WALL ABOVE BUILDING TYPE A - LEVEL 2BUILDING TYPE A - LEVEL 1 WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-1.28’0’16’32’BUILDING TYPE A - LEVEL 3 & ROOF PLANC1B1B2B2EXTERIOR PLASTER SHELFEXTERIOR PLASTER SHELF OPEN TO BELOW ROOF ACCES LADDERPARAPET T.W. = +/- 54"MECHANICAL EQUIPMENT ON PLATFOM, TYPICALROOF ACCESS HATCH, TYP.ROOF DRAIN W/ OVERFLOW, TYPICALPARAPET T.W. = +/- 66"PARAPET T.W. = +/- 66"PARAPET T.W. = +/- 54"PARAPET T.W. = +/- 66"PARAPET T.W. = +/- 54"BUILDING TYPE A - ROOF PLANBUILDING TYPE A - LEVEL 3 WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-1.3BUILDING TYPE A - ELEVATIONSSTAIR / ENTRYUNIT C1UNIT B1LEVEL 1 +/- 37'-0"10'-1"LEVEL 2 LEVEL 3 ROOF HIGHEST POINT10'-1"10'-1"4'-1"TOP OFPARAPETUNIT B2UNIT B2UNIT B1LEVEL 1 +/- 37'-0"10'-1"LEVEL 2 LEVEL 3 ROOF HIGHEST POINT10'-1"10'-1"4'-1"TOP OFPARAPETAW - 1S - 1C - 1W - 1PM - 1L - 1R - 1S - 1C - 1AW - 1W - 1RIGHTFRONTVIEWMATERIAL LEGENDKEY MAPS-1 STUCCOC-1 COMPOSITIVE SIDINGD-1 METAL DOWNSPOUT AND SCUPPERR-1 COMPOSITIVE RAILINGAW-1 METAL AWNINGW-1 VINYL WINDOWPM-1 PERFORATED METALL-1 WALL SCONCEFRONTRIGHTPERSPECTIVE WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-1.4BUILDING TYPE A - ELEVATIONSUNIT B2UNIT B2LEVEL 1 +/- 37'-0"10'-1"LEVEL 2 LEVEL 3 ROOF HIGHEST POINT10'-1"10'-1"4'-1"TOP OFPARAPETUNIT C1UNIT B2LEVEL 1 +/- 37'-0"10'-1"LEVEL 2 LEVEL 3 ROOF HIGHEST POINT10'-1"10'-1"4'-1"TOP OFPARAPETS - 1D - 1C - 1R - 1W - 1S - 1C - 1AW - 1W - 1VIEWREARLEFTLEFTMATERIAL LEGENDKEY MAPREARLEFTPERSPECTIVES-1 STUCCOC-1 COMPOSITIVE SIDINGD-1 METAL DOWNSPOUT AND SCUPPERR-1 COMPOSITIVE RAILINGAW-1 METAL AWNINGW-1 VINYL WINDOWPM-1 PERFORATED METALL-1 WALL SCONCE WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-2.18’0’16’32’BUILDING TYPE B - LEVELS 1 & 2B2B2B2B2C1B1B1C1UTILITY WALL ABOVELAUNDRY STORAGEWAITING AREAB2B2B2B2C1B1B1C1 EXTERIOR PLASTER SHELF BUILDING TYPE B - LEVEL 2BUILDING TYPE B - LEVEL 1BUILDING #4 - LAUNDRY WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-2.28’0’16’32’BUILDING TYPE B - LEVEL 3 & ROOF PLANB2B2B2C1B1B1C1OPEN TO BELOWOPEN TO BELOWROOF Ǖ ROOF ACCESS LADDER, TYP.ROOF BELOWMECHANICAL EQUIPMENT ON PLATFOM, TYPICALROOF DRAIN W/ OVERFLOW, TYPICALROOF ACCESS HATCH, TYP.PARAPET T.W. = +/- 66"PARAPET T.W. = +/- 66"PARAPET T.W. = +/- 66"PARAPET T.W. = +/- 66"PARAPET T.W. = +/- 66"PARAPET T.W. = +/- 54"PARAPET T.W. = +/- 54"PARAPET T.W. = +/- 54"PARAPET T.W. = +/- 54"PARAPET T.W. = +/- 54"CORRIDOR BELOW, TYP.BUILDING TYPE B - LEVEL 3BUILDING TYPE B - ROOF PLAN WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-2.38’0’16’32’BUILDING TYPE B - ELEVATIONSFRONTSTAIR / ENTRYUNIT B1UNIT C1UNIT B1STAIR / ENTRYUNIT C1LEVEL 1 +/- 37'-0"10'-1"LEVEL 2 LEVEL 3 ROOF HIGHEST POINT10'-1"10'-1"4'-1"TOP OF PARAPETRIGHTUNIT C1UNIT B2LEVEL 1 +/- 37'-0"10'-1"LEVEL 2 LEVEL 3 ROOF HIGHEST POINT10'-1"10'-1"4'-1"TOP OF PARAPETS - 1S - 1S - 1C - 1C - 1AW - 1W - 1W - 1PM - 1R - 1L - 1RIGHTVIEWFRONTMATERIAL LEGENDKEY MAPFRONTRIGHTPERSPECTIVES-1 STUCCOC-1 COMPOSITIVE SIDINGD-1 METAL DOWNSPOUT AND SCUPPERR-1 COMPOSITIVE RAILINGAW-1 METAL AWNINGW-1 VINYL WINDOWPM-1 PERFORATED METALL-1 WALL SCONCE WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-2.48’0’16’32’BUILDING TYPE B - ELEVATIONSREARUNIT B2UNIT B2UNIT B2UNIT B2LEVEL 1 +/- 37'-0"10'-1"LEVEL 2 LEVEL 3 ROOF HIGHEST POINT10'-1"10'-1"4'-1"TOP OF PARAPETLEFTUNIT C1UNIT B2LEVEL 1 +/- 37'-0"10'-1"LEVEL 2 LEVEL 3 ROOF HIGHEST POINT10'-1"10'-1"4'-1"TOP OF PARAPETS - 1S - 1C - 1D - 1C - 1AW - 1W - 1W - 1R - 1VIEWREARLEFTMATERIAL LEGENDKEY MAPREARLEFTPERSPECTIVES-1 STUCCOC-1 COMPOSITIVE SIDINGD-1 METAL DOWNSPOUT AND SCUPPERR-1 COMPOSITIVE RAILINGAW-1 METAL AWNINGW-1 VINYL WINDOWPM-1 PERFORATED METALL-1 WALL SCONCE WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-2.5MATERIAL BOARD20/30 STUCCO FINISH S-1GREEK VILLA SW 7551 OR SIM.EARTHEN JUG SW 7703 OR SIM.BLACK FOX SW 70220 OR SIM.COMPOSITE SIDING C-1COMPOSITE RAILING R-1PERFORATED METAL PANEL PM-1SW 7551 GREEK VILLA OR SIM.STUCCO*NOTE DIGITAL COLORS MAY NOT BE ACCURATELY REPRESENT OF REAL WORLD COLORSMETAL ACCENTSRAILINGSALURA RED ROCK FALLS OR SIM.*FINAL PATTERN TBDMATERIALSCOLORS*NOTE IMAGES ARE CONCEPTUAL AND REPRESENTATIVE OF DESIGN INTENT ONLY WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-3.1SECTIONS8"(+/-) 37'-6" OVERALL HEIGHT10'-1"10'-1"10'-1"6'-1"T.O. STH'GT.O. STH'GT.O. STH'GT.O. SLABT.O. PARAPET4'-6" MIN.MECHANICAL EQUIPMENTON PLATFORM, TYP.12" SHADE FIN, TYP.UNITSUNITS6'-0"5"+/- 37'-6" OVERALL HEIGHT10'-1"10'-1"10'-1"T.O. STH'GT.O. STH'GT.O. STH'GT.O. SLABT.O. PARAPET1'-0" MIN.UNITSUNITS6'-0"8"(+/-) 37'-6" OVERALL HEIGHT10'-1"10'-1"10'-1"T.O. STH'GT.O. STH'GT.O. STH'GT.O. SLABT.O. PARAPET3'-6"MIN.UNITS3/<:22'6+($7+,1*(;7(5,253/$67(56<67(029(5:$7(55(6,67,9(%$55,(53/$67(567230(7$/&23,1*:,7+:$7(57,*+7-2,176(('(7$,/6,1*/(3/<0(0%5$1(:5$329(53$5$3(76,1*/(3/<522),1*6<67(06+$3('[7233/$7( 0,17232):$//$%9522)67+ * 5()(572(/(9$7,216 (;7(5,253/$67(56<67(0&20326,7(6,',1*&20326,7(75,09(5,)<:%/'*3/$16 0,1(;7(5,253/$67(56<67(0&20326,7(6,',1*&20326,7(75,0:$//%(<21'6/23(6,//3(5)2270,1127( $//(;326('67((/$1'&211(&7,21%2/7672%(3$,17('$1'32:'(5&2$7('81,7))81,781,7'(&.'(&.(;7(5,253/$67(56<67(0[67((/7235$,/[&20326,7(5$,/,1*67((/648$5(3,&.(76[67((/%277205$,/*877(5:,7+63,77(53$,17('720$7&+$'-$&(17&2/256(/)$'+(5,1*)/$6+,1*0(7$/.1,)(3/$7($1'$77$&+0(173/$7('5,3('*(&217,182869(17:,7+,16(&76&5((1(/$6720(5,&'(&.&2$7,1*256,06/23(66+$//%(0$;,080$1'0,1,080 0$;,080&52666/23( )$&(2):$//%(<21'81,7$))6/23(%8,/783)5$0,1*$1'6+($7+,1*$65(48,5('726/23(72'5$,1$/,*1[&20326,7(5$,/,1*3112OVERALL SITE SECTIONSCALE: 1” = 30’-0”SECTION CSCALE: 1” = 8’-0”SECTION BSCALE: 1” = 8’-0”SECTION ASCALE: 1” = 8’-0”TYPICAL PARAPET DETAIL - 1SCALE: 3” = 1’-0”TYPICAL RECESSED WINDOW DETAIL - 2SCALE: 1 1/2” = 1’-0”TYPICAL BALCONY/RAILING DETAIL - 3SCALE: 1” = 1’-0”PROPERTY LINEPROPERTY LINESOUTHERN PACIFIC RAILROADINTERSTATE 10GERALD FORD DR.*NOTE: ALL DETAILS ARE CONCEPTUAL FOR DESIGN INTENT AND SUBJECT TO CHANGE WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-4.14’0’8’16’TYPICAL UNIT PLANS BEDROOMBEDROOMBATHKITCHENLIVINGDININGDECK BEDROOMBEDROOMBATHDECKKITCHENLIVINGW.I.C.W.I.C. BEDROOMBEDROOMBEDROOMBATHBATHDECKKITCHENLIVINGW.I.C.DININGUNIT B1871 SFUNIT B2936 SFUNIT C11,215 SF WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-5.14’0’8’16’REC BUILDING PLANSMAILLEASING977 SFBREAK ROOMRESIDENTSERVICES311 SF OFFICECONFERENCE/FLEXLARGE PARCELRESTROOMRESTROOMOFFICEB.O.H.IDFLOUNGE380 SFRESIDENTSERVICES305 SF MAINTENANCE258 SF12'-0" x 12'-0" 12'-0" x 12'-0"12'-0" x 15'-0" PERFORATED METAL SHADE TRELLIS MECHANICAL EQUIPMENT ON PLATFORM, TYPICALROOF DRAIN, TYPICALOVERFLOW SCUPPER, TYPICALPARAPET T.W. = +/- 54" PARAPET T.W. = +/- 42" PARAPET T.W. = +/- 36" PARAPET T.W. = +/- 54" FLOOR PLANROOF PLAN WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-5.24’0’8’16’REC BUILDING ELEVATIONS10'-1"5'-6"TOP OF PLATETOP OF PARAPET10'-1"5'-6"12'-0"TOP OF PLATETOP OF PLATETOP OF PARAPET10'-1"5'-6"TOP OF PLATETOP OF PARAPET10'-1"5'-6"TOP OF PLATETOP OF PARAPETS - 1S - 1S - 1S - 1SF - 1S - 1C - 1C - 1C - 1C - 1PM - 1PM - 1MATERIAL LEGENDS-1 STUCCOC-1 COMPOSITIVE SIDINGD-1 METAL DOWNSPOUT AND SCUPPERSF-1 STOREFRONTW-1 VINYL WINDOWPM-1 PERFORATED METALFRONTLEFTREARRIGHTPERSPECTIVE WNG PALM DESERTPALM DESERT, CALIFORNIA WESTERN NATIONAL GROUPTCA # 2021-050ENTITLEMENT SUBMITTALAPRIL 01, 2022A-6.10’16’8’4’TRASH ENCLOSURE PLAN & ELEVATIONS !" !" !"