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Home My WebLink About142C MICHAEL GARAKIAN AND DON HENDERSONI4 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-0611 :REPORT OF DESIGN REVIEW BOARD ACTION CASE NO: 142 C APPLICANT: MICHAEL GARAKIAN, 11363 Dona Teresa Drive, Studio City, Calif. 91604 DON HENDERSON, 45-998 Ocotillo Drive, Palm Desert, Calif. 92260. NATURE OF PROJECT/APPROVAL SOUGHT: Approval to remodel rear exterior of commercial building. LOCATION: 73-851 Highway Ill ZONE: C-1, S.P. DESIGN REVIEW BOARD ACTION: Upon reviewing the submitted plans and the presentations by the — Staff and try the applicant, the Design Review Board approved this project, subject to revisions. Date of Action: February 10. 1981 Vote: 4-2 (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision.) STAFF COMMENTS: See attached minutes for specific action. Final approval from our Department and the Building Department, is required prior to any work beginning. MINUTES DESIGN REVIEW BOARD MEETING TUESDAY - FEBRUARY 10, 1981 CITY HALL COUNCIL CHAMBERS * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * W " I. The meeting was called to order at 2:30,p.m. after a 1z hour study session. MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT Vern Barton Al Cook Rick Holden Phyllis Jackson Eric Johnson Charles Martin Bernie Leung Ramon A. Diaz Stan Sawa (Arrived at 3:10 p.m.) F On a motion by Cook, seconded by Barton, the Board approved the minutes of January 27, 1981, with modification to Minor Construction Case on Planning Division approval. II. Minute Motion approving cases found acceptable at the Study Session: None. III. CASES Case No. 142 C - MICHAEL GARAKIAN and DON HENDERSON - Request for approval -to remodel rear exterior of commercial building at 73-851 Highway 111; Don Henderson was present. Staff reviewed the request, indicating changes they wished to see. Modification of the planters included enlarging them, placing them adjacent to the columns, and moving them to the sides of the doors. Addi- tional planting, including small trees shall be incorporated. Roof construction design and materials were extensively discussed. Use of various materials including tile, shakes and rock, double parapets, and larger facial were discussed. The Board generally felt the rock roof was unacceptable. Staff suggested the landscape material be used to provide screening of the roof. On a motion by Johnson, seconded by Cook, the Board granted approval, subject to the following conditions: Building remodeling approved, subject to approval of landscaping plan. 2. Revised site and landscape plan to be approved administratively (by Staff), subject to review by Design Review Board members; with landscaping designed to break up expanse of roof. 3. Planters be enlarged as discussed. 4. New signs to be constructed and installed as a part of the remodeling; individual sign permits to be obtained from Department of Environ- mental Services. 5. New concrete to match color of existing concrete. 6. Addition to easterly suite not to exceed that removed. 7. Approval is subject to compliance with all requirements of the Build- ing and Safety Department. Carried 4-2 (Holden and Martin voting no). I t 01 DESIGN REVIEW BOARD CASE NO. 142 C APPLICANT (AND ADDRESS) A lA ITEM NO. III, A-1 DATE February 10, 1981 MICHAEL GARAKIAN (11363 Dona Teresa Dr., Studio City, CA 91604) and DON HENDERSON (45-998 Ocotillo Dr., P.D.) NATURE OF PROJECT/APPROVAL SOUGHT Approval to remodel rear exterior of commercial building. LOCATION 73-851 Highway 111. ZONE C-1, S.P. The applicant wishes to remodel the rear exterior of his commercial building which faces the recently completed Presidents' Plaza Parking Lot. The 100 foot long building contains approximately six rental suites with doors facing the lot. The applicant would like to construct a mansard style covered walkway (14 ft. 6 inches deep) across the entire rear of the building. Eight stucco columns will support the walkway. The parapet will be raised to approximately 6 inches higher than the highest point of the existing parapet to screen the existing roof equipment. The mechanical equipment on the walls will be screened by either the roof or boxed out cabinets. New picture windows will be provided for two suites. The exterior materials are proposed to be adobe colored stucco, dark wood trim, and a tan rock roof. New soffit lighting will be provided along the walkway. The applicant proposes to provide three (3) 12 ft. by 4 ft. planters evenly spaced, in the dirt area between the public sidewalk and walk adjacent to the building. The remaining dirt area would be in concrete. No additional floor space is proposed to be added. However, a small addition will be relocated as shown on the plans. The existing signs are placed on the wall of the building. With the remodeling, new hanging signs 1 ft. by 6.5 ft. to 9 ft. will be provided. STAFF ANALYSIS: The proposed remodeling will substantially upgrade the existing facade. Mechanical equipment will be screened, an architectural statement will be given to the building and signs will be brought into conformity. Should the Board approve this request. Staff recommends the following conditions be imposed. 