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PC Agenda 5-3-22 2
CITY OF PALM DESERT REGULAR PALM DESERT PLANNING COMMISSION MEETING AGENDA TUESDAY, MAY 3, 2022 – 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER II. ROLL CALL III. PLEDGE OF ALLEGIANCE IV. SUMMARY OF CITY COUNCIL ACTIONS V. ORAL COMMUNICATIONS Any person wishing to discuss any item not appearing on the agenda may address the Planning Commission via the Zoom session at this point by giving his/her name and address for the record. Remarks shall be limited to a maximum of three (3) minutes unless the Planning Commission authorizes additional time. Because the Brown Act does not allow the Planning Commission to take action on items not on the agenda, members will not enter into discussion with speakers but may briefly respond or instead refer the matter to staff for a report and recommendation at a future Planning Commission meeting. THREE OPTIONS FOR PARTICIPATING IN THE MEETING Option 1 – To Participate by email: 1. Send your comments by email to: planning@cityofpalmdesert.org. Emails received by 3:00 p.m. prior to the meeting will be made part of the record and distributed to the Planning Commission. This method is encouraged because it will give the Commissioners the opportunity to reflect upon your input. Emails will not be read aloud. Pursuant to Assembly Bill No. 361, the Planning Commission may be conducted via teleconference/virtual meeting and there will be no in-person public access to the meeting location. AGENDA REGULAR PLANNING COMMISSION MEETING MAY 3, 2022 2 Option 2 – To Participate and Provide Verbal Comments by Using Your Internet, then click on “Launch Meeting.” 1. Click the link: https://palmdesert.zoom.us/j/84739707419 Option 3 – To Listen and Provide Verbal Comments Using Your Telephone 1. Dial (for higher quality, dial a number based on your current location): Telephone US: +1 669 219 2599 or +1 669 900 9128 or +1 213 338 8477 or +1 602 753 0140 or +1 971 247 1195 or +1 253 215 8782 2. Enter the Webinar ID: 847 3970 7419 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 public comment. When it is your turn, City staff will announce your name or phone number. To mute or unmute your phone during the meeting, press *6. LIMIT YOUR COMMENTS TO THREE (3) MINUTES Staff reports and documents for agenda items are available for public inspection at the Planning/Land Development Division and on the City’s website: www.cityofpalmdesert.org. VI. CONSENT CALENDAR ALL MATTERS LISTED ON THE CONSENT CALENDAR ARE CONSIDERED TO BE ROUTINE AND WILL BE ENACTED BY ONE ROLL CALL VOTE. THERE WILL BE NO SEPARATE DISCUSSION OF THESE ITEMS UNLESS MEMBERS OF THE PLANNING COMMISSION REQUEST SPECIFIC ITEMS BE REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE DISCUSSION AND ACTION UNDER SECTION VII. CONSENT ITEMS HELD OVER, OF THE AGENDA. A. MINUTES of the Regular Planning Commission meeting of April 19, 2022. Rec: Approve as presented. VII. CONSENT ITEMS HELD OVER VIII. NEW BUSINESS None AGENDA REGULAR PLANNING COMMISSION MEETING MAY 3, 2022 3 IX. PUBLIC HEARINGS Anyone who challenges any hearing matter in court may be limited to raising only those issues he or she raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Remarks shall be limited to a maximum of three minutes unless the Planning Commission authorizes additional time. A. REQUEST FOR CONSIDERATION to adopt a Notice of Exemption per the California Environmental Quality Act (CEQA), and approval of a Precise Plan to construct five (5) new residential units (1,600 square feet each) and a 1,935- square-foot addition to the existing residential home to accommodate up to 38 residents for transitional and supportive housing located at 44525 Santa Margarita Avenue. Case No. PP21-0010 (Heartbeat at 22, Palm Desert, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2812, to adopt a Notice of Exemption and approving Case No. PP21-0010. X. MISCELLANEOUS None XI. COMMITTEE MEETING UPDATES A. CULTURAL ARTS COMMITTEE B. PARKS & RECREATION COMMISSION XII. REPORTS AND REMARKS XIII. ADJOURNMENT I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda for the Planning Commission was posted on the City Hall bulletin board not less than 72 hours prior to the meeting. Dated this 28th day of April 2022. Monica O’Reilly Monica O’Reilly, Management Specialist II CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION PRELIMINARY MINUTES TUESDAY, APRIL 19, 2022 – 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Vice-Chair Nancy DeLuna called the meeting to order at 6:00 p.m. II. ROLL CALL Present: Absent: Vice-Chair Nancy DeLuna Chair John Greenwood Commissioner Lindsay Holt Commissioner Ron Gregory Commissioner Joseph Pradetto Also Present: Craig Hayes, Assistant City Attorney Martin Alvarez, Director of Development Services Rosie Lua, Planning Manager Nick Melloni, Associate Planner Monica O’Reilly, Management Specialist II III. PLEDGE OF ALLEGIANCE Commissioner Joseph Pradetto led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTIONS Director of Development Services Martin Alvarez summarized pertinent City Council actions from the meeting of April 14, 2022. V. ORAL COMMUNICATIONS None VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of March 15, 2022. Rec: Approve as presented. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 19, 2022 2 B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application for a lot line adjustment to meet the setback requirements within the Dolce community (APNs 694-150-027 and 694-150-028). Case No. PMW22-0003 (Heitec Consulting, Palm Springs, California, Applicant). Rec: By Minute Motion, approve Case No. PMW22-0003. C. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application for a lot line adjustment to meet the setback requirements within the Dolce community (APNs 694-140-024 and 694-140-025). Case No. PMW22-0004 (Heitec Consulting, Palm Springs, California, Applicant). Rec: By Minute Motion, approve Case No. PMW22-0004. D. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application for a lot line adjustment within the BIGHORN Golf Club (APNs 771-240-026, 771-240-051, and 771-280-073). Case No. PMW22-0005 (McGee Surveying, Inc, Indio, California, Applicant). Rec: By Minute Motion, approve Case No. PMW22-0005. E. REQUEST FOR CONSIDERATION to approve a one-year time extension for Precise Plan and Conditional Use Permit 16-394 for The Sands multi-family housing development on the south side of Hovley Lane East and east of Portola Avenue. Case No. PP/CUP 16-394 (Bravo Gardens, LLC, Palm Desert, California, Applicant). Rec: By Minute Motion, approve a one-year (until April 26, 2023) time extension for Case No. PP/CUP 16-394. F. REQUEST FOR CONSIDERATION to approve an 18-month time extension for Tentative Parcel Map 37234 for the MCP Specific Plan that subdivides 32+ acres into four (4) planning areas east of Monterey Avenue, south of Dick Kelly Drive, north of A Street, and west of Gateway Drive. Case No. TPM 37234 (MC Properties, LLC, Encinitas, California, Applicant). Rec: By Minute Motion, approve an 18-month (until September 12, 2023) time extension for Case No. TPM 37234. Upon a motion by Commissioner Pradetto, seconded by Commissioner Holt and a 3- 0 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Holt, and Pradetto; NOES: None; ABSENT: Greenwood and Gregory). VII. CONSENT ITEMS HELD OVER None PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 19, 2022 3 VIII. NEW BUSINESS None IX. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION for a recommendation of approval to the City Council for a Zoning Ordinance Amendment to modify Palm Desert Municipal Code Chapter 25.10 (Residential Districts) and Chapter 25.68 (Decisions by the Architectural Review Commission). Case No. ZOA22-0003 (City of Palm Desert, California, Applicant). Note, the staff report(s) and Zoom video of the meeting are available on the City’s website. Click on the following link to access: www.planning-commission- information-center. Planning Manager Rosie Lua presented the staff report and offered to answer any questions. Staff responded to questions from the Planning Commission. Vice-Chair DeLuna declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. Ms. Lindsey Harris, Fairhaven Drive, Palm Desert, sent an email in favor of the Zoning Ordinance Amendment (ZOA). Mr. Jared Portolesi, El Cortez Way, Palm Desert, spoke in favor of the ZOA. With no further testimony offered, Vice-Chair DeLuna declared the public hearing closed. Commissioner Pradetto moved to waive further reading and adopt Planning Commission Resolution No. 2810, recommending approval to the City Council for Case No. ZOA22-0003. The motion was seconded by Commissioner Holt and was carried by a 3-0 vote (AYES: DeLuna, Holt, and Pradetto; NOES: None; ABSENT: Greenwood and Gregory). B. REQUEST FOR CONSIDERATION for a recommendation of approval to the City Council for a Zoning Ordinance Amendment to modify Palm Desert Municipal Code Chapter 25 (Zoning) relating to land uses. Case No. ZOA22-0004 (City of Palm Desert, California, Applicant). Ms. Lua presented the staff report and offered to answer any questions. Staff responded to questions from the Planning Commission. Vice-Chair DeLuna declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. With no testimony offered, Vice-Chair DeLuna declared the public hearing closed. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 19, 2022 4 Commissioner Pradetto moved to waive further reading and adopt Planning Commission Resolution No. 2811, recommending approval to the City Council for Case No. ZOA22-0004. The motion was seconded by Commissioner Holt and was carried by a 3-0 vote (AYES: DeLuna, Holt, and Pradetto; NOES: None; ABSENT: Greenwood and Gregory). XI. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. CULTURAL ARTS COMMITTEE Commissioner Lindsay Holt commented that she emailed staff the San Pablo Public Art Development Plan, a report on the butterfly painting, and a mural to share with the Planning Commission. B. PARKS & RECREATION COMMISSION None XIII. REPORTS AND REMARKS Mr. Alvarez mentioned that the City Council approved the new El Paseo art exhibition, and the transition of new art installation would occur in October. XIV. ADJOURNMENT With the Planning Commission concurrence, Vice-Chair DeLuna adjourned the meeting at 6:33 p.m. NANCY DE LUNA, VICE-CHAIR ATTEST: MARTĺN ALVAREZ, SECRETARY MONICA O’REILLY, RECORDING SECRETARY STAFF REPORT CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT MEETING DATE: May 3, 2022 PREPARED BY: Kevin Swartz, Associate Planner REQUEST: Consideration to adopt a Notice of Exemption per the California Environmental Quality Act (CEQA), and approval of a Precise Plan to construct five (5) new residential units (1,600 square feet each) and a 1,935-square-foot addition to the existing residential home to accommodate up to 38 residents for transitional and supportive housing located at 44525 Santa Margarita Avenue. Recommendation Waive further reading and adopt Planning Commission Resolution No. 2812, adopting a Notice of Exemption per CEQA; and approving the applicants request to construct five (5) new residential units (1,600 square feet each) and a 1,935 square-foot addition to the existing residential home to accommodate up to 38 residents for transitional and supportive housing located at 44525 Santa Margarita Avenue, subject to the findings and conditions of approval. Architectural Review Commission On January 1, 2022, the Architectural Review Commission (ARC) preliminary reviewed and discussed this