# "# "# "13'-3"S - 1S - 1S - 1S - 1FRONTLEFTREARRIGHTFLOOR PLAN 1/4”=1’-0”MATERIAL LEGENDS-1 STUCCOC-1 COMPOSITIVE SIDINGD-1 METAL DOWNSPOUT AND SCUPPERSF-1 STOREFRONTW-1 VINYL WINDOWPM-1 PERFORATED METAL WNG PALM DESERT PALM DESERT, CALIFORNIA ENTITLEMENT SUBMITTAL FEBRUARY 01, 2022 REVISED: MARCH 28, 2022 WESTERN NATIONAL GROUP LIFESTYLE IMAGERY L.1 WNG PALM DESERT PALM DESERT, CALIFORNIA ENTITLEMENT SUBMITTAL FEBRUARY 01, 2022 REVISED: MARCH 28, 2022 WESTERN NATIONAL GROUP CONCEPTUAL LANDSCAPE PLAN 60’30’15’0’ N.A.P ENHANCED LANDSCAPED EDGE WITH ROCK OUTCROPPING IN ORGANIC MODERN FORMSGERALD FORD DR. DOG PARK (1,395 sf) • turf • bench seating • 42” H. fencing • shade sail PLAYGROUND • see enlargement sheet L.3 PARK AND OUTDOOR ENTERTAINMENT • see enlargement sheet L.3 LAUNDRY REC BUILDING EVA BLDG 4 BLDG 3 BLDG 2 BLDG 1 BLDG 5 BLDG 6 BLDG 8BLDG 7 SPANISH WALK UTILITY EASEMENT NO TREES PROPOSED POCKET PARKS AND TYPICAL UNIT COURTYARDS • see enlargement | sheet L.4 CARPORT (TYP.)TRASH ENCLOSURE (TYP.) VACANT L.2 WNG PALM DESERT PALM DESERT, CALIFORNIA ENTITLEMENT SUBMITTAL FEBRUARY 01, 2022 REVISED: MARCH 28, 2022 WESTERN NATIONAL GROUP RECREATION AREA ENLARGEMENT 20’10’5’0’ PARK • turf (920 sf) • dg picnic area • shade umbrellas OUTDOOR ENTERTAINMENT • shade structure • enhanced paving • built-in bbqs (2) • dining table • lounge seating • seat wall • specimen tree PLAYGROUND (3,023 sf) • play structure • resilient surfacing • decomposed granite • shade sails • bench seating • specimen trees • sand play area ENHANCED ENTRY LANDSCAPING • concrete pavers • monument wall • enhanced desert landscape REC BUILDING LAUNDRY MAIL PROPOSED LIGHT FIXTURE L.3 WNG PALM DESERT PALM DESERT, CALIFORNIA ENTITLEMENT SUBMITTAL FEBRUARY 01, 2022 REVISED: MARCH 28, 2022 WESTERN NATIONAL GROUP POCKET PARK AND TYPICAL UNIT COURTYARDS 20’10’5’0’ ENLARGED PRIVATE PATIOS - TYP. COURTYARD ENTRY • dg carpet • accent tree • concrete walk BUILDING ENTRY • concrete pavers POCKET PARK • lawn • matching height palms • benches ENHANCED LANDSCAPED EDGE WITH ROCK OUTCROPPING IN ORGANIC MODERN FORMS ENLARGED PATIOS WITH DIRECT ACCESS PROPOSED BOLLARD PATH LIGHT L.4 WNG PALM DESERT PALM DESERT, CALIFORNIA ENTITLEMENT SUBMITTAL FEBRUARY 01, 2022 REVISED: MARCH 28, 2022 WESTERN NATIONAL GROUP TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY ACACIA ANEURA MULGA 24"BOX LOW 18 ACACIA STENOPHYLLA SHOESTRING ACACIA 24"BOX LOW 58 BRAHEA ARMATA MEXICAN BLUE PALM 36"BOX MODERATE 12 CALLISTEMON VIMINALIS WEEPING BOTTLEBRUSH 24"BOX MODERATE 13 CHILOPSIS LINEARIS DESERT WILLOW 24"BOX MODERATE 12 CITRUS X AURANTIIFOLIA 'DWARF BEARSS SEEDLESS' DWARF BEARSS SEEDLESS LIME 24"BOX MODERATE 2 FRAXINUS TEXENSIS TEXAS ASH 24"BOX MODERATE 3 OLEA EUROPAEA `SWAN HILL` TM SWAN HILL OLIVE 48"BOX LOW 11 PARKINSONIA X `DESERT MUSEUM` DESERT MUSEUM PALO VERDE 48"BOX LOW 13 PHOENIX DACTYLIFERA `MEDJOOL` DATE PALM 36"BOX MODERATE 15 PROSOPIS GLANDULOSA 'MAVERICK' TM MAVERICK THORNLESS HONEY MESQUITE 36"BOX LOW 53 QUERCUS VIRGINIANA SOUTHERN LIVE OAK 36"BOX MODERATE 5 WASHINGTONIA FILIFERA CALIFORNIA FAN PALM 36"BOX MODERATE 6 X CHITALPA TASHKENTENSIS 'PINK DAWN' PINK DAWN CHITALPA 36"BOX LOW 24 PLANT SCHEDULE TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY ACACIA ANEURA MULGA 24"BOX LOW 18 ACACIA STENOPHYLLA SHOESTRING ACACIA 24"BOX LOW 58 BRAHEA ARMATA MEXICAN BLUE PALM 36"BOX MODERATE 12 CALLISTEMON VIMINALIS WEEPING BOTTLEBRUSH 24"BOX MODERATE 13 CHILOPSIS LINEARIS DESERT WILLOW 24"BOX MODERATE 12 CITRUS X AURANTIIFOLIA 'DWARF BEARSS SEEDLESS' DWARF BEARSS SEEDLESS LIME 24"BOX MODERATE 2 FRAXINUS TEXENSIS TEXAS ASH 24"BOX MODERATE 3 OLEA EUROPAEA `SWAN HILL` TM SWAN HILL OLIVE 48"BOX LOW 11 PARKINSONIA X `DESERT MUSEUM` DESERT MUSEUM PALO VERDE 48"BOX LOW 13 PHOENIX DACTYLIFERA `MEDJOOL` DATE PALM 36"BOX MODERATE 15 PROSOPIS GLANDULOSA 'MAVERICK' TM MAVERICK THORNLESS HONEY MESQUITE 36"BOX LOW 53 QUERCUS VIRGINIANA SOUTHERN LIVE OAK 36"BOX MODERATE 5 WASHINGTONIA FILIFERA CALIFORNIA FAN PALM 36"BOX MODERATE 6 X CHITALPA TASHKENTENSIS 'PINK DAWN' PINK DAWN CHITALPA 36"BOX LOW 24 PLANT SCHEDULE TREE PLAN 60’30’15’0’ N.A.PGERALD FORD DR. LAUNDRY REC BUILDING EVA BLDG 4 BLDG 3 BLDG 2 BLDG 1 BLDG 5 BLDG 6 BLDG 8BLDG 7 TOTAL NUMBER OF TREES: 245 LOW WATER USE: 177 (72%) MODERATE WATER USE: 68 (28%) NOTE: NO TREES PROPOSED IN 30’ EASEMENT AREA L.5 WNG PALM DESERT PALM DESERT, CALIFORNIA ENTITLEMENT SUBMITTAL FEBRUARY 01, 2022 REVISED: MARCH 28, 2022 WESTERN NATIONAL GROUP ENHANCED DESERT - 21,717 S.F. (26% OF SITE) PERIMETER - 22,346 S.F. (27% OF SITE) INTERNAL STREETSCAPE - 24,310 S.F. (29% OF SITE) PASEOS BETWEEN BUILDINGS - 8,499 S.F. (10% OF SITE) GERALD FORD DRIVE SETBACK - 6,616 S.F. (8% OF SITE) Shrub Zones: TOTAL LANDSCAPE AREA: 83,488 SF WNG PALM DESERT PALM DESERT, CA 09.17.2021 NORTH 0 15' 30'60' SCALE: 1" = 30' ENHANCED DESERT - 21,717 S.F. (26% OF SITE) PERIMETER - 22,346 S.F. (27% OF SITE) INTERNAL STREETSCAPE - 24,310 S.F. (29% OF SITE) PASEOS BETWEEN BUILDINGS - 8,499 S.F. (10% OF SITE) GERALD FORD DRIVE SETBACK - 6,616 S.F. (8% OF SITE) Shrub Zones: TOTAL LANDSCAPE AREA: 83,488 SF WNG PALM DESERT PALM DESERT, CA 09.17.2021 NORTH 0 15' 30'60' SCALE: 1" = 30' SHRUB ZONE PLAN 60’30’15’0’ N.A.PGERALD FORD DR. LAUNDRY REC BUILDING EVA BLDG 4 BLDG 3 BLDG 2 BLDG 1 BLDG 5 BLDG 6 BLDG 8BLDG 7 FOR SHRUB LIST SEE SHEET L.7 L.6 WNG PALM DESERT PALM DESERT, CALIFORNIA ENTITLEMENT SUBMITTAL FEBRUARY 01, 2022 REVISED: MARCH 28, 2022 WESTERN NATIONAL GROUP THE FOLLOWING IS A SUMMARY OF THE PROPOSED IRRIGATION CONCEPT FOR THE LANDSCAPED AREAS: PURPOSE: TO PROVIDE THE LANDSCAPE MAINTENANCE COMPANY A MECHANICAL DEVICE TO DISTRIBUTE WATER AND ENSURE PLANT SURVIVAL IN THE MOST EFFICIENT MANNER AND WITHIN A TIME FRAME THAT LEAST INTERFERES WITH THE ACTIVITIES OF THE RESIDENTS. CONCEPT: THE SYSTEM WILL DERIVE ITS WATER FROM THE COACHELLA VALLEY WATER DISTRICT . ALL POINTS OF CONNECTIONS WILL BE PROTECTED BY A BACKFLOW PREVENTION UNIT IN ACCORDANCE WITH THE COACHELLA VALLEY WATER DISTRICT REGULATIONS. THE SYSTEM WILL UTILIZE VARIOUS TYPES OF IRRIGATION COMPATIBLE WITH THE AREA BEING WATERED AND INFILTRATION RATES OF THE SOIL WITH MATCHED PRECIPITATION RATES. A MAJORITY OF THE LANDSCAPE AREA WILL BE IRRIGATED WITH SUBSURFACE DRIP TUBING. THE SYSTEM WILL BE CONTROLLED BY A "SMART CONTROLLER" AND MOISTURE SENSING EQUIPMENT. VALVES PROGRAMMED FROM AUTOMATIC CONTROLLERS WILL MAXIMIZE EFFICIENT WATER APPLICATION. TO AVOID WASTED WATER, THE CONTROLS