1. A minimum of 4-5 gallon shrubs and ground cover to be planted in each planter; landscaping plan to be submitted to Department of Environmental Services for approval. 2. New signs to be constructed and installed as a part of the remodeling; individual sign permits to be obtained from Department of Environmental Services. 3. New concrete to match color of existing concrete. 4. Addition to easterly suite not to exceed that removed. 5. 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II AMOUNT I CHECKS ACCEPTED SUBJECT TO BANK CLEARANCE n A v )q (Z)MR9 ***DESIGN REVIEW BOARD*** 'DEPARTMENT OF ENVIRONMENTAL SERVICES PLANNING DIVISION REQUEST: (Describe specific nature of approval requested) PROPERTY DESCRIPTION: Y ASSESSOR IS PARCEL NO. 6122--2,),;.- 063-0 4 �027-222-0OL-0 EXISTING ZONING Property Owner Authorization THE UNDERSIGNED STATES THAT THEY ARE THE OWNER (S) OF THE PROPERTY DESCRIBED HEREIN AND HEREBY GIVE AUTHOR- IZATION FOR THE FILING OF THIS APPLICATION. kllffl ATE AGREEMENT ABSOLVING THE CITY OF PALM DESERT OF ALL LIABILITIES RELATIVE TO ANY DEED RESTRICTIONS. I DO BY MY SIGNATURE ON THIS AGREEMENT, ABSOLVE THE CITY OF PALM DESERT OF ALL LIABILITIES REGARDING ANY DEED RES- TRI TIONS THAT MAY BE APPLICABLE TO THE PROPERTY DESCRIBED H REIN. SIGNATURE _T TE Applicants Signature w1ke '::' {FOR STAFF USE OILY) ENVIRONMENTAL STATUS ACCEPTED BY ❑ MINISTERIAL ACT E.A. No. ❑ CATEGORICAL EXEMPTION CASE No. I�ka. C- ❑ NEGATIVE DECLARATION 0 OTHER REFERENCE CASE NO. The Design Review Board process is the method by which the City of Palm Desert reviews detailed design and construction plans prior to the issuance of a building permit. DEPARTMENT DESIGN ^ PLANNING OF ENVIRON- REVIEW r\ COMMISSION MENTAL BOARD L� (APPROVES OR SERVICES (ADVISORY) DENIES PROJECT) STAFF INTERIOR REMODELS, MINOR ELECTRICAL, MECHANICAL, OR PLUMBING PERMITS PROCESSING SCHEDULE: a DEPARTMENT BUILDING AND (CONSTRUCT SAFETY 6 ION SINGLE-FAMILY HOMES and similar projects require 2-4 working days before they may be submitted to the Building and Safety Division for plan check. MULTI -FAMILY, COMMERCIAL, and other projects that must be reviewed by the D.R.B. and Planning Commission usually require 10-20 days. In order to facilitate processing, the applicant or a designated representative should attend the review hearings to answer questions which may arise regarding the project. STAFF USE ONLY: Date Received Date of ACTOR ''Meeting ACTION APPLICANT NOTIFIED Staff ORB P.C. C.C. Department of Environmental Services Form 1 CITY OF PALM DESERT APPLICATION FORM DESIGN REVIEW BOARD PROCESS Design Review Of: CASE NO. Type of Project (Applicant) Agreement of compliance to be signed by those applying for review., I hereby acknowledge that I have read and agree, to comply with all the following requirements, and understand that the Depart- ment of Building and Safety will not issue a building permit or allow occupancy on the use permitted until this signed confirma- tion has been received by the Department of Environmental Services. The development of this project shall conform substantially to all development plans submitted in behalf of this case, and as revised according to the Design Review Board process. Any minor change requires approval by the Director of Environmental Services. Any substantial change requires approval by the Design Review Board. All requirements of any law, ordinance, or regulation of the State, City, and any other applicable government entity shall be complied with as part of the development process. This approval is applicable, subject to the development of this project, commencing within one year from approval date and being promptly completed. Landscaping (with irrigation system) shall be installed prior to final inspection and receiving certificate of occupancy. Curb, gutter, curb cuts, and tie-in paving shall be provided along the full frontage of the lot by means of installation prior to final inspection or other provisions as approved by the City Engineer. Construction shall conform to City Standards and all requirements of the City Engineer. All new and existing electrical distribution lines, telephone, cable antenna television, and similar service wires or cables, which are adjacent to and provide service to the property being developed shall be installed underground