project and provided design comments to the applicant. The main comment the Commission provided was to explore alternative options/configurations and heights for the parapets located on the new five (5) units, and to avoid one long continuous parapet. The Commission did not take action on this item at the meeting. Commissioners provided comments and concerns during the discussion, and they are listed on the Notice of Action dated January 20, 2022, attached to this staff report. On April 12, 2022, the applicant formally presented the project to the ARC, which included five (5) new three-bedroom residential units along the rear property line, a 1,935-square- foot addition to the existing residential home, new parking/carport, and a landscape plan. In response to the ARC comments, the applicant divided the two buildings (three (3) and two (2) units, respectively) to alleviate and break up the massing. Additionally, the parapet heights were modified by concealing the roof-mounted A/C units in a sunken enclosure, which reduced the massing. The ARC deemed the new design very attractive and praised the applicant’s responsiveness. May 3, 2022 – Staff Report Case No. PP21-0010 – Heartbeat at 22 Page 2 of 10 The ARC recommended approval of the project to the Planning Commission by a 5-0 vote with Commissioner Van Vilet absent, subject to the following: • The applicant will contact the Fire Department and determine if there is an option to lower the height and potentially scale back the carport. • Explore options for thickening roof gable ends located on the north and south corners of the buildings. • Ensure existing and newly installed roof tiles match in material and color. • Consider consolidating multiple utility wells and roof access locations into one. • Update renderings to accurately reflect carport positioning and height. • Perimeter wall height of eight (8) feet is supportive by ARC; however, it should be reviewed by the Planning Commission for appropriateness. • Project revisions will be reviewed by staff and returned to the ARC should there be any items that cannot be resolved with the applicant. Executive Summary Adopting the staff’s recommendation will approve the request by the applicant to construct five (5) new residential units (1,600 square feet each) and a 1,935-square-foot addition to the existing residential home. The project would accommodate up to 38 residents for transitional and supportive housing. The project site is 43,125 square feet (approximately one (1) acre). The property is zoned R-2 (Mixed Residential District), which allows for a density of three (3) to 10 dwelling units per acre (du/acre). The proposed total of six (6) residential units is within the threshold of the allowed density of the R-2 zoning district. The R-2 zone also identifies transitional and supportive housing as a permitted use under Palm Desert Municipal Code (PDMC) Section 25.10.030 Allowed Land Uses and Permit Requirements, Table 25.16-1: Use Matrix for Residential Districts. The proposed project complies with all applicable development standards for the R-2 zoning district, including building height and parking, as stated below within the Analysis Section. The project also complies with the Small Town Neighborhood designation within the Land Use Element of the General Plan. Background A. Property Description: The property is 43,125 square feet (approximately one (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. In 2016, The City of Palm Desert adopted a General Plan update and changed this property and surrounding areas land use designation to Small Town Neighborhood that allows for three (3) to 10 du/acre. A subsequent Citywide Zoning Update changed the area’s zoning designation to R-2, which allows for a density of three (3) to 10 du/acre. Public right-of-way improvements, including the street, curb, and gutter are constructed along the Santa Margarita frontage. May 3, 2022 – Staff Report Case No. PP21-0010 – Heartbeat at 22 Page 3 of 10 B. Zoning and General Plan Designation: Zone: Mixed Residential District (R-2) – three (3) to 10 du/ac General Plan: Small Town Neighborhood (STN) – three (3) to 10 du/ac C. Adjacent Zoning and Land Use: North: Planned Residential (PR-5) – Single-Family Residential South: R-2 - Mixed Residential District East: R-2 - Mixed Residential District West: R-2 - Mixed Residential District Project Description The proposed use is transitional and supportive housing for up to 38 residents. The business provides up to four (4) staff members on duty 24 hours a day and seven days a week that live within the existing house. The program for each resident is typically one year. During the program, residents attend various educational classes, therapy, religious studies, and mentoring. The residents may be accompanied by a child (newborn and toddler). The proposed plan includes five (5) new 1,600-square-foot residential units along the west property line (rear of the property). Each unit consists of three (3) bedrooms and three (3) baths, living room, kitchen, dining area, and closets. Each bedroom will house two (2) residents totaling six (6) residents per unit (30 residents overall). The proposed 1,935-square-foot addition to the northern portion of the existing 2,900-square- foot home includes office space, laundry room, and restrooms. There will be eight (8) residents housed within the existing home (including on-site staff). The site plan includes fifteen (15) parking spaces (half covered by a carport), a new trash enclosure, and pedestrian walkways with an entry off the existing cul-de-sac. Resident amenities include a centralized splash pad, a play area/seating area at the southwest corner of the property, and shaded picnic benches throughout. A new concrete masonry unit (CMU) block wall is proposed surrounding the property with a pedestrian and vehicular gate fronting the street. The street frontage includes a six-foot-high (6’) block wall, which returns approximately halfway down the north and south property lines. The wall then transitions from the six-foot-high (6’) block wall to an eight-foot-high (8’) block wall along the remainder of the north and south property lines, and along the west property line. The applicant is requesting an exception through the Precise Plan (PP) application to allow for the proposed eight-foot-high (8’) block wall. May 3, 2022 – Staff Report Case No. PP21-0010 – Heartbeat at 22 Page 4 of 10 Below is the site plan. Architecture The proposed architectural style for the five (5) new units is a Modern Ranch theme compatible to the existing structure featuring low-pitched roofs between nine (9) feet, eight (8) inches to 16 feet, four (4) inches, with short overhangs and rectangular parapets at 18 feet, three (3) inches in height, for screening purposes. The five (5) units are divided into two buildings (three (3) and two (2) units) to alleviate and break-up the massing. The A/C units will be roof-mounted in a sunken enclosure screened by the parapets per PDMC Section 25.40.090. May 3, 2022 – Staff Report Case No. PP21-0010 – Heartbeat at 22 Page 5 of 10 The roof tiles are San Pablo Blend in color, matching the roof materials of the existing home. 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 shrubs and trees for the perimeter frontages and common areas. The proposed landscape plan utilizes low water usage planting material with mixes of desert native species for trees and shrubs. The landscaping in the perimeter includes 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 trees consisting of Mediterranean Fan Palms, Pygmy Date Palms, and Hybrid Fan Palms. A variety of low water usage shrubs between five (5) and 15-gallons 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 Ixora, 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. Project Analysis The project requires approval of a PP application, which is reviewed by the Planning Commission per Chapter 25.72 of the PDMC. Land Use Compatibility/General Plan Conformance In 2016, the City of Palm Desert adopted a General Plan update to guide development in the City for the 2040 horizon year. As part of the update, the land use designation for the property and surrounding neighborhood was Small Town Neighborhood, as identified within the Land Use Element (page 30 of the General Plan). Small Town Neighborhood is intended for moderate intensity neighborhood development that features a variety of housing choices and mixed uses at densities between three (3) to 10 du/ac. At a maximum density, the property May 3, 2022 – Staff Report Case No. PP21-0010 – Heartbeat at 22 Page 6 of 10 would allow up to nine (9) dwelling units, which complies with the project proposal of six (6) dwelling units. The proposed project is consistent with the Goals and Policies of the General Plan, as demonstrated below: Policy No. 3.21 Infill neighborhoods. In existing developed areas of the city, encourage 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. 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 and maintains the single-story building height, which meets the intent of this policy. Staff finds that the proposed project establishes a land-use pattern that is consistent with the existing neighborhood. Development in this neighborhood includes a mix of residential densities and housing types, including existing detached single-family residential, attached single-family, and multi-family uses. This density is consistent with the Small Town Neighborhood, which allows for three (3) to 10 du/acre. Zoning The property and surrounding properties (south, west, and east) are zoned R-2, which is intended for moderate intensity characterized by a variety of housing choices at density ranges between three (3) to 10 du/ac, which is consistent with the General Plan. In addition, Section 25.99.020 Land Use Definitions states transitional supportive housing is a shelter provided for an extended period, and generally integrated with other social services and counseling programs to assist in the transition to self-sufficiency through the acquisition of a stable income and permanent housing. Based on the applicant’s project and scope of services, the project is defined as transitional supportive housing. The R-2 zoning district outright permits transitional and supportive housing and multi-family uses per PDMC Section 25.10.030 Allowed Land Uses and Permit Requirements, Table 25.16-1: Use Matrix for Residential Districts. The project proposes six (6) units on a 43,125 square-foot lot (approximately one (1) acre) for a density of six (6) units per acre. This density is within the allowed density range for the R-2 zone. Pursuant to PDMC Section 25.10.030 Allowed Land Uses and Permit Requirements, the table below summarizes the project’s conformance with development standards for the R-2 zone: May 3, 2022 – Staff Report Case No. PP21-0010 – Heartbeat at 22 Page 7 of 10 Table 1 - Zoning Conformance Determination STANDARD R-2 ZONE PROJECT CONFORMS Lot Coverage 60% 30.27% Yes Height 30’-0” 18’-3” Yes Front Setback 12’-0” 15’-0” Yes Rear Setback 15’-0” 15’-0” Yes Interior Side Setback 5’-0” 5’-0” Yes Parking 12 On-site Spaces 15 On-site Spaces Yes Parking Section 25.46.040 Parking Requirements of the PDMC establishes that multi-family dwellings and single-family homes require a minimum of two (2) parking spaces per unit. The six-unit (6) project would require a minimum of 12 on-site parking spaces per this standard. The applicant is proposing 15 parking spaces that includes one ADA parking space. Eight (8) of the parking spaces will be covered