WILL BE OVERSEEN BY A FLOW MONITOR THAT WILL DETECT ANY BROKEN SPRINKLER HEADS TO STOP THAT STATION'S OPERATION, ADVANCING TO THE NEXT WORKABLE STATION. IN THE EVENT OF PRESSURE SUPPLY LINE BREAKAGE, IT WILL COMPLETELY STOP THE OPERATION OF THE SYSTEM. ALL MATERIAL WILL BE NONFERROUS, WITH THE EXCEPTION OF THE BRASS PIPING INTO AND OUT OF THE BACKFLOW UNITS. ALL WORK WILL BE IN THE BEST ACCEPTABLE MANNER IN ACCORDANCE WITH APPLICABLE CODES AND STANDARDS PREVAILING IN THE INDUSTRY. WATERING WILL CONFORM WITH CITY OF PALM DESERT WATER CONSERVATION REQUIREMENTS. Preliminary Plant Palette PALM DESERT, CA THE OBJECTIVE OF THE OVERALL LANDSCAPING CONCEPT IS TO PROVIDE A DISTINCT VISUAL IMPRESSION AND BUILDING IDENTITY, SOFTEN THE DESERT EXPERIENCE, PROVIDE THE HIGHEST LEVEL OF AESTHETIC STANDARDS COMPLIMENTED BY THE QUALITY OF THE BUILDING MATERIALS THAT WILL ASSURE AN ATTRACTIVE ENVIRONMENT ENHANCING THE QUALITY OF LIFE AMONG ITS RESIDENTS.. THE FOLLOWING PLANT MATERIAL AS SELECTED IS COMPLIANT WITH CITY OF PALM DESERT LANDSCAPE MAINTENANCE GUIDE - DESERT FLORA PALETTE. Shrub Zones: Irrigation Concept Note: Botanical Name Common Name ENHANCED DESERT ( 21,717 SF | 26% OF TOTAL LANDSCAPE AREA) MINIMUM NUMBER OF SHRUBS: 2,716 Large shrubs (minimum 5 gallon size at 5' o.c.) Caesalpinea pulcherrima Red Bird of Paradise Calliandra eriophylla Fairy Duster Fouquieria entata Jacob Cactus Leucophyllum species Texas Ranger Tecoma stans Yellow Bells Thevetia peruviana Yellow Oleander Medium Shrubs (minimum 5 gallon size at 4' o.c. ) Agave species Agave Bougainvillea species Bouganivillea Callistemon v. 'Little John'Dwarf Bottlebrush Dalea pulchra Indigo Bush Daysilirion wheeleri Spoon Yucca Hesperaloe parviflora Red Yucca Lantana camara Bush Lantana Olea 'Little Ollie'Little Ollie Olive Salvia greggii Red Sage Low Shrubs, Grasses and Groundcovers (minimum 1 gallon size at 3' o.c.) Aloe species Aloe Echinocactus grusonii Barrel Cactus PERIMETER ( 22,346 SF | 27% OF TOTAL LANDSCAPE AREA) MINIMUM NUMBER OF SHRUBS: 2,765 Large shrubs (minimum 5 gallon size at 3' o.c.) Caesalpinea pulcherrima Red Bird of Paradise Dodonea viscosa Hop Bush Larrea tridentata Creosote Bush Leucophyllum species Texas Ranger Medium Shrubs (minimum 5 gallon size) Agave species Agave Baccharis species Desert Broom Bougainvillea species Bouganivillea Hesperaloe parviflora Red Yucca Low Shrubs, Grasses and Groundcovers (minimum 1 gallon size) Encelia farinosa Brittlebrush Muhlenbergia rigens Deer Grass Oenothera berlandieri Mexican Evening Primrose INTERNAL STREETSCAPE ( 24,310 SF | 29% OF TOTAL LANDSCAPE AREA) MINIMUM NUMBER OF SHRUBS: 2,980 Large shrubs (minimum 5 gallon size at 3' o.c.) Calliandra eriophylla Fairy Duster Leucophyllum species Texas Ranger Tecoma stans Yellow Bells Thevetia peruviana Yellow Oleander Medium Shrubs (minimum 5 gallon size) Agave species Agave BCassia artemisioides Feathery cassia Dalea pulchra Indigo Bush Hesperaloe parviflora Red Yucca Lantana camara Bush Lantana Olea 'Little Ollie'Little Ollie Olive Salvia greggii Red Sage Low Shrubs, Grasses and Groundcovers (minimum 1 gallon size) Aloe species Aloe Oenothera berlandieri Mexican Evening Primrose Botanical Name Common Name PASEOS BETWEEN BUILDINGS ( 8,499 SF | 10% OF AREA) MINIMUM NUMBER OF SHRUBS: 1,033 Large shrubs (minimum 5 gallon size at 3' o.c.) Caesalpinea pulcherrima Red Bird of Paradise Calliandra eriophylla Fairy Duster Carnegiea gigantea Saguaro Leucophyllum species Texas Ranger Tecoma stans Yellow Bells Thevetia peruviana Yellow Oleander Medium Shrubs (minimum 5 gallon size) Agave species Agave Bougainvillea species Bouganivillea Callistemon 'Little John'Dwarf Bottlebrush Cassia artemisioides Feathery cassia Dalea pulchra Indigo Bush Hesperaloe parviflora Red Yucca Olea 'Little Ollie'Little Ollie Olive Russelia equisetoformis Firecracker Plant Salvia greggii Red Sage Low Shrubs, Grasses and Groundcovers (minimum 1 gallon size) Aloe species Aloe Oenothera berlandieri Mexican Evening Primrose GERALD FORD DRIVE SETBACK ( 6,616 SF | 8% OF AREA) MINIMUM NUMBER OF SHRUBS: 822 Large shrubs (minimum 5 gallon size at 3' o.c.) Caesalpinea pulcherrima Red Bird of Paradise Fouquieria entata Jacob Cactus Larrea tridentata Creosote Bush Leucophyllum species Texas Ranger Tecoma stans Yellow Bells Medium Shrubs (minimum 5 gallon size) Agave species Agave Bougainvillea species Bouganivillea Cassia artemisioides Feathery cassia Dalea pulchra Indigo Bush Hesperaloe parviflora Red Yucca Lantana camara Bush Lantana Salvia greggii Red Sage Low Shrubs, Grasses and Groundcovers (minimum 1 gallon size) Echinocactus grusonii Barrel Cactus Oenothera berlandieri Mexican Evening Primrose TOTAL LANDSCAPE AREA: 83,488 SF TOTAL NUMBER OF SHRUBS: 10,316 (1 PER 8 SF) TOTAL PARKING AREA: 168,676 TOTAL ADJACENT LANDSCAPE AREA: 50,229 LANDSCAPE PERCENTAGE IN AND ADJACENT TO THE PARKING AREA: 30% Landscape Percentage Adjacent to Parking Area: Preliminary Tree List: TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY ACACIA ANEURA MULGA 24"BOX LOW 18 ACACIA STENOPHYLLA SHOESTRING ACACIA 24"BOX LOW 58 BRAHEA ARMATA MEXICAN BLUE PALM 36"BOX MODERATE 12 CALLISTEMON VIMINALIS WEEPING BOTTLEBRUSH 24"BOX MODERATE 13 CHILOPSIS LINEARIS DESERT WILLOW 24"BOX MODERATE 12 CITRUS X AURANTIIFOLIA 'DWARF BEARSS SEEDLESS' DWARF BEARSS SEEDLESS LIME 24"BOX MODERATE 2 FRAXINUS TEXENSIS TEXAS ASH 24"BOX MODERATE 3 OLEA EUROPAEA `SWAN HILL` TM SWAN HILL OLIVE 48"BOX LOW 11 PARKINSONIA X `DESERT MUSEUM` DESERT MUSEUM PALO VERDE 48"BOX LOW 13 PHOENIX DACTYLIFERA `MEDJOOL` DATE PALM 36"BOX MODERATE 15 PROSOPIS GLANDULOSA 'MAVERICK' TM MAVERICK THORNLESS HONEY MESQUITE 36"BOX LOW 53 QUERCUS VIRGINIANA SOUTHERN LIVE OAK 36"BOX MODERATE 5 WASHINGTONIA FILIFERA CALIFORNIA FAN PALM 36"BOX MODERATE 6 X CHITALPA TASHKENTENSIS 'PINK DAWN' PINK DAWN CHITALPA 36"BOX LOW 24 PLANT SCHEDULE TREE AND SHRUB PALETTE 60’30’15’0’ L.7 WNG PALM DESERT PALM DESERT, CALIFORNIA ENTITLEMENT SUBMITTAL FEBRUARY 01, 2022 REVISED: MARCH 28, 2022 WESTERN NATIONAL GROUP WALL AND FENCE PLAN 60’30’15’0’ N.A.PGERALD FORD DR. LAUNDRY REC BUILDING EVA BLDG 4 BLDG 3 BLDG 2 BLDG 1 BLDG 5 BLDG 6 BLDG 8BLDG 7 KEY EXISTING MASONRY WALL NEW 8’ MASONRY WALL PROPOSED MASONRY SOUND ATTENUATION WALL TO MATCH SPANISH WALK 4’ DOG PARK FENCE TRASH ENCLOSURE with SOLID ROOF (per architect) 8' SPLIT FACE MASONRY WALLA8'2" PRECISION CAP TUBULAR STEEL FENCE FENCE POSTS at 8' o.c. MAX.4'3" clr. 4' DOG PARK FENCEB COLOR: TAN COLOR: WHITE SPANISH WALK L.8 SCALE IN FEET0 20 401"=40'LEGENDABBREVIATIONSP/L ALTA/NSPS LAND TITLE SURVEYPREPARED BY:CONSULTING ENGINEERS/SURVEYORS/PLANNERS17530 Von Karman - Suite 200 Irvine, California 92614(949) 756-6440 Fax (949) 756-6444N54°31'58" W358.33'690 . 4 3 '178.56 'P/L P/L P/LP/L N90°00'00"E43.50'75580 GERALD FORD DRIVE,PALM DESERT, CALIFORNIA280.82'R/WR/WR/WVICINITY MAP10FWY SITEPASEO BRAVOA N I M A D OR/WR/WC/LC/L01°11'51"R=1,055.00'L=22.05' 171.95'N00°00'00" E149.94'N89°59'24" EP/LN71°10 '24 " EN90°00'00" E61.05'P/LN0°00'00" E55.95'N3 5 ° 2 8 ' 0 2 " E 298 . 6 2 'SOUTHERN PACIFIC RAILROADGERALD FORD DRIVES18°22'25" ES3 5 ° 2 8 ' 0 2 " W 113.00'N00°00'00" EP/LPARCEL 2PARCEL MAP WAIVERLLA NO. 17-49PARCEL 1PARCEL MAP WAIVERLLA NO. 17-49(PUBLIC STREET) ΔGERALD FORD DRIVESOUTHERN PACIFIC RAILROADD AABBCCDEEFFGGWNG PALM DESERTWESTERN NATIONAL GROUPPALM DESERT, CALIFORNIAC-1: PRELIMINARY GRADING & DRAINAGE PLANCONSULTING ENGINEERS/SURVEYORS/PLANNERS17530 Von Karman Avenue - Suite 200 Irvine, California 92614PREPARED BY:(949) 756-6440 EASEMENTSGENERAL NOTESVICINITY MAP10FWYPRELIMINARY EXCAVATIONQUANTITY ESTIMATE ΔGERALD FORD DRIVESOUTHERN PACIFIC RAILROADWNG PALM DESERTWESTERN NATIONAL GROUPPALM DESERT, CALIFORNIAC-2: PRELIMINARY WET UTILITY PLANCONSULTING ENGINEERS/SURVEYORS/PLANNERS17530 Von Karman Avenue - Suite 200 Irvine, California 92614PREPARED BY:(949) 756-6440 EASEMENTSVICINITY MAP10FWY CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT ARCHITECTURAL REVIEW COMMISSION MEMORANDUM To: Honorable Chair and Members of the Commission From: Nick Melloni, Associate Planner Date: April 12, 2022 Case No: PP 22-0003 Subject: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan, Tentative Parcel Map, and Environmental Assessment to construct a 241-unit affordable multi-family housing community consisting of ten (10) three- story apartment buildings, a two-story community building, and private outdoor recreation areas on a 10.49-acre site located at the northwest corner of Gerald Ford Drive and extension of Technology Drive. BACKGROUND On March 26, 2015, the City Council adopted Ordinance No. 1281 approving the Millennium Specific Plan (MSP). The MSP establishes zoning designations, design standards, procedures, and roadway configurations for a 152± acre area generally located on the north side of Gerald Ford Drive, east of Technology Drive, west of Portola Avenue, and south of the Union Pacific Railroad. The MSP establishes nine (9) mixed-use planning areas/parcels, as shown in the exhibit below. Exhibit 1 – Millennium Specific Plan – Planning Area and Land Use Map – MSP Pg. 18 PP 22-0003 Palm Villa Apartments Page 2 of 11 April 12, 2022 The proposal is located on Parcel 8, also known as Planning Area 8 of the MSP, which is a currently 10-acre site envisioned for up to 220-units of multi-family housing at a maximum density of 22 dwelling units per acre. Additionally, the site is owned by the City of Palm Desert and per the original intent of the MSP and the current adopted General Plan Housing Element, this site is required to provide 240 units of affordable housing at 30% to 80% of area median income (AMI). ARC This project was presented to ARC as a discussion item at the meeting of November 9, 2021. The ARC provided preliminary comments to the applicant. The comments are summarized in a notice of action which is attached to this staff report. See page 7 of this report. PROJECT SUMMARY A. Property Description: The project site is a vacant 10-acre property located at the northwest corner of Gerald Ford Drive and Technology Drive (Parcel 8 of Parcel Map 36792). The site is generally flat, with a highpoint of 177 feet above mean sea level (MSL) at the southwestern corner of the site sloping down in an easterly direction to 173 feet MSL at the corner of Gerald Ford Drive and Technology at the east end. Gerald Ford Drive is located at the southern edge of the property and is developed with full road width, curb, and gutter. Technology Drive is located along the eastern edge of the parcel and is currently undeveloped. B. Zoning and General Plan Designation: Zone: Millennium Specific Plan - Planned Residential – 22 dwelling units per acre (PR-22) / Housing Overlay District General Plan: Town Center Neighborhood (TCN) – 7 to 40 dwelling units per acre (du/acre) C. Adjacent Zoning and Land Use: North: MSP – PA 9 – Open Space (OS) – Vacant with plans for North Spere Park South: University Neighborhood Specific Plan (UNSP) – PR-5 – University Park, approved for single-family residential East: MSP – PA 7 – Planned Residential – Approved 330-unit apartment community West: MSP – PA 1 – Planned Residential – Existing single family residential tract (Genesis) – TR Project Description The applicant, Palm Communities LLC, is requesting a Precise Plan (PP), Tentative Parcel Map, and Environmental Assessment to develop a 241-unit multi-family apartment community on a vacant 10.49-acre site. At least 240 of the units will be made affordable for households between 30% and 80% of the area median income (AMI). The remaining unit will be non- PP 22-0003 Palm Villa Apartments Page 3 of 11 April 12, 2022 restricted as a manager’s unit. The project is requesting a density bonus in accordance with State law to reduce City Parking Requirements and exceed the maximum allowable residential density. The project includes: • Ten (10) three-story residential apartment buildings. • One (1) two-story 3,139± square-foot community building containing a leasing area, office, mailroom, community room, laundry facility, and manager’s unit on the second story. • Outdoor common open space amenity area featuring a sports court, playground, and barbeque areas with shading and picnic benches. • Two (2) detached single-story accessory structures for a maintenance building and laundry room. • Five (5) basins for on-site stormwater retention. • Off-site improvements consist of the following: o Partial frontage improvements along Technology Drive o Public sidewalks and utility corridors along the project frontage on Gerald Ford Drive o Public sidewalks and utility corridors along the North Sphere Park frontage on Gerald Ford Drive to provide a continuous sidewalk connection to the traffic signal. o Two (2) vehicular access driveways. Additionally, the project includes Tentative Parcel Map 38366 and mapping actions to: • Increase the area of the existing 10-acre parcel by 0.49-acres to a total of 10.49-acres by acquiring land area from the North Sphere Park Site. • Subdivide the 10.49-acre parcel into two lots for phasing: o Lot 1 – 6.023-acres – Phase 1 – 121 units + community building + common open space (Eastern Lot) o Lot 2 – 4.465-acres – Phase 2 - 120 units (Western Lot) • Dedicate right-of-way areas for the vehicular access points on Technology Drive and Dinah Shore Drive. The project plans are divided into sections for architecture, civil and landscape and are attached to this staff report. Site Plan The Gerald Ford Drive frontage is lined with apartment buildings with varying setbacks. Buildings are generally oriented to provide access to the units directly from the parking areas. Parking areas are generally screened from public view by the apartment buildings. Parking is provided in the form of detached carports or surface parking areas. Trash enclosures are also located throughout the site plan in areas located