by a carport, which meets code requirements. The applicant has stated that the residents do not have vehicles; therefore, parking will not be a concern. However, the City will require the site to comply with the parking requirements of the density proposed in case the property was sold and transitioned to apartments in the future. Housing Accountability Act The Housing Accountability Act (HAA), among other things, “prohibits a local agency from disapproving, or conditioning approval in a manner than renders infeasible, a housing development project for very low-, low-, or moderate-income households or an emergency shelter unless the local agency makes specified written findings based upon substantial evidence in the record.” The proposed use of “transitional supportive housing” is considered emergency housing, which falls under the HAA. The proposed project has been deemed consistent with the R-2 zoning district and Small Town Neighborhood General Plan land use designation. Therefore, under the HAA guidelines, the project cannot be denied without a potential HAA violation. Public Input Public noticing was conducted for the May 3, 2022, Planning Commission meeting per California Government Code Section 65090 to 65096 and PDMC Section 25.60.060. A public hearing notice was published on Wednesday, April 20, 2022, in The Desert Sun. Additionally, notices were mailed to all property owners within 300 feet of the project site. A total of 51 hearing notices were mailed. The public comment period occurred between April 20, 2022, and May 3, 2022. May 3, 2022 – Staff Report Case No. PP21-0010 – Heartbeat at 22 Page 8 of 10 Public Comments: Before the public hearing notices were mailed out, staff requested that the applicant contact the immediate residents, and host a neighborhood meeting. On February 27, 2022, the applicant held a neighborhood meeting from 4:00 to 6:00 p.m. at 44875 Deep Canyon Road. The applicant stated that approximately nine (9) residents attended, and some had concerns with the project use (transitional-supportive housing) for up to 38 people. In March, a few residents contacted staff, and staff held two separate meetings at City Hall to discuss the project. At the meetings, staff presented the project exhibits, and listened to the residents’ concerns. • Density: Constructing five (5) new units will change the character of the neighborhood. Many of the residents were unaware that the area was rezoned to R-2. • The use: Allowing up to 38 residents could create traffic, noise, and disrupt the quiet neighborhood. Based on the neighbors’ concerns, staff met with the applicant. The applicant stated that their initial submittal included eight (8) total units, and they have reduced the project to six (6) units, and stated the project complies with both the General Plan (Small Town Neighborhood) and R- 2 zoning district. CEQA Staff recommends that the Planning Commission find that the project is exempt from CEQA per Section 15332 of the CEQA guidelines as the project is a Class 32 Exemption for “in-fill” development. Class 32 is intended for projects characterized as in-fill developments meeting the conditions described below: 1) The project is consistent with the applicable General Plan designation and all applicable General Plan policies. As analyzed, the project includes an additional density of five (5) new residential units that are consistent with the Small Town Neighborhood General Plan designation and all applicable goals and policies. The proposed project meets the development standards within for the R-2 zoning designation. 2) The project occurs within a 43,135-square-foot parcel, which is less than five (5) acres specified in the criteria of the Class 32 exemption and is substantially surrounded by urban uses. 3) The site has no value as a habitat for endangered, rare or threatened species. The site has been previously developed with a single-family home and tennis court. May 3, 2022 – Staff Report Case No. PP21-0010 – Heartbeat at 22 Page 9 of 10 4) Additionally, approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The proposed use will not result in significant noise that will violate the City’s Noise Ordinance. In addition, the City Engineer has reviewed the proposed use and the existing infrastructure, including the off-site improvements, and staff finds the use will not have a significant effect on traffic. In addition, a preliminary grading plan and hydrology report have been submitted for review, and final approval will commence as part of the conditions of approval herein. No other significant noise or air quality effects were identified for the project. 5) Finally, the site can be adequately served by all required utilities and public services. The proposed project has been reviewed by various utility agencies and public services including Southern California Edison, the Coachella Valley Water District, and Burrtec Waste Management. These agencies have not identified that utilities in the area are insufficient to serve the proposed apartment building. Additionally, the project is not subject to any of the exceptions for categorical exemptions identified in CEQA Guidelines Section 15300.2: 1) The project qualifies as a Class 32 exemption, which is not listed as one of the classes under 15300.2 (A). The project is not located on a site where it may have an adverse impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. The project site will not impact designated environmental or biological resources as it is not located within a conservation area as identified by the Coachella Valley Multiple Species Habitat Conservation Plan. 2) The project will not have a cumulative impact on the environment as no other discretionary projects have been approved within 500 feet of the project site within the last five (5) years. The area is largely built out with only in-fill lots available. 3) There are no unusual circumstances on the project site. The project site is not located within a flood zone per the latest FEMA Flood Zone Maps. The project site is located within an Urban area per Fire Hazard Severity Zone maps available from the Riverside County Fire Department and depicted on Figure 8.5 on Page 119 of the General Plan. The project site is not identified within an Alquist-Priolo Fault Zone per the latest maps on file with the California Department of Conservation; the nearest fault zone is adjacent to the Indio Hills area north of the Palm Desert City Limits. 4) The project site is not located in proximity to any scenic highway. The nearest officially designated scenic highway is Highway 74, located approximately 1.4 miles west of the project site. 5) The project site is identified as a historic waste site on any list compiled per Section 65962.5 of the Government Code. 6) The project site does not contain any existing designated historic resource and is not within a designated historic preservation district. The existing developments on the May 3, 2022 – Staff Report Case No. PP21-0010 – Heartbeat at 22 Page 10 of 10 site are part of the adjacent apartment complex which was constructed in 1973 and have not been identified as a significant historic resource. In conclusion, no special circumstances exist that would create a reasonable possibility that the project will have a significant adverse effect on the environment. Therefore, staff concludes that no further environmental review is required and recommend that the Planning Commission adopt a Notice of Exemption for the project. LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW ASSISTANT CITY MANAGER N/A Robert W. Hargreaves City Attorney Martin Alvarez Martin Alvarez, Director of Development Services N/A Veronica Chavez Director of Finance N/A Andy Firestine Assistant City Manager City Manager: L. Todd Hileman: N/A APPLICANT: Heartbeat at 22 PO Box 1816 Palm Desert, CA 9261 ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2812 2. Notice of Exemption 3. Public Hearing Notice 4. ARC Notice of Action dated January 20, 2022 5. ARC Notice of Action dated April 12, 2022 6. Applicant’s Statement of Use 7. Project Exhibits 8. Public Comments/Petition PLANNING COMMISSION RESOLUTION NO. 2812 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION PER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVAL OF A PRECISE PLAN TO CONSTRUCT FIVE (5) NEW RESIDENTIAL UNITS (1,600 SQUARE FEET EACH) AND A 1,935-SQUARE-FOOT ADDITION TO THE EXISTING RESIDENTIAL HOME TO ACCOMMODATE UP TO 38 RESIDENTS FOR TRANSITIONAL AND SUPPORTIVE HOUSING LOCATED AT 44525 SANTA MARGARITA AVENUE CASE NO. PP21-0010 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 3rd day of May 2022, hold a duly noticed public hearing to consider the request by Heartbeat at 22 (“Applicant”) for approval of the above-noted project request; and WHEREAS, the Architectural Review Commission (ARC) of the City of Palm Desert, California, did on the 12th day of April 2022, consider the request by the Applicant at its meeting and recommended approval to the Planning Commission of the above-noted project request; and WHEREAS, the project conforms with the Mixed Residential District (R-2) zone, which allows for a density of three (3) to 10 dwelling units per acre. The proposed total of six (6) residential units is within the threshold of the allowed density of the R-2 zoning district; and WHEREAS, the proposed project complies with all applicable development standards for the R-2 zoning district, including building height and parking; and WHEREAS, the R-2 zone also identifies transitional and supportive housing as a permitted use per Palm Desert Municipal Code (PDMC) Section 25.10.030 Allowed Land Uses and Permit Requirements, Table 25.16-1: Use Matrix for Residential Districts; and WHEREAS, the proposed use of “transitional supportive housing” is considered emergency housing, which falls under the Housing Accountability Act (HAA). The Housing Accountability Act (HAA), among other things, “prohibits a local agency from disapproving, or conditioning approval in a manner that renders infeasible, a housing development project for very low-, low-, or moderate-income households or an emergency shelter unless the local agency makes specified written findings based upon substantial evidence in the record.” The required findings in the consistency of the zoning and General Plan land use designation. The proposed project has been deemed consistent with the R-2 zoning district and Small Town Neighborhood General Plan land use designation. Therefore, under the HAA guidelines, the project cannot be denied without a potential HAA violation. WHEREAS, the project complies with the Small Town Neighborhood designation within the Land Use Element of the General Plan, which allows for three (3) to 10 dwelling units per acre; and PLANNING COMMISSION RESOLUTION NO. 2812 2 WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert’s (“City’s”) Local CEQA Guidelines, the City is the lead agency for the proposed project; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of CEQA” Resolution No. 2019-41, in that the Director of Development Services has determined that the project will not have a significant impact on the environment and that the project is categorically exempt under Article 19, Section 15332 In-fill Development (Class 32) of the CEQA Guidelines, as outlined in the staff report and the project is not subject to any of the exceptions for categorical exemptions identified in CEQA Guidelines Section 15300.2; therefore, no further environmental review is necessary; and WHEREAS, at the said the public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: SECTION 1. Findings. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. Staff recommends that the Planning Commission find that the project is exempt from CEQA per Section 15332 of the CEQA guidelines as the project is a Class 32 Exemption for “in-fill” development. Class 32 is intended for projects characterized as in-fill developments meeting the conditions described below: 1) The project is consistent with the applicable General Plan designation and all applicable General Plan policies. As analyzed, the project includes an additional density of five (5) new residential units that are consistent with the Small Town Neighborhood General Plan designation and all applicable goals and policies. The proposed project meets the development standards within the R-2 zoning designation. 2) The project occurs within a 43,135-square-foot parcel, which is less than five (5) acres specified in the criteria of the Class 32 exemption and is substantially surrounded by urban uses. 3) The site has no value as a habitat for endangered, rare, or threatened species. The site has been previously developed with a single-family home and tennis court. 4) Additionally, approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The proposed use will not result in significant noise that will violate the City’s Noise Ordinance. In addition, the City Engineer has reviewed the proposed use and the existing infrastructure, including the off-site improvements, and staff finds the use will not have a significant effect on traffic. In addition, a preliminary grading plan and hydrology report have been submitted for PLANNING COMMISSION RESOLUTION NO. 2812 3 review, and final approval will commence as part of the conditions of approval herein. No other significant noise or air quality effects were identified for the project. 5) Finally, the site can be adequately served by all required utilities and public services. The proposed project has been reviewed by various utility agencies and public services, including Southern California Edison, the Coachella Valley Water District, and Burrtec Waste Management. These agencies have not identified that utilities in the area are insufficient to serve the proposed multi-family housing. Additionally, the project is not subject to any of the exceptions for categorical exemptions identified in CEQA Guidelines Section 15300.2: 1) The project qualifies as a Class 32 exemption, which is not listed as one of the classes under 15300.2 (A). The project is not located on a site where it may have an adverse impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. The project site will not impact designated environmental or biological resources as it is not located within a conservation area as identified by the Coachella Valley Multiple Species Habitat Conservation Plan. 2) The project will not have a cumulative impact on the environment as no other discretionary projects have been approved within 500 feet of the project site within the last five (5) years. The area is largely built out with only in-fill lots available. 3) There are no unusual circumstances on the project site. The project site is not located within a flood zone per the latest FEMA Flood Zone Maps. The project site is located within an Urban area per Fire Hazard Severity Zone maps available from the Riverside County Fire Department and depicted in Figure 8.5 on Page 119 of the General Plan. The project site is not identified within an Alquist-Priolo Fault Zone per the latest maps on file with the California Department of Conservation; the nearest fault zone is adjacent to the Indio Hills area north of the Palm Desert city limits 4) The project site is not located in the proximity to any scenic highway. The nearest officially designated scenic highway is Highway 74, located approximately 1.4 miles west of the project site. 5) The project site is not identified as a historic waste site on any list compiled per Section 65962.5 of the Government Code. 6) The project site does not contain any existing designated historic resource and is not within a designated historic preservation district. The existing developments on the site are part of the adjacent apartment complex, which was constructed in 1973 and has not been identified as a significant historic resource. SECTION 2. Project Recommendations. The Planning Commission hereby recommends approval of PP21-0010, subject to the findings and conditions of approval. PLANNING COMMISSION RESOLUTION NO. 2812 4 SECTION 3. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City’s office at 73-510 Fred Waring Drive, Palm Desert, CA 92260. Martin Alvarez, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings. SECTION 4. Execution of Resolution. The Chairperson of the Planning Commission signs this Resolution and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 3rd day of May 2022, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN GREENWOOD, CHAIR ATTEST: MARTIN ALVAREZ, SECRETARY PALM DESERT PLANNING COMMISSION PLANNING COMMISSION RESOLUTION NO. 2812 5 CONDITIONS OF APPROVAL CASE NO. PP21-0010 PLANNING DIVISION: 1. The development of the property shall conform substantially with exhibits on file with the Development Services Department, as modified by the following conditions. 2. The Applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these project approvals for the project, or the project approvals themselves, the developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. The developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the developer’s approval of counsel, which shall not be unreasonably denied, and at the developer’s sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the developer and cooperate in the defense. The developer, upon such notification, shall deposit with City sufficient funds in the judgment of the City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both parties elect to defend, the parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share, and protect the information, under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. The developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third-party litigation of project approvals without the developer’s consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless the developer materially breaches this indemnification requirement. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved development standards listed in the PDMC, state, and federal statutes now in force or which hereafter may be in force. 4. The Precise Plan (PP) shall expire if construction of the said project shall not commence within two years from the date of final approval unless an extension of time is granted by the Palm Desert Planning Commission; otherwise, said approval shall become null, void, and of no effect whatsoever. 5. Per PDMC Section 25.72.030 Precise Plan Amendment to a PP, the Director may approve in writing on the approved PP minor modifications without the benefit of a public hearing when such modifications do not adversely affect the public interest or the interest of owners of neighboring properties or substantially alter the plan and so long as the modification would not affect any other condition of approval. All other changes that do not qualify will result in a new public hearing. PLANNING COMMISSION RESOLUTION NO. 2812 6 6. The project shall not have more than 38 residents living on the property. 7. An eight-foot-high (8) block wall is approved for a portion of the north and south property lines, as well as the entire west property line per the approved site plan. 8. All construction documentation shall be coordinated for consistency, including, but not limited to, architectural, structural, mechanical, electrical, plumbing, landscape and irrigation, grading, and street improvement plans. All such plans shall be consistent with the approved entitlement plans on file with the Development Services Department. 9. Prior to issuance of a building permit for construction of any use or structure contemplated by this approval, the Applicant shall first obtain permits and or clearance from the following agencies: Coachella Valley Water District (CVWD) Public Works Department Fire Department Evidence of said permit or clearance from the above agencies shall be presented to the Building & Safety Division at the time of issuance of a building permit for the use contemplated herewith. 10. This project is subject to payment of the City’s Public Art fee. The fee will be applied at the time of a building permit issuance and shall remain in the City’s public art fund. 11. Final lighting plans shall be submitted under PDMC Section 24.16 for any landscape, architectural, street, or other lighting types within the project area. 12. All exterior lighting sources shall be fully shielded and directed downwards and is subject to approval by the Development Services Department. Luminaries with total lamp lumens above 16,000 lumens shall not be used. 13. Access to trash and service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by the applicable waste company and Development Services Department and shall include a recycling program. 14. Final landscape and irrigation documents shall be prepared by a landscape architect registered with the State of California and shall be submitted to the City’s Development Services Department and CVWD for review and approval. All sheets shall be wet signed by the landscape architect and shall include the license number and the expiration date. The landscape plan shall conform to the preliminary landscape plans prepared as part of this application and shall include dense plantings of landscape material. 15. All project irrigation systems shall function properly, and landscaping shall be maintained in a healthy and thriving condition. The maintenance of landscaping and the irrigation system shall be permanently provided for all areas of the project site, as well as walkways and the portion of public right-of-way abutting the project site (parkways). Furthermore, the plans shall identify responsibility for the continued maintenance (such as homeowners’ association, landscape maintenance district, property owner, etc.). PLANNING COMMISSION RESOLUTION NO. 2812 7 16. All exterior equipment and all appurtenances thereto shall be completely screened from public view by walls or roof screens that are architecturally treated to be consistent with the building. The final construction plans shall include appropriate drawings demonstrating how such equipment is to be screened from view. No rooftop equipment shall be permitted. 17. All roof drainage systems and devices shall be designed such that they are fully screened from view from all public streets. Drainage devices, including but not limited to down- spouts, shall not be located on any street-facing building elevation or area that is clearly visible from the public right-of-way. Drainage devices located on any street-facing elevation shall be fully integrated into the building structure. 18. All ground-mounted utility structures including, but not limited to, transformers, HVAC equipment, and backflow prevention valves shall be located out of view from any public street or adequately screened using landscaping and/or masonry walls. 19. The Applicant shall comply with the recommendations made by the City’s ARC, as referenced in the April 12, 2022, Notice of Action. 20. The Applicant or any successor in interest shall comply with all applicable local, state, and federal laws and regulations. 