behind the building to minimize visibility from public frontages and traffic conflicts. The site plan is shown on page A.0 of the architectural plan set and a full-color copy is shown on Sheet L-1 of the landscape plan set. PP 22-0003 Palm Villa Apartments Page 4 of 11 April 12, 2022 The central northern portion of the site features a common open space area which is centrally located to serve all the units. This portion of the site will be developed as a part of phase 1. Access and Circulation The community is designed with three (3) vehicular access driveways. The primary vehicular entrance to the community is located along Technology Drive at the east portion of the site. Secondary access/entry points are located at the western portion of the site along with the future park site and Dinah Shore Drive. All proposed access points will be gated. The proposed access locations are consistent with the required project entry points established for the MSP (see Exhibit 10 on MSP page 27). A minimum 24’-0” wide drive aisle is provided for internal site circulation and emergency vehicle access. To address fire department requirements for secondary access, the applicant will construct a turn-around and a secondary emergency fire apparatus access road near Dinah Shore Drive as a part of Phase 1, as an interim condition until Phase 2 is completed. The site plan provides for pedestrian connections throughout the site with pathways and links between apartment buildings and the onsite amenities. Pedestrian access points to the public sidewalk occur near the main vehicle points of the site via sidewalk connections. Buildings and Screening The community will consist of ten (10) three-story residential apartment buildings comprised of one plan type summarized below in Exhibit 2. Summaries for the apartment unit plan types (number of bedrooms) and floor area are provided on Sheet A.0 of the architecture plan set. Exhibit 2 – Residential Building Summary Number of Units Number of Stories Gross Floor Area Net Floor Area Roof Line Height 24 3 24,302 19,846 31'-9" The buildings are three-story, 24-plex units, with 8 units on each story. Access to the upper levels of each unit is provided by one of two exterior stairwells providing access to clusters of four units on each level. The applicant is proposing ground-mounted HVAC units, which will be clustered together in landscape areas around the buildings and screened by a 42” block wall. Certain units, such as those located along Gerald Ford Drive will not be located behind a low wall as they will be screened by the perimeter block wall. Utility rooms for additional screening are provided at the ends of the ground floor of each residential building. PP 22-0003 Palm Villa Apartments Page 5 of 11 April 12, 2022 Parking The 350 spaces provided for parking are located throughout the community for ease of access. Parking will be provided by carports and open spaces. The design for the carports consists of a metal structure with a sloped metal painted roof as shown on sheet A-6.1 of the architecture plans. Approximately 241 of the spaces provided will be covered. The applicant has requested a reduction in the required parking standard pursuant to State Density Bonus Law (California Government Code Sections 65915-65918) summarized as follows: • Studio and One-Bedroom Units: one (1) onsite parking space. • Two and Three-Bedroom Units: One and one-half (1.5) onsite parking spaces. Architecture The proposed architecture style is a Spanish Revival theme. The architecture of the proposed structures is characterized by low-pitched roofs with short overhangs, red tile roof covering, gabled roof ends stucco exterior walls, and prominent balconies. Architectural details used on the residential buildings are also applied to the clubhouse, trash enclosures, laundry buildings and maintenance buildings. Details for the structure include tile faux vents located at each of the gable ends, foam trim sills and headers around each of the windows, and faux shutter attachments. Windows on the residential structure are generally recessed 3 inches, including the foam trim elements. Spot details and cross-sections for architectural details are shown on Sheet AD-1. The plan proposes solar on top of carports that feature simple steel posts and beams which will be painted to match the architecture of the buildings. The underside of the carports will be painted white and feature downward lighting. Landscaping The proposed landscape includes perimeter roadway frontages, retention areas, and common areas. Shade trees are found throughout the perimeters and internal drive aisles of the site. The proposed landscape plan includes low water usage planting materials including, mixes of desert native species for trees and shrubs. Gerald Ford Drive and Technology Drive are the public roadways along the perimeter of the project and are proposed to be open with an area of decorative wall panels which will screen open space areas. The landscape palette consists of drought-tolerant 36-inch box multi-trunk Palo Verde, and 24-inch box Shoestring Acacia, Desert Willow, Texas Ebony, and Honey Mesquite. The plan will feature 15’ brown-trunk height (BTH) Date Palms and Mexican Fan Palms. The planting schedule for shrubs and ground cover is shown on the plan. All shrubs are proposed with a minimum 5-gallon size. Landscape details are shown on Sheet L-1 of the landscape plan. PP 22-0003 Palm Villa Apartments Page 6 of 11 April 12, 2022 ANALYSIS Development Standards The project is subject to the development standards set forth by the Millennium Specific Plan for Planning Area 8 established on Table 5 found on Page 25 of the MSP. The table below summarizes the project’s conformance with development standards for the MSP. Exhibit 3 – Project Conformance Determination STANDARD PLANNING AREA 8 PROJECT CONFORMS Maximum Density 22 units/acre 23 units/acre Yes* Minimum Density 18 units/acre 23 units/acre Yes* Front Yard Setback 10’-0” 21’-4” min. (Bldg. I) Yes Side Yard Setback 8’-0” 8’-9” (Carports west) N/A Combined side 16’-0” - N/A Street Side Yard Setback 10’-0” 29’-10” min. (Bldg. A) Yes Rear Yard Setback 10’-0” 13’-1” min. (Bldg. C) Yes Maximum Lot Coverage 50% 20% Yes Maximum Height 40’-0” 33’-1/8” Yes Maximum No. of Stories 3 Stories 3 Stories Yes Common Area Open Space per unit 60,250 SF (250 SF/Unit) 223,846 SF (928 SF/Unit) Yes *Density increase permitted per Density Bonus Law Density The proposal is requesting a density bonus in accordance with state law (GC Section 65915 – 65918) to exceed the limit on the maximum number of dwellings permitted on the property pursuant to the MSP. Section 25.34.040 Affordable Housing and Density Bonus Provisions of the PDMC provides for the application of density bonuses and eligible incentives/concessions. The applicant is proposing 241 units, which equates to 23 dwelling units per acre, 9.5% above the base zone. The proposed density bonus is within the allowances of State Law and the Palm Desert Municipal Code. Additionally, the density is under the maximum of 40 dwelling units per acre considered for the TCN General Plan Land Use Designation. Parking Section 25.46.040 Parking Requirements of the Palm Desert Municipal Code (PDMC) establishes that multi-family dwellings require a minimum of two (2) parking spaces per unit. The 241-unit project would require a minimum of 482 onsite parking spaces per this standard. The property is requesting a density bonus providing 240 affordable units and is subject to the parking requirements of state density bonus law for the affordable unit. The remaining unit is PP 22-0003 Palm Villa Apartments Page 7 of 11 April 12, 2022 a three-bedroom unit for the onsite manager which would require a minimum of two (2) parking spaces. Exhibit 4 – Project Parking Requirement per Density Bonus UNIT TYPE PARKING RATIO NUMBER OF UNITS PARKING REQUIRED Studio and One Bedroom 1 space 30 units 30 spaces Two to Three Bedroom Non-affordable Unit 1.5 spaces 2 spaces 210 units 1 unit 315 spaces 2 spaces Total - 241 units 347 spaces The project is required to provide 347 onsite parking spaces and provides 350 spaces, exceeding the minimum parking requirement. The MSP requires a minimum of 50%, or 174 spaces, of all parking to be shaded. The project provides 241 shaded spaces which exceeds the minimum requirement. Response to ARC comments: At the meeting held November 9, 2021, the ARC provided comments to the applicant for the design. Below is a summary of the design responses: 1. Explore other options for placement of the HVAC units, placement of these units on the patio as presented is discouraged. The applicant has proposed ground-mounted HVAC units clustered around each residential building. No units are proposed on private patios. 2. Provide screening for all HVAC units and similar utilities. HVAC units are screened by a combination of perimeter walls, 42” walls, and landscaping. 3. Provide full details, including dimensions, on the proposed HVAC units. The units do not feature details regarding dimensions at this time. The elevation plans show an outline for a typical HVAC unit and height of the screen wall. 4. Revisit proportion of arches on buildings, consider increasing mass between the two-story rounded arch and smaller rounded arches. The plans have been revised to show an alternative arch design. The rounded arches for the balconies have been removed in lieu of a rectangle arch with decorative corbels. PP 22-0003 Palm Villa Apartments Page 8 of 11 April 12, 2022 5. Provide plans which show potential locations for roof top solar panels, including access points to the panels for maintenance. The plans show rooftop unit locations. No internal access points for roof ladders are proposed. 6. Provide plans/renderings for carports, including solar proposed on carports. Renderings and elevations have been provided. 7. Consider the addition of a swimming pool as an all-age friendly amenity. A swimming pool is not proposed. 8. Consider introducing alternate colors to assist with breaking up the scale and mass of the buildings and to help accent interplay between the stories. Additional colors have been incorporated into the design. 9. Should the units require individual gas meters, integrate the placement of these meters into the architecture. Gas meter locations are not shown. 10. Consider adding additional articulation to the maintenance and laundry room buildings to add interest. No modifications have been made to the maintenance building. The laundry room features a cross gable roof for additional articulation. 11. Concern regarding the size of the units was asserted. No changes to the unit size are proposed. The units meet minimum unit size requirements established by the Millennium Specific Plan and Zoning Ordinance. 12. Consider using larger, more mature plants which can withstand the higher winds experienced in the area. Trees are proposed with 24” minimum box sizes. PP 22-0003 Palm Villa Apartments Page 9 of 11 April 12, 2022 ZONING ORDINANCE SUMMARY ARC approval is required for all Precise Plan applications per 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 proposed development conforms with legally adopted development standards set forth by the Millennium Specific Plan for Planning Area 8. A summary of the conformance with these development standards, including setbacks, lot coverage, building height, open space, and parking is provided in the Analysis section of this staff report. As summarized, the project conforms with all applicable development standards. The proposed utilities are screened or within the building in accordance with PDMC 25.40.090. Additionally, the project conforms with applicable design standards set forth by the Millennium Specific Plan that require extensive pedestrian connectivity, screening of trash enclosures and utility areas, convenient access to parking, four-sided architectural treatment, and common open space. B. That the design and location of the proposed development and its relationship to neighboring existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; and that it will not unreasonably interfere with the use and enjoyment of neighboring existing or proposed developments and that it will not create traffic hazards or congestion. The proposed project is located along the Gerald Ford Drive corridor, a balanced arterial roadway as defined by the General Plan Circulation Element (Chapter 4, see page 55). Development along this corridor includes a mix of residential densities and housing types including, existing detached single-family residential, attached single- family, and future multi-family uses. The project is located at a transition area between the commercial, hotel, and office uses located near the Cook Street corridor to the east and the existing residential uses further to the west. The project design provides a transition between the areas that creates a stepdown in intensity between residential and commercial areas and therefore does not impair the desirability of investment. The project design features quality architecture and landscaping and will not impair the desirability of investment or occupation in the surrounding neighborhood. The density of the proposal is 23 dwelling units per acre which is consistent with the zoning designation established by the Millennium Specific Plan, which plans for a maximum of 220 units for Planning Area 8 and the additional units allowed per density bonus law. This density is also consistent with the General Plan land use designation of Town Center Neighborhood which allows for 7 to 40 dwelling units per acre. It is not anticipated that the project will generate traffic demand or congestion in excess of the PP 22-0003 Palm Villa Apartments Page 10 of 11 April 12, 2022 original approval for the MSP or the General Plan Environmental Impact Report. Additionally, the MSP established allowable locations for site access, refer to Exhibit 10 located on page 27 of the MSP. The proposed project access points are consistent with the approved project entry points identified by the MSP and are therefore not expected to create traffic impediments in accordance with the Mitigated Negative Declaration prepared for the MSP. Additionally, the extension of Technology Drive will improve circulation for surrounding properties in the area. 