21. All parking spaces shall be clearly marked with white or yellow paint or other easily distinguished material. Except as required by State and ADA requirements, all markings shall be a minimum four-inch (4”) wide double (“hairpin” style) stripe designed to provide 18 inches measured outside to outside under City Council Resolution No. 01-5. Parallel spaces and covered spaces are not required to provide double striping. 22. A copy of the herein-listed conditions of approval shall be included in the construction documentation package for the project, which shall be continuously maintained on-site during project construction. 23. The final design of all site walls shall be subject to review and approval by the Development Services Department. LAND DEVELOPMENT DIVISION: GENERAL REQUIREMENTS (ENGINEERING) 24. It is assumed that easements shown on the preliminary grading exhibit are shown correctly and include all the easements that encumber the subject property. A preliminary title report for the site was not provided during the review process, and location of existing easements and restrictions, if any, could not be verified. The Applicant shall secure approval from all, if any, easement holders for all grading and improvements which are proposed over the respective easement or provide evidence that the easement has been relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or is otherwise of no affect. Should such approvals or alternate actions regarding the easements not be provided, the Applicant may be required to amend or revise the proposed site configuration as may be necessary. PLANNING COMMISSION RESOLUTION NO. 2812 8 25. It is understood that the conceptual exhibits correctly show acceptable centerline elevations, all existing easements, traveled ways, and drainage courses with appropriate Q’s and that the omission or unacceptability may require that the Applicant amend or revise the site plan as may be. 26. Santa Margarita Avenue is an improved public local roadway. The Applicant is responsible for the modification design and construction of the cul-de-sac at Santa Margarita Avenue per the City Engineer’s design approval. 27. The Applicant shall obtain “will serve” letters from the water, sewer, gas, and electrical power purveyors. 28. No phased units of this subdivision are proposed. No phased units will be permitted without further consideration of the phase designations and limits. 29. Private drive aisle and parking area will be permitted as shown on the conceptual exhibit subject to these conditions of approval and the Applicant providing adequate provisions, through a homeowners’ association (HOA) or another equivalent responsible mechanism as approved by the City Engineer and City Attorney for the continued and perpetual maintenance of these streets, common areas, and on-site best management practices (BMPs) to the satisfaction of the City Engineer and City Attorney. 30. The Applicant shall submit a PM10 application for review and approval. The Applicant shall comply with all provisions of PDMC Section 24.12 regarding Fugitive Dust Control. 31. The Applicant shall pay all if any, appropriate signalization fees per City’s Resolution No. 79-17 and 79-55. 32. The Applicant shall pay all if any, appropriate drainage fees per PDMC Section 26.49 and Palm Desert Ordinance No. 653. 33. The Applicant shall comply with Palm Desert Ordinance No. 843 as applicable to this project. PRIOR TO GRADING PERMIT (ENGINEERING) GRADING AND DRAINAGE: 34. The Applicant shall prepare a final grading plan for the entire site. No grading or other improvements shall be permitted until a final grading plan has been approved by the City Engineer. Grading plans and all grading shall conform to the California Building Code, PDMC Title 27 Grading, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. 35. The grading plan shall provide for acceptance and proper disposal of all off-site drainage flowing onto or through the site. Should the quantities exceed the street capacity, the Applicant shall provide adequate drainage facilities and/or appropriate easements as approved by the City Engineer. PLANNING COMMISSION RESOLUTION NO. 2812 9 36. The grading plan shall provide for the protection of downstream properties from damages caused by alteration of the drainage patterns, i.e., concentration or diversion of flow. 37. Pad elevations, as shown on the conceptual exhibit, are subject to review and modification per Chapter 27 of the PDMC. 38. Before approval of the grading plan, the Applicant shall prepare a detailed final flood hazard/hydrology and hydraulics report for approval of the City Engineer. 39. Preliminary Hydrology Report for Heartbeat at 22 dated November 15, 2021, was reviewed during the Planning application process. The Final report shall address comments provided on January 7, 2022, on Heartbeat at 22, PP21-0010 and CUP20- 0003 memo by Michael Baker International. 40. All drainage and storm drain improvements shall be designed per PDMC Title 24, Riverside County Flood Control and Water Conservation District’s standards for the Coachella Valley area, the Drainage Element of the Palm Desert General Plan, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. 41. Where grading involves import or export, the Applicant shall obtain approval for the import/export location from the Engineering Department if located in the City. If import/export location is outside the City, the Applicant shall provide evidence that the jurisdictional agency has provided all necessary approvals for import/export to/from the site. 42. It shall be the sole responsibility of the Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading shown on the tentative grading plan exhibit. 43. Temporary erosion control measures shall be implemented immediately following grading operations to prevent transport and deposition of debris onto downstream properties, public rights-of-way, or other drainage facilities. Erosion Control Plans showing these measures shall be submitted along with the grading plan for approval by the City Engineer. 44. If grading is required off-site, the Applicant shall obtain written permission from the property owner(s) to grade as necessary and provide a copy to the Engineering Department. WATER QUALITY: 45. It is assumed that the grading and the provisions for water quality management shown on the conceptual grading exhibit can comply with all requirements for a Final Water Quality Management Plan (F-WQMP) without substantial change from that shown. Before approval of the grading plan, landowner shall prepare, or cause to be prepared, a F-WQMP in conformance with the requirements of the Riverside County Flood Control and Water Conservation District (RCFC&WCD) Whitewater Watershed area for approval of the city engineer. PLANNING COMMISSION RESOLUTION NO. 2812 10 46. WQMP shall include a site-specific soil infiltration report and analysis. The findings of the analysis shall be used in the design of proposed site BMPs. 47. Before issuance of a grading permit, the Applicant shall submit plans for review and approval of the City Engineer for all public and private improvements, including but not limited to, street and roadway improvements, street lighting improvements, water system improvements, sanitary sewer system improvements, and landscape and irrigation improvements. Plans shall provide for the construction of ADA compliant depressed curbs and access ramps and be prepared by a registered civil engineer in the State of California. 48. The Applicant shall enter into an agreement and post financial security guarantee for the construction of all off-site/public improvements. The form and amount of the financial security shall be reviewed and approved by the City Engineer. 49. The existing right-of-way along Santa Margarita Avenue at the site’s frontage may exceed the need for ultimate public improvements. 50. Applicant shall clearly show the excess right-of-way, if any, to be abandoned on the final plans for the project and/or clearly identify the record number for vacation. 51. Before issuance of a grading permit, the Applicant will be required to process the, if any, street vacation through the Development Services Department. The vacation application will require a recommendation from the City Engineer and approval by the City Council. PRIOR TO ISSUANCE OF BUILDING PERMIT 52. Rough grading must be completed as shown on the approved grading plans. 53. Geotechnical Engineer shall certify to the completion of rough grading in conformance with the approved grading plans and the recommendations of the geotechnical report approved for this project and a licensed land surveyor shall certify to the completion of grading in conformance with the lines and grades shown on the approved grading plans. 54. Prior to issuance of building permit, the Applicant shall prepare a declaration of covenants, conditions, and restrictions (CC&Rs) and submit for review to the City. The CC&Rs shall provide for the provide for the perpetual maintenance and operation of open space areas, common spaces such as parking lot and recreational facilities, trash disposal for common areas, and water quality BMPs facilities, by either the property owner's association or the owners of each individual lot or unit as tenants in common. PRIOR TO BUILDING PERMIT FINAL INSPECTION: 55. The Applicant is responsible for the completion of construction of all grading and improvements for which plans are required and shall comply with all requirements within public and private road rights-of-way, per Riverside County Ordinance 461, as adopted by the City. PLANNING COMMISSION RESOLUTION NO. 2812 11 BUILDING AND SAFETY DIVISION: 56. This project shall comply with the latest adopted edition of the following codes: A. California Building Code and its appendices and standards. B. California Residential Code and its appendices and standards C. California Plumbing Code and its appendices and standards. D. California Mechanical Code and its appendices and standards. E. California Electrical Code. F. California Energy Code. G. California Green Building Standards Code H. Title 24, California Code of Regulations. I. California Fire Code and its appendices and standards. 57. The Applicant shall coordinate directly with: Riverside County Fire Marshal’s Office CAL FIRE/Riverside County Fire Department Main: 760-863-8886 77933 Las Montañas Road, Suite 201 Palm Desert, CA 92211 58. All trash enclosures are required to be accessible. Provide an accessible path of travel to the trash enclosure. Trash enclosures shall comply with the minimum requirements established by Chapter 8.12 of the PDMC. 59. All contractors and subcontractors shall have a current City of Palm Desert Business License before permit issuance per PDMC, Title 5. 60. All contractors and/or owner-builders must submit a valid Certificate of Workers’ Compensation Insurance coverage before the issuance of a building permit per California Labor Code, Section 3700. 