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 compatible with the development pattern within the surrounding area by proposing 241 multi-family dwellings contained within three-story buildings. The property is designated Town Center 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 Drive. The project provides a stepdown in land-use intensity and from the commercial uses located along the Cook Street corridor which includes three and four- story hotels, to the smaller-scale single-family residential located west of the project site towards Portola Avenue. 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 contains 240 affordable units. The project promotes multifamily residential that 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 quality Spanish revival style characterized by sloped tile roofs, smooth stucco exterior finishes, balconies, and desert-compatible colors. The buildings provide for a quality visual aesthetic along Gerald Ford Drive and the extension of Technology Drive. The project also includes extensive onsite landscaping at a rate of 928 square feet of open space area per dwelling unit, which is located in central areas for use by all residents of the community. PP 22-0003 Palm Villa Apartments Page 11 of 11 April 12, 2022 E. That the proposed use conforms to all the requirements of the zone in which it is located and all other applicable requirements. The proposed development conforms with legally adopted development standards set forth by the Millennium Specific Plan for Planning Area 8. A summary of the conformance with these development standards, including setbacks, lot coverage, building height, open space, and parking is provided on the Analysis section of this staff report. As summarized, the project conforms with all applicable development standards. The proposed utilities are screened or within the building in accordance with PDMC 25.40.090. 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 recommends the ARC determines that the requirements of the findings have been met based on the aforementioned analysis and approves the request as presented with modifications 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. Staff recommended modifications include: • Removal of the Washingtonia Robusta (Mexican Fan Palm) from the proposed landscape palette and recommend the Washingtonia Filifera (California Fan Palm), or another similar palm. • Direct the applicant to utilize single-trunk species to withstand the high winds common in the north sphere of Palm Desert. The applicant shall add a note of this condition on the landscape plans. • The applicant will provide an updated landscape palette which provides quantities for the proposed shrubs, groundcovers, and accents. • The applicant will provide enhanced pedestrian entry gates for a pedestrian connection directly to the sidewalk along Gerald Ford Drive and to the future park site. • Staff recommends the applicant provide a rounded arch in addition to the squared arch with corbels to add more interest and variety to the design. • Staff recommends the removal of the tan color (DE6144) used on the balconies and pop outs. The replacement color should match the primary building color. Attachment: 1. Project Exhibits from the Applicant. EV CS EV CS EV CS EV CS EV CS EV CSEV CS EV CS PARCEL 8 PARCEL 10 Bldg I Residential Bldg Type R-1 (reverse) 3-story - 24 Units Bldg J Residential Bldg Type R-1 3-story - 24 Units Bldg K Residential Bldg Type R-1 3-story - 24 Units PARCEL 9 PARCEL 9 SCE G G.1 SHEET A-0.1 FOR INFORMATION SEE SITE PLAN DETAIL PHASE I SHEET A-0.2 FOR INFORMATION SEE SITE PLAN DETAIL PHASE II Landscape Percentage in and Adjacent to Parking Area Phase I = 14,250 sf (50%) Phase II = 17,500 sf (62%) I I 5 30,250 5 30 (per Gov. Code 65915) (per Gov. Code 65915) PARCEL 8 PARCEL 10 PARCEL 9 G G.1 SHEET A-0.3 FOR INFORMATION SEE ENLARGED CORNER DETAIL 20' WIDE TEMP. FIRE ACCESS ROAD TO DINAH SHORE DR. SEE SHEET A-0.6 FOR DETAIL (proposed) (proposed) EVCS EVCS EVCS EVCS EVCS EVCSEVCSEVCS PARCEL 10 Bldg I Residential Bldg Type R-1 (reverse) 3-story - 24 Units Bldg J Residential Bldg Type R-1 3-story - 24 Units Bldg K Residential Bldg Type R-1 3-story - 24 Units PARCEL 9 500 kVA SCE PARCEL 9 G G.1 88'-0" (existing) 50'-0"38'-0" Bldg 2-story G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 SHEET A-0.1 FOR MORE INFORMATION SEE SITE PLAN DETAIL PHASE I Bldg A Community Bldg 2-story laundry mail Bldg G Maint Bl d g B Re s i d e n t i a l B l d g Ty p e R - 1 ( r e v e r s e ) 3- s t o r y - 2 4 U n i t s Bld g E Res i d e n t i a l B l d g Typ e R - 1 3-st o r y - 2 4 U n i t s Bldg DResidential BldgType R-1 (reverse)3-story - 24 UnitsBldg CResidential BldgType R-13-story - 24 UnitsBldg FResid e n t i a l B l d g Type R - 1 ( r e v e r s e ) 3-stor y - 2 4 U n i t s bbqareaVANVANVANVANVANVANVANVANVANVANEVCSEVCSU SPSEVCSEV C SVANVANEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSVANVANVANVANEVCS EVCS EVCSEVCSEVC S EVC S EVC S EVC S EV C S EV C S EV C S EVC S EVC S EVC S EVCSVANVAN EVCS EVCS EVC S EVCSEVCSEVCSEVCSEVCSEVCS PARCEL 8 PARCEL 10Bldg MlaundryBldg H Residential Bld g Type R-1 3-story - 24 Un i t s Bldg LResidential BldgType R-13-story - 24 UnitsBldg I Residential Bldg Type R-1 (reverse) 3-story - 24 Units Bldg J Residential Bldg Type R-1 3-story - 24 Units Bldg K Residential Bldg Type R-1 3-story - 24 Units PARCEL 9 PARCEL 9 bbqareaSCE300kVASCE5 00kVA 500kVA SCE SCE150kVAVAN VAN VAN G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 SHEET A-0.1 FOR INFORMATION SEE SITE PLAN DETAIL PHASE I SHEET A-0.2 FOR INFORMATION SEE SITE PLAN DETAIL PHASE II PHASE IIPHASE IIPHASE IPHASE I Bldg A Community Bldg 2-story laundry mail Bldg G Maint Bl d g B Re s i d e n t i a l B l d g Ty p e R - 1 ( r e v e r s e ) 3- s t o r y - 2 4 U n i t s Bld g E Res i d e n t i a l B l d g Typ e R - 1 3-st o r y - 2 4 U n i t s Bldg DResidential BldgType R-1 (reverse)3-story - 24 UnitsBldg CResidential BldgType R-13-story - 24 UnitsBldg FResid e n t i a l B l d g Type R - 1 ( r e v e r s e ) 3-stor y - 2 4 U n i t s bbqareaVANVANVANVANVANVANVANVANVANVANEVCSEVCSUSPSEVCSEVC SVANVANEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSVANVANVANVANEVCS EVCS EVCSEVCSEVCS EVCS EVCS EVCS EVC S EVC S EVC S EVCS EVCS EVCS E V C SVANVAN EVCS EVCS EVCS EVCSE V C SEVCSEVCSEVCSEVCS PARCEL 8 PARCEL 10Bldg MlaundryBldg H Residential Bld g Type R-1 