61. Address numerals shall comply with Palm Desert Ordinance No. 1351 (PDMC 15.28. Compliance with Ordinance 1351 regarding street address location, dimension, a stroke of line, distance from the street, height from grade, height from the street, etc., shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds, or other reasons that may render the building address unreadable shall be addressed during the plan review process. The Applicant may request a copy of Ordinance 1351 or Municipal Code Section 15.28 from the Building and Safety Division counter staff. FIRE DEPARTMENT: 62. Based on the project description and the proposed use of the buildings as congregate residences, we determined the occupancy classification as R-3 for the structures with one- and two-family dwelling units and R-2 for the structure with more than two dwelling units. This classification will be verified after building plans are submitted for construction. Reference 2019 California Fire Code (CFC) Chapter 2. PLANNING COMMISSION RESOLUTION NO. 2812 12 63. Fire Hydrants and Fire Flow: Berfore the issuance of building permits, documentation shall be provided to the Office of the Fire Marshal showing the flow test data for the nearest existing fire hydrant. The water system shall be capable of delivering the minimum required fire flow for this project, which is 1,500 gallons per minute at 20 psi for a duration of 2 hours. Hydrant location and spacing shall be in accordance with the Fire Code. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices Band C. 64. Knox Box and Gate Access: Exterior gates installed across the fire access walkways shall be provided with Knox boxes for rapid entry. CFC 506.1. 65. Construction Permits: Building construction plans shall be submitted to the Office of the Fire Marshal for review and approval. Additional fire and life safety conditions may be determined during this review. 66. Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Structures with more than two dwelling units are required to be protected with a fire sprinkler system designed according to NFPA 13R. Plans must be submitted to the Office of the Fire Marshal for review and approval prior to installation. Ref. CRC 313.2, 903.2.8. 67. Fire Alarm and Detection System: A sprinkler monitoring system may be required for the multi-family dwelling and will be determined at plan review. Ref. CFC 903.4. 68. Addressing: All residential dwellings shall display street numbers and unit designators in a prominent location on the street side of the premises and additional locations as required. Ref. CFC 505.1 END OF CONDITIONS OF APPROVAL Notice of Exemption FORM “B” NOTICE OF EXEMPTION TO: Office of Planning and Research P. O. Box 3044, Room 212 Sacramento, CA 95812-3044 Clerk of the Board of Supervisors or County Clerk County of: FROM: City of Palm Desert 1. Project Title: PP 21-0010 2. Project Applicant: Heartbeat at 22 3. Project Location – Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): 44525 Santa Margarita Avenue 4. (a) Project Location – City: 44525 Santa Margarita Avenue (b) Project Location – County: Riverside County 5. Description of nature, purpose, and beneficiaries of Project: The proposed project is approval of a Precise Plan application to construct five (5) new residential units (1,600 square feet each) and a 1,935 square- foot addition to the existing residential home. The project would accommodate up to 38 residents for transitional and supportive housing. 6. Name of Public Agency approving project: City of Palm Desert 7. Name of Person or Agency undertaking the project, including any person undertaking an activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity: City of Palm Desert 8. Exempt status: (check one) (a) Ministerial project. (Pub. Res. Code § 21080(b)(1); State CEQA Guidelines § 15268) (b) Not a project. Notice of Exemption FORM “B” (c) Emergency Project. (Pub. Res. Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c)) (d) Categorical Exemption. State type and class number: The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the CEQA, has determined that the proposed project request is categorically exempt under Class 32: In-fill Development Projects, of the CEQA. Because of the categorical exemption, no further environmental review is necessary. (e) Declared Emergency. (Pub. Res. Code § 21080(b)(3); State CEQA Guidelines § 15269(a)) (f) Statutory Exemption. State Code section number: (g) Other. Explanation: 9. Reason why project was exempt: The project is located on a 43,125-square-foot lot, with all site improvements, and less than 5- acres. 10. Lead Agency Contact Person: Kevin Swartz, Associate Planner Telephone: (760) 346-0611 11. If filed by applicant: Attach Preliminary Exemption Assessment (Form “A”) before filing. 12. Has a Notice of Exemption been filed by the public agency approving the project? Yes No 13. Was a public hearing held by the lead agency to consider the exemption? Yes No If yes, the date of the public hearing was: May 3, 2022 Signature:__________________________________ Date:_______________ Title:__________________________ Signed by Lead Agency Signed by Applicant Date Received for Filing: (Clerk Stamp Here) Authority cited: Sections 21083 and 21100, Public Resources Code. Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 21-0010 NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT PLANNING COMMISSION TO CONSIDER A REQUEST BY HEARTBEAT AT 22 TO ADOPT A NOTICE OF EXEMPTION, AND APPROVAL OF A PRECISE PLAN TO CONSTRUCT FIVE (5) NEW RESIDENTIAL UNITS (1,600 SQUARE FEET) AND A 1,935 SQUARE-FOOT ADDITION TO THE EXISTING RESIDENTIAL HOME TO ACCOMMODATE UP TO 38 RESIDENTS FOR TRANSITIONAL AND SUPPORTIVE HOUSING LOCATED AT 44525 SANTA MARGARITA AVENUE. The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA), finds that the proposed project is categorically exempt under Article 19 Section 15332 In-Fill Development Projects (Class 32) of the CEQA; therefore, no further environmental review is necessary, and that a Notice of Exemption can be adopted as part of this project. Project Location/ Description: Project Location: 44525 Santa Margarita Avenue 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. Recommendation: Staff is recommending that the Planning Commission adopt a resolution approving the project request, subject to conditions of approval. Public Hearing: The public hearing will be held before the Planning Commission on May 3, 2022, at 6:00 p.m. via Zoom. The hearing will be conducted in accordance with the City’s emergency protocols for social distancing. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.cityofpalmdesert.org/our-city/committees-and- commissions/planning-commission-information-center. Comment Period: The public comment period for this project is from April 23, 2022, to May 3, 2022. Public Review: The project application is available for public review Monday through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Mr. Kevin Swartz. Please submit written comments to the Planning Department. If any group challenges the action in court, the issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing. All comments and any questions should be directed to: Kevin Swartz, Associate Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611 kswartz@cityofpalmdesert.org PUBLISH: DESERT SUN MARTIN ALVAREZ, April 20, 2022 PLANNING COMMISSION SECRETARY ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION January 20, 2022 HEARTBEAT at 22 PO Box 1816 Palm Desert, CA 92261 Subject: Preliminary review and discussion to provide architectural comments on a proposed group home consisting of five (5) new residential units and a 1,935 square- foot addition to the existing residential home. The Architectural Review Commission of the City of Palm Desert considered your request at its meeting of January 11, 2022: Design comments were provided by the Commission for the applicant’s consideration for Case No. PP/CUP 21-0010. No action was taken by the Commission on this item. Comments and concerns provided 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. • 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. 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, Kevin Swartz, at (760) 346- 0611, Extension 485 or kswartz@cityofpalmdesert.org. Sincerely, ROSIE LUA, SECRETARY ARCHITECTURAL REVIEW COMMISSION cc: File ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION April 22, 2022 HEARTBEAT at 22 PO Box 1816 Palm Desert, CA 92261 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. The Architectural Review Commission of the City of Palm Desert considered your request at its meeting of April 12, 2022: By Minute Motion, the Architectural Review Commission approved Case No. PP21-0010 subject to the following: 1) Applicant will contact the Fire Department and determine if there is an option to lower the height and potentially scale back the carport; 2) Explore options for thickening roof gable ends located on north and south corners of the buildings; 3) Ensure existing and newly installed roof tiles match in material and color; 4) Consider consolidating multiple utility wells and roof access locations into one; 5) Update renderings to accurately reflect carport positioning and height; 6) ARC recommends the Planning Commission approve the proposed perimeter wall height of 8 feet; and 7) Project revisions will be reviewed by staff and return to the ARC should there be any items that cannot be resolved with Applicant. The motion carried by a 5-0 vote. (AYES: Lambell, Latkovic, McAuliffe, McIntosh, and Vuksic; NOES: None; ABSENT: Van Vliet). Any appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within 15 days of the date of the decision. If you have any questions, please contact Associate Planner, Kevin Swartz, at (760) 346-0611, Extension 485 or kswartz@cityofpalmdesert.org. Sincerely, ROSIE LUA, SECRETARY ARCHITECTURAL REVIEW COMMISSION cc: File Statement of Use We are requesting to utilize the R2 zoning and accommodate up to 38 individuals, and are currently working with the City of Palm Desert for all the necessary approvals. This will be a gradual process with phases of construction anticipated to be completed by early 2024. This will include 5 casitas housing up to 6 adults each in addition to the current home on the property which will house up to 8 residents. Additionally, up to four staff members would sleep on the property overnight as the house will never be left unsupervised with occupants. The property would always have at least one staff on duty 24/7. Other staff will be on and off the property throughout the day along with volunteers that assist with various activities such as baby-sitting, tutoring, facilitating, driving to and from appointments, etc. as part of our extensive program. We have been operational for more than 9 years at our current location in Palm Desert, serving pregnant women in crises. This means they have no place to go, no one to turn to, and no means of support. These women we serve range from teenagers to adult women in their thirties with babies as young as newborns to toddlers and young children. It is through the extensive programs that their physical, emotional, educational, vocational, and spiritual needs are addressed. With nurturing support, these moms are equipped with the necessary life skills for competent living whether they choose parenting or adoption. During their program, the residents attend various educational classes, therapy, church, and mentoring most of which happens off site. The typical stay is approximately a year for the resident and their baby/child as the intention is to equip the mother and achieve goals necessary for future work/life success. This may include obtaining their high school diploma/GED, parenting/life/job skills classes, mental health therapy, working with community partners for domestic violence/sexual assault classes, and bible studies. It is our intention to keep this property as confidential as possible for the protection of those we serve. These women come from a multitude of backgrounds and may have been affected by one or more of the following: homelessness, addiction, sex trafficking, and/or abuse among other things. Our organization provides a hand up to those we serve in preparation for a brighter future for themselves, their children, families, and the community at large. Overall, this property, just like our current location, will be used to benefit the community by taking women off the street and/or out of a crisis situation and helping them to become strong and independent. We are able to do this by providing the opportunity to better themselves with the knowledge and skills necessary to live on their own and become productive citizens. This home can directly affect the trajectory of their lives and generations to follow leaving a positive effect on the neighborhood and surrounding areas. HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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 MATERIALS 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" 24'-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" 1 1 ' - 6 3 / 8 " 19'-0" 19'-0" 68'-0 1/16" 104'-6 1/4" HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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 LOT COVERAGE EXISTING HOUSE:2,900 SF PROPOSED HOUSE EXPANSION:1,935 SF TOTAL LOT COVERAGE:13,054 SF COVERAGE: 13051 SF / 43125 SF = .3027 = 30.27% SITE: 43,125 SF PROPOSED UNITS:8,219 SF 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' - 1 0 " 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 ' - 1 1 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" 5'-0" TYP. 9'-0" 34 ' - 8 " 25'-6 7/8" 71'-2" 25'-2" 5 A200 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 15'-0" ________________________________________________ 1 A200 ________________________________________________ 2 A200 19'-0" 24'-0" 19'-0" HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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 ' - 1 0 " 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' - 1 0 " 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" TYP. 9'-0" 34 ' - 8 " 16'-9 1/2" 25'-6 7/8" 71'-2" 25'-2" 24'-0" 19'-0" 19'-0" HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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 " / 1 2 " 3 1 / 2 " / 1 2 " 3 1 / 2 " / 1 2 " 3 1 / 2 " / 1 2 " 3 1/2" / 12"3 1/2" / 12" 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" / 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 " / 1 2 " 3 1 / 2 " / 1 2 " TYP. 2'-0" TYP. 2'-0" ________________________________________________ 1 A200 ________________________________________________ 2 A200 7'-0" 7'-0" 12'-0" 7'-0" 7'-0" 7'-0" 12'-0" 13'-10 3/4" 6" 6" 1'-0" 3 1/2" / 12" 3 1/2" / 12" 3 1/2" / 12" 3 1/2" / 12" 3'-0" 14'-1" 14'-1" 2'-0" 14'-1" 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" 6" 13'-10 3/4" 6" 1'-0" 10'-6" 3'-0" 10'-6" 1'-0" 1'-0" TYP. 2'-0" 2'-4" 6'-4" 12'-0" 3'-0" (N) PATIO COVER HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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" FINISH FLOOR 0" 3 1/2" / 12" 3 1 /2 " / 1 2 "3 1/2" / 12" 5 TON A.C. UNIT FINISH FLOOR 0" T.O. ROOF 13'-10" 3 1 /2 " / 1 2 " B.O. ROOF 9'-8 1/4" B.O. ROOF 11'-1" B.O. ROOF 9'-5 1/2" T.O. UNIT 15'-6 3/4" BEDROOM 141 SF CLOSET 24 SF HALLWAY 65 SF CLOSET 24 SF BEDROOM 141 SF8' - 0 " 3' - 4 " 10 " T.O. OPENING 16'-2 3/4" T.O. ROOF 18'-3" 3 1/2" / 12" 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 " B.O. ROOF 11'-1" FINISH FLOOR 0" T.O. WINDOW 7'-0" B.O. ROOF 9'-8 1/4" T.O. ROOF 16'-2 3/4" 3 1 /2 " / 1 2 "3 1/2" / 12"3 1 /2 " / 1 2 "3 1/2" / 12" 5 A200 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ T.O. ROOF 18'-3" FINISH FLOOR 0" B.O. ROOF 9'-5 1/2" B.O. ROOF 11'-1" B.O. ROOF 14'-6 3/4" T.O. WINDOW 7'-0" T.O. ROOF 16'-2 3/4" HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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 8' - 0 " 6' - 0 " FINISH FLOOR 0" 8' - 0 " 6' - 0 " T.O. GABLE 13'-0" T.O. GABLE 15'-11" 8' - 0 " TY P . 3' - 0 " (E) HOUSE 6' - 0 " 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 8' - 0 " HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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" TY P . 6" 8' - 0 " 8' - 0 " 6' - 0 " 6' - 0 " FINISH FLOOR 0" 6' - 0 " 8' - 0 " (N) TRASH ENCLOSURE(N) ENTRY GATE 13 ' - 8 " PROPERTY LINE 17 ' - 1 1 1 / 4 " FINISH FLOOR 0" 6' - 0 " 8' - 0 " (N) TRASH ENCLOSURE(N) ENTRY GATE PROPERTY LINE 13 ' - 8 " 15 ' - 0 7 / 1 6 " FINISH FLOOR 0" 6' - 0 " FINISH FLOOR 0" 6' - 0 " HOLT ARCHITECTURE WWW.HOLTARCHITECTURE.COM SHEET TITLE: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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: © 2 0 2 2 H o l t A r c h i t e c t s , I n c . 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 MATERIALS BOARD A300 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 PARTNO LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 PLAY AREA CITRUS GROVE PROPOSED HOUSING UNITS SEATING AREA PATIO AREA PARKING PLAY AREA BENCHES CITRUS GROVE GARDEN BOXES DONOR PAVERS 2 PATIO AREA LEGEND 3 GARDEN WALK AND BENCHES 4 EXERCISE STATION 5 CITRUS GROVE 6 GARDEN AREA AND SEAT WALL 7 8 1 PLAY AREA 9 4 6 8 9 3 DONOR PAVERS GARDEN PLANTER BOXES COOLING MISTERS 2 7 6 7 5 3 8 9 EXERCISE STATION 21 4MISTING SYSTEM BENCH PAD GARDEN WALK MAIN HOUSE 15 SPACES WITH SHADE SAILS 6 1 3 SHEETS TOTAL DATE: FILENAME: DRAWN BY: DESIGN BY: EFFECTIVE DATE: ISSUED FOR: THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKD ASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS, SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITE AND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINS WITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTEN CONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED. VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS. 3-14-22 TKD TD 2193 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 PARTNO LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 LANDCADD 1987 SHEETS TOTAL DATE: FILENAME: DRAWN BY: DESIGN BY: EFFECTIVE DATE: ISSUED FOR: THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKD ASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS, SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITE AND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINS WITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTEN CONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED. VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS. 3-14-22 TKD TD 2193 Prunus caroliniana 'Monus' Citrus spp. Washingtonia hybrid Caesalpinia cacalaco 'Smoothie' Myrtus compacta Ixora coccinea Olea europaea Chamaerops humilisCalliandra inaequilatera Carissa 'Boxwood Beauty' Chrysactinia mexicana Pittosporum 'Variegata' Beaucarnea recurvata Phoenix roebelenii TREES QTY BOTANICAL / COMMON NAME SIZE 2 Acacia salicina / Willow Acacia 36"box 9 Caesalpinia cacalaco `Smoothie` TM / Cascalote 36"box 5 Citrus spp. / Citrus 36"box 3 Olea europaea / Olive Multi-Trunk 36"box PALM TREES QTY BOTANICAL / COMMON NAME SIZE 33 Chamaerops humilis / Mediterranean Fan Palm 24"box 10 Phoenix roebelenii / Pygmy Date Palm 24"box multi tr. 13 Washingtonia hybrid / Hybrid Fan Palm 10`,12`,14` BTH Skinned SHRUBS QTY BOTANICAL / COMMON NAME SIZE 2 Beaucarnea recurvata / Pony Tail Palm 15 gal. 151 Carissa macrocarpa `Boxwood Beauty` / Beauty Natal Plum 5 gal 46 Carissa macrocarpa 'Nana' / Dwarf Natal Plum 5 gal. 58 Chrysactinia mexicana / Damianita 5 gal 66 Ixora coccinea / Red Ixora 5 gal 31 Myrtus compacta / Compact Myrtle 5 gal. 2 Pittosporum tobira `Variegata` / Variegated Mock Orange 15 gal. 75 Prunus caroliniana 'Monus' TM / Bright 'N Tight Carolina Laurel Cherry 15 gal. 16 Rosa x `Knockout` TM / Rose 5 gal VINES QTY BOTANICAL / COMMON NAME SIZE 2 Bougainvillea x 'Barbara Karst' / Barbara Karst Bougainvillea 15 gal. esp. 30 Calliandra inaequilatera / Pink Powder Puff 15 gal. LANDCADD 1987 MSA CONSULTING,INC. >PLANNING >CIVIL ENGINEERING >LAND SURVEYING 34200 Bob Hope Drive,Rancho Mirage,CA 92270 760.320.9811 msaconsultinginc.com R: \ 2 5 9 4 \ A c a d \ G r a d i n g \ P r e l i m i n a r y \ 2 5 9 4 P r e l i m i n a r y G r a d i n g E x h i b i t . d w g , 3 / 1 4 / 2 0 2 2 1 : 3 5 : 1 7 P M , b e i c h e n a u e r , M S A C o n s u l t i n g , I n c . Dear Mayor Jan C. Harnik and Planning Commission, April 24, 2022 My husband and I purchased a home in Palma Village in July of 2019. We enjoyed the newness of desert living, the peacefulness of our street and our new neighbors. The police have been fantastic in response and resolving any problems that have come up. We have been quite happy in our new home and new city. As the pandemic ended, we learned of Momma's House or Heartbeat at 22 and their purchase of 44525 Santa Margarita. Their work is difficult and rewarding. What is not rewarding is how the city is burdening and overbuilding Palma Village with outreach services and forcing dense commercial zones into this desert oasis neighborhood such as the quiet and unique cul-de-sac of Santa Margarita. A peaceful desert retreat in the heart of Palm Desert. As a community develops, it dictates how a neighborhood is to be used. Your rezoning decision was a surprise to my neighbors and us. We all make Palma Village our primary home. We are permanent California tax paying residents. We work and own businesses within the community of Palm Desert. We are all dedicated to the city. The city and the Planning Commission is now allowing multi livable units on any one property within Palma Village. You are forcing "change of use" of this quiet street to a commercial neighborhood and increasing its density by tenfold. Now our cul-de-sac residents go from 20 to 60-70 to potentially 200 as the use of properties change. What does it become after Momma's House leaves: A hotel? Apartments? A large Airbnb? Even though it has been "tradition" of Palm Desert to place the burden of the city on Palma Village, when does this become too much for one part of town to carry burden for the entire city? With addition of every house being an apartment or shelter or hotel and the cars that come with this now being parked on both sides of the street, you have eliminated the uniqueness of the area. Our neighbors will not be able safely walk their dogs down a quiet uncongested street. Neighborhood kids will not be able to safely play at the end of a cul-de-sac. And you are decreasing our home safety as cul-de-sacs are a traditional tool developers use to create safe and quiet streets. As stated in an article by Realtor.com a "...study by Duke found that cul-de- sacs deter crime. The city of Durham, NC, for example, was the subject of the latter study, which revealed that, out of a sample size of 89 crimes committed in 2012, 74 occurred on properties located on two-way streets —nearly five times as many crimes as committed in cul-de-sac neighborhoods." (https://www.reaItor.com/advice/buy/why-do-we-have-cul-de-sacs/) You are destroying a positive in Palma Village by allowing developers to cram more residents in by overbuilding and dismantle the very aspect that makes Santa Margarita special. Quiet, safe, and a neighborly ease of living. As a community, we need to change but you cannot have change at the expense and disadvantage of only one street, one neighborhood, one section of town and their residents. We deserve a part of town that is not densely populated or puts our safety and the reason why we moved here at risk. Sincerely, Nanette Boileau April 27, 2022 Dear Mayor Harnik and Planning Commission members, I am writing to discuss the request in front of the Planning Commission of Case No. PP 21-0010, to change a residential house to include up to 38 residents. This number represents twice as many residents as currently lives on the street which was originally a planned Single Family Residential neighborhood. Changing the zoning laws to make expansive limits based on the size of a lot doesn't mean that we should allow the full capacity for a multifamily residential complex in this type of neighborhood. it wasn't originally planned for that many residents living on one piece of property. It is not an apartment complex and I believe the area doesn't have the infrastructure to support it. There are some questions that I think need to be addressed even to consider this as a viable option. 