3-story - 24 Uni t s Bldg LResidential BldgType R-13-story - 24 UnitsBldg I Residential Bldg Type R-1 (reverse) 3-story - 24 Units Bldg J Residential Bldg Type R-1 3-story - 24 Units Bldg K Residential Bldg Type R-1 3-story - 24 Units PARCEL 9 PARCEL 9 bbqareaSCESCESCE SCEG Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 Bldg A Community Bldg 2-story laundry mail Bldg G Maint Bl d g B Re s i d e n t i a l B l d g Ty p e R - 1 ( r e v e r s e ) 3- s t o r y - 2 4 U n i t s Bld g E Res i d e n t i a l B l d g Typ e R - 1 3-st o r y - 2 4 U n i t s Bldg DResidential BldgType R-1 (reverse)3-story - 24 UnitsBldg CResidential BldgType R-13-story - 24 UnitsBldg FResid e n t i a l B l d g Type R - 1 ( r e v e r s e ) 3-stor y - 2 4 U n i t s bbqareaVANVANVANVANVANVANVANVANVANVANEVCSEVCSUSPSEVCSEV C S EVCS EVCS EV C S EV C S EV C S EVC S EVC S EVC S E V C S EVCS EVCS EVC S EVCSE V C S PARCEL 8 PARCEL 10 PARCEL 9 PARCEL 9 SCE300kVASCE500kVAG Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G G.1 NOTE: VENTS THROUGH ROOF SHALL BE PAINTED TO MATCH TILE G G.1 NOTE: VENTS THROUGH ROOF SHALL BE PAINTED TO MATCH TILE G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 G Palm VillasatMillenniumNorth Gerald Ford Dr.Palm Desert, CA.APN: 694-120-028A Palm Communities AffordableHousing DevelopmentG.1 Pal m Villas at Millennium A Palm Communities Affordable Housing Development North Gerald Ford Dr. Palm Desert, CA. APN: 694-120-028 Exterior Cement Plaster: 16-20 smooth sand nish DE6170 Rice Bowl P2: DEC756 Weathered Brown P1: DEA187 Black Moisture proof decking systems: DE6144 Graham Cracker P3: Accent Paint Color DE6144 Graham Cracker Landscape Percentage in and Adjacent to Parking Area Phase I = 14,250 sf (50%) Phase II = 17,500 sf (62%) 6'6'-4" 6'-0" 6'-4" B= E= 8'-4"A = 6'-0" E = 8'-0" VA N VA N VA N VA N VANVANVANVANVAN VANEVCSEVCSUSPS EVCSEVCSVAN VAN VANVANVANEVCSEVCSEVCS EVCS EVCSEVCSEVCSEVCSEVCSEVCSEVCSVANVANEVCSEVCSEVCSEVCSEVCSPARCEL 8PARCEL 10PARCEL 9bbqarea SCE300kVASCE500kVAGPalm Villas at Millennium North Gerald Ford Dr. Palm Desert, CA. APN: 694-120-028 A Palm Communities Affordable Housing DevelopmentG.11 VANVAN EVCS EVCS EVCS EVCSEVCS EVCSEVCS EVCS VAN VANVANVANEVCS EVCSEVCSEVCS EVCSEVCSEVCSEVCSEVCSEVCSEVCSVANVANEVCSEVCSEVCSEVCSEVCSEVCS EVCSPARCEL 10PARCEL 9bbq area500kVASCE SCE150kVAEVCSEVCSPARCEL 9GPalm Villas at Millennium North Gerald Ford Dr. Palm Desert, CA. APN: 694-120-028 A Palm Communities Affordable Housing DevelopmentG.11 GPalm Villas at Millennium North Gerald Ford Dr. Palm Desert, CA. APN: 694-120-028 A Palm Communities Affordable Housing DevelopmentG.11 GPalm Villas at Millennium North Gerald Ford Dr. Palm Desert, CA. APN: 694-120-028 A Palm Communities Affordable Housing DevelopmentG.11 INTERSTATE 10UNION PACIFIC RAILROADDINAH SHORE DRIVEDINAH SHORE DRIVEGERALD FORD DRIVET E CH NO LOG Y DRIVE PROPOSED LOT 1AREA=262,362.40 SFAREA= 6.023 ACPROPOSED LOT 2AREA=194,494.88 SFAREA= 4.465 ACLINE AND CURVE TABLEGERALD FORD DRIVEDINAH SHORE DRIVETECHNOLOGY DRIVEPHASE I PROJECT ENTRY AT TECHNOLOGY DRIVEPHASE II PROJECT ENTRANCE AT DINAH SHORE DRIVETENTATIVE PARCEL MAP NO. 38366PALM VILLAS AT MILLENNIUMAFFECTING PARCEL 8 OF PARCEL MAP NO. 36792CITY OF PALM DESERTPROJECTLOCATIONNORTH11LEGAL DESCRIPTIONAPNOWNERDEVELOPERLEGENDTOPOGRAPHY SOURCETENTATIVE PARCEL MAP NO. 38366DATE OF SURVEYADDRESSBASIS OF BEARINGPARCEL 8 AREAFLOOD ZONE NOTEZONING NOTEBENCHMARK NOTEMONUMENT NOTE SURVEYOR'S NOTESRECORD DATA LEGENDSURVEY PERFORMED BY:—GENERAL NOTESPARCEL 8 TITLE INFORMATIONPARCEL 9 EASEMENT NOTESCIVIL ENGINEER RESPONSIBLE INCHARGE OF THIS TPMUTILITY PROVIDERS PRELIMINARY GRADING & UTILITY PLANPALM VILLAS AT MILLENNIUMPARCEL 8 OF PARCEL MAP NO. 36792 IN THECITY OF PALM DESERTPROJECTLOCATIONNORTH113LEGAL DESCRIPTIONESTIMATED CUT/FILLAPNsBENCHMARKTOPOGRAPHY SOURCEOWNERDEVELOPERCIVIL ENGINEERPROEJCT AREALEGENDSDSDSSWW WPHASE IPARCEL 9APN 694-120-029PARCEL 9APN 694-120-029PARCEL 9APN 694-120-029PARCEL 4APN 694-120-030BASIN #2PHASE II(SEE SHEET 2)PACIFICAVE.GERALD FORD DRIVETECHNO LOGYDR.AAC C B B BASIN #1DDDINAH SHORE DR. BL D G DBLDG FBLDG EBLDG BBLDG ABL D G CGERALD FORD DRIVEDINAH SHORE DRIVETECHNOLOGY DRIVEPHASE I PROJECT ENTRY AT TECHNOLOGY DRIVEPHASE II PROJECT ENTRANCE AT DINAH SHORE DRIVE PRELIMINARY GRADING & UTILITY PLANPALM VILLAS AT MILLENNIUMPARCEL 8 OF PARCEL MAP NO. 36792 IN THECITY OF PALM DESERTPROJECTLOCATIONNORTH223LEGAL DESCRIPTIONAPNsBENCHMARKOWNERDEVELOPERCIVIL ENGINEERLEGENDESTIMATED CUT/FILLTOPOGRAPHY SOURCEPROEJCT AREASDSDSSWW WPHASE IPARCEL 9APN 694-120-029PARCEL 9APN 694-120-029PARCEL 9APN 694-120-029PARCEL 4APN 694-120-030BASIN #2PACIFICAVE.GERALD FORD DRIVETECHNO LOGYDR.EAAC C B BF FBASIN #1DDPHASE IIEBLDG IDINAH SHORE DR.BLDG HBLDG JBLDG KBLDG LBL D G DBLDG FBLDG EBLDG BBLDG ABL D G CGERALD FORD DRIVEDINAH SHORE DRIVETECHNOLOGY DRIVEPHASE I PROJECT ENTRY AT TECHNOLOGY DRIVEPHASE II PROJECT ENTRANCE AT DINAH SHORE DRIVE PRELIMINARY GRADING & UTILITY PLANPALM VILLAS AT MILLENNIUMPARCEL 8 OF PARCEL MAP NO. 36792 IN THECITY OF PALM DESERT333SECTION A-AN.T.SSECTION E-EN.T.SSECTION B-BN.T.SSECTION C-CN.T.SSECTION D-DN.T.SSECTION F-FN.T.SPROP. BUILDING DFF = 174.47PE = 173.80PROP. BUILDING CFF = 173.97PE = 173.30PHASE LINEPHASE IIPHASE IPARCEL 9(NOT A PART)DINAH SHORE DRIVEPROP. BUILDING KFF = 177.67PE = 177.00PROP. BUILDING KFF = 176.67PE = 176.00BUILDING MLAUNDRYPROP. BUILDING LFF = 176.17PE = 175.50RECREATIONPARKPHASE LINEPHASE IIPHASE IPROP. BUILDING BFF = 175.77PE = 175.10PROP. BUILDING CFF = 174.97PE = 174.30PROP. BUILDING CFF = 173.97PE = 173.30PARCEL 9(NOT A PART)GERALD FORD DRIVEPLPARCEL 9(NOT A PART)PROP. BUILDING KFF = 177.67PE = 177.00PROP. BUILDING IFF = 180.67PE = 180.00PROP. BUILDING JFF = 180.17PE = 179.50GERALD FORD DRIVEPARCEL 9(NOT A PART)TECHNOLOGY DRIVE ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION November 16, 2021 Palm Communities 100 Pacifica Suite #203 Irvine, CA 92618 Subject: A preliminary discussion regarding a request to construct a 241-unit apartment community at the northwest corner of Gerald Ford Drive and Technology Drive. The Architectural Review Commission of the City of Palm Desert considered your request at its meeting of November 9, 2021: Design comments were provided by the Commission for the applicant’s consideration for Case No. PA 21-0001. 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. • 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. To view video or audio for the discussion on this item, including comments provided by the Commission, please visit the Architectural Review Commission Information Center website at, https://www.cityofpalmdesert.org/our-city/committees-and- commissions/architectural-review-commission-information-center. If you have any questions, please contact Associate Planner, Nick Melloni, at (760) 346-0611, Extension 479 or nmelloni@cityofpalmdesert.org. Sincerely, ROSIE LUA, SECRETARY ARCHITECTURAL REVIEW COMMISSION cc: File