1. Does the sewer infrastructure have the capacity for this many additional residents for the neighborhood? when this neighborhood was developed, my guess is that the calculations for pipe sizes for the area were much lower capacity then what this residence will add. 2. what about water pressure and capacity? Is CvwD bringing in a larger line to accommodate this many additional residents for this one lot? what about if half of the other properties on Santa Margarita were expanded to add residents to their capacity? 3. I know there will be problems with Emergency vehicles turning around in the cul-de-sac as it is already at a shorter radius. I'm sure they can do a 3 point turn but I'm not sure if that will work with any vehicles in the road. Maybe large occupations of properties like this should be limited on cul-de-sacs since there isn't two-way traffic to allow all types of emergency vehicles to be able to access each location. 4. The number of vehicle parking places planned onsite is 16. I'm not sure how many will need to be handicapped accessible but for 38 residents that won't be enough parking spaces. I know they say that most residents won't be allowed to have vehicles but what if they change their rules after it is approved? For 38 residents using California averages, that would mean 28 vehicles would be in this one residence. I know I don't want cars parked on the street in front of my house and I'm only one lot away. 5. what if this organization closes up after a few years and someone else makes it an apartment complex? Then you will have an even bigger problem. You can say you will address it through rules and laws but I think you are opening up a Pandora's box by allowing this size of a shelter at this location in what should still be a single family residential neighborhood. I am against the overcrowding of an original Palm Desert Single Family Residential neighborhood. I feel it will hurt my property values and make living on Santa Margarita Avenue stressful and too busy. Cul-de-sacs were traditionally created to make less traffic and congestion in a neighborhood and to promote family living. I also believe that the City of Palm Desert should take responsibility to update infrastructure if this is allowed at the current request of a capacity of 38 residents. This most likely needs to be done even with the addition of a smaller number of residents. if only 20 residents are allowed, I would still question whether the water and sewer are at capacity for the street and the idea of packing a large number of residents at the end of a cul-de-sac where access by emergency vehicles is difficult at best. Please take these questions and comments into consideration when a decision is being made on this case. z will be on the zoom meeting to answer any questions that you may have on my thoughts on this matter. Thank you. Loran Chick 44545 Santa Margarita Avenue Kevin Swartz, Associate Planner, City of Palm Desert Opposition to Presently Proposed Site Plan for HEARTbeat at 22 on Santa Margarita Avenue The below signed Palm Desert residents present the following items in opposition to the presently proposed site development plan for HEARTbeat at 22 on Santa Margarita Avenue in Palm Desert. • Residents do not oppose HEARTbeat at 22's mission, goals or program in any manner • Opposition is merely to the density of proposed housing units in the plan as well as traffic congestion, streetside parking volume, and changing the quiet character of the cul-de-sac neighborhood. This opposition is even more concerning should the property at a future date become general housing wherein as many as thirty-six residents and automobiles may be on - site and, with visitors, hosting as many as 40 or 50 automobiles. • We recognize the planned site development is code compliant, but we ask for site plan revision to include fewer and/or smaller units; 2 or 3 of the proposed 3 (or2) bedroom casita units rather than the planned five units (15 beds). • In conclusion, we welcome the diversity, mission, and vitality which HEARTbeat at 22 brings to the neighborhood, community, and overall city; but respectfully request site plan be revised to accommodate a maximum of 10 or 12 beds. Printed Name jV� / i (� C(r�n (,c.(e{-kow� �7 �04tA �lJ`��dOtI. Printed Name C� i yn„ w(�.�L\ S l.�Yt� lanr� 1/V �1�16j Printed Name Signature Address S.Olio' I m'? ive P�\'n t>25 Address ec1 CA 114o ��-535S��ic I11a wfarC��, Pales, b,'sPv4i Address of; iy )` �o I � a N K/I �/o � �t c {,-� �SO SA 4A VOIZ6AXAA A� Printed Name Signature Address Q J�ti � b\'5 U� , L A Additional Names may be on accompanying sheet %AL/ Kevin Swartz, Associate Planner, City of Palm Desert Opposition to Presently Proposed Site Plan for HEARTbeat at 22 on Santa Margarita Avenue The below signed Palm Desert residents present the following items in opposition to the presently proposed site development plan for HEARTbeat at 22 on Santa Margarita Avenue in Palm Desert. • Residents do not oppose HEARTbeat at 22's mission, goals or program in any manner • Opposition is merely to the density of proposed housing units in the plan as well as traffic congestion, streetside parking volume, and changing the quiet character of the cul-de-sac neighborhood. This opposition is even more concerning should the property at a future date become general housing wherein as many as thirty-six residents and automobiles may be on - site and, with visitors, hosting as many as 40 or 50 automobiles. • We recognize the planned site development is code compliant, but we ask for site plan revision to include fewer and/or smaller units; 2 or 3 of the proposed 3 (or2) bedroom casita units rather than the planned five units (15 beds). • In conclusion, we welcome the diversity, mission, and vitality which HEARTbeat at 22 brings to the neighborhood, community, and overall city; but respectfully request site plan be revised to accommodate a maximum of 10 or 12 beds. �2_6 ZV�' fftdinnk7teed�a/m/e6a Signature Address I f� • ( • All Printed Name Signature Address I QV �a�lre2ln rli?�rI^� I VGu1nE� �c.lw Deselt 6H9zzc�o Printed Name Signature Address la �ibh,G�„c�G�` 7yZga DeAe, Wa 0�e l�z.l ��, P/M a, S�.�tp Printed Name Signature Address Additional Names may be on accompanying sheet Kevin Swartz, Associate Planner, City of Palm Desert Opposition to Presently Proposed Site Plan for HEARTbeat at 22 on Santa Margarita Avenue The below signed Palm Desert residents present the following items in opposition to the presently proposed site development plan for HEARTbeat at 22 on Santa Margarita Avenue in Palm Desert. • Residents do not oppose HEARTbeat at 22's mission, goals or program in any manner • Opposition is merely to the density of proposed housing units in the plan as well as traffic congestion, streetside parking volume, and changing the quiet character of the cul-de-sac neighborhood. This opposition is even more concerning should the property at a future date become general housing wherein as many as thirty-six residents and automobiles may be on - site and, with visitors, hosting as many as 40 or 50 automobiles. • We recognize the planned site development is code compliant, but we ask for site plan revision to include fewer and/or smaller units; 2 or 3 of the proposed 3 (or2) bedroom casita units rather than the planned five units (15 beds). • In conclusion, we welcome the diversity, mission, and vitality which HEARTbeat at 22 brings to the neighborhood, community, and overall city; but respectfully request site plan be revised to accommodate a maximum of 10 or 12 beds. Printed Name Signature Address Printed Name Signatur Addressr y Coo A�F4�35M�r atwke_ -743(_>0 DEAVLA � y Printed a e Signature Add essV WILLP� L� A,h 71 Ar WAy P P DE�`16 /ScS-� ar tT� �✓e Printed Name Signature Address Additional Names may be on accompanying sheet R Z 26 D Kevin Swartz, Associate Planner, City of Palm Desert Opposition to Presently Proposed Site Plan for HEARTbeat at 22 on Santa Margarita Avenue The below signed Palm Desert residents present the following items in opposition to the presently proposed site development plan for HEARTbeat at 22 on Santa Margarita Avenue in Palm Desert. • Residents do not oppose HEARTbeat at 22's mission, goals or program in any manner • Opposition is merely to the density of proposed housing units in the plan as well as traffic congestion, streetside parking volume, and changing the quiet character of the cul-de-sac neighborhood. This opposition is even more concerning should the property at a future date become general housing wherein as many as thirty-six residents and automobiles may be on - site and, with visitors, hosting as many as 40 or 50 automobiles. • We recognize the planned site development is code compliant, but we ask for site plan revision to include fewer and/or smaller units; 2 or 3 of the proposed 3 (or2) bedroom casita units rather than the planned five units (15 beds). • In conclusion, we welcome the diversity, mission, and vitality which HEARTbeat at 22 brings to the neighborhood, community, and overall city; but respectfully request site plan be revised to accommodate a maximum of 10 or 12 beds. Printed Name Printed Name K-4l((b X P AU � �Z Printed Name Sig ture , Add6ss 1� 3 jZ&A A fi Signature d Address N ('M Ick mar TZ^ I)C-XR7- CA fi6 0 Printed Name Signature Address Additional Names may be on accompanying sheet Kevin Swartz, Associate Planner, City of Palm Desert Opposition to Presently Proposed Site Plan for HEARTbeat at 22 on Santa Margarita Avenue The below signed Palm Desert residents present the following items in opposition to the presently proposed site development plan for HEARTbeat at 22 on Santa Margarita Avenue in Palm Desert. • Residents do not oppose HEARTbeat at 22's mission, goals or program in any manrier • Opposition is merely to the density of proposed housing units in the plan as well as traffic congestion j Mreetside parking volume, and changing the quiet character of the cul-de-sac neighborhood. This opposition is even more concerning should the property at a future date -become general housing wherein as many as thirty-six residents and automobiles may be on - site and, with visitors, hosting as many as 40 or 50 automobiles. • We recognize the planned site development is code compliant, but we ask for site plan revision to include fewer and/or smaller units; 2 or 3 of the proposed 3 (or2) bedroom casita units rather than the planned five units (15 beds). • In conclusion, we welcome the diversity, mission, and vitality which HEARTbeat at 22 brings to the neighborhood, community, and overall city; but respectfully request site plan be revised to accommodate a maximum of 10 or 12 beds. Printed Name Printed Name 0 V iIio off' CS-" c Printed Name ( ), oe�� ��bety Signature Address Ay-e- Inature Address • 0 Signature Address Printed Name Signature Address Additional Names may be on accompanying sheet ,.. �,. .� i�,� r ,.,,i;);. . �'vltStY d r d