as a part of development from the nearest existing pole not on the property being developed as required by Municipal Code. Signature Date Department of Environmental Services Form 1 CASE NO. DESIGN REVIEW BOARD CHECKLIST INITIAL PLAN REVIEW NOTE: Planning Division Staff are required to reject applications if any applicable exhibits are not received and checked. I. Completed Application Form (one (1) copy) II. Address labels for project sponsors (two (2) copies, gummed labels & typed list) Not required for a single-family dwelling application, or staff approved signs. III. Detailed Plot Plan A. Design Review Board and Commission Review/Approval A. - Three (3) full size (one (1) of which is to be colored) O- One (1) reduced copy (8#"xll", or 13") B.Staff Approval B. - Three (3) full size IV. Information Sheet and/or Plan Block V. Site Analysis & Preliminary Drainage and Grading Plan (Three (3) copies, may be com- bined, where appropriate, with plot plan) VI. Architectural Elevations (all sides of the building(s)) A. Design Review Board and Commission Review/ Approval A. - Three (3) full size (one (1) of which is to be color keyed) O- One (1) reduced copy (8J11xll" or 13") B Staff Approval B. 1.—J - Three (3) full size DRB Checklist Page Two ** VII IX * X. * XI Sign Program (elevation(s) and details, if applicable) - Three (3) copies to scale Color and Material Exhibits - Color and Materials written description (one (1) copy) - Color and Materials sample board (max. 811xl3", 3/8" thick) Floor and Roof Plans - Three (3) copies to scale Landscape Plan (3 copies, 1 colored) - Plant List, (1 copy) Exterior Lighting Plan (3 copies) XII. Filing Fee A. Commission Review/Approval ($50.00) A. B. Staff approval, single-family dwellings ($15.00) B. C. Sign Program Only ($15.00 DRB or C. $10.00 Staff) * Items X and XI may be combined. ** Sign Program only - submit items IIIB, VI, VII, VIII, and Sign Fee. Initial Plan Exhibits Received and Checked by: / Ping. Div. Staff Date FINAL CONSTRUCTION DRAWINGS I. Three (3) copies of drawings to be submitted for plan check. Drawings must reflect all Conditions of Approval. Final Construction Drawings Received by: / Ping. Div. Staff Date DESIGN REVIEW BOARD PROCESS _._quired Submittal Detail NOTE: Applications will not be processed until the application and all required materials are found to be complete. INITIAL PLAN REVIEW APPLICATION FORM: On secure all signatures directly involved in architect, engineer, phone numbers. II. LABELS FOR PROJECT e (1) copy. Fill out completely and . Attach a sheet listing parties representing the project (such as etc.) and their addresses and tele- the name and address of Commission action is to etc.). NOT required for individual —lot, or staff III. DETAILED PLOT PLAN: ication) SPONSORS: One (1) set shall be typed and submitted with all persons to whom the Planning be sent (owner, architect, engineer, a single-family residence on an approval of signs. A. Items to be reviewed and approved by the Design Review Board and Planning Commission require the plot plan submittal described below. 1. Three (3) full size plans completely dimensioned and at a scale not smaller than 1 inch = 40 feet, showing the following data: - Scale - North arrow - Property lines - Lot dimensions - Public rights -of -way with dimensions (include street - Existing or - Any and all - All utility proposed curb easements line locations existing and proposed names) lines (gas, electric, cable, water, and sewer) - Adjacent property uses (showing approximate loca- tion of structures and other pertinent features) - Major vehicle, bicycle, and pedestrian access points to and from site (use arrows of different widths to show direction and intensity of use) - Setback areas - All existing and proposed structures - Interior vehicle, bicycle, and pedestrian circula- tion patterns (if applicable) - Off-street parking (to include spaces, regulatory devices, provisions for accessory vehicle storage where applicable, etc.) - Parking areas for bicycles and carts (if applicable) - Service areas and facilities to include: 1) trash storage areas 2) mail delivery boxes 3) loading areas DRB Process Page Two III. DETAILED PLOT PLAN: A. 1. (Cont.) (Cont.) - Perimeter fencing and screening - Proposed sign locations (if applicable) - Project phasing, showing the stages of construc- tion for the entire development - One (1) copy of the plot plan multi -colored in- dicating open space/landscaping, buildings, park- ing, and driveways. Where more than one height of building is proposed, show each in a different color. DO NOT MOUNT THIS COPY ON A BOARD. 2. One (1) copy of the plot plan containing all of the general information described above, except that it is to be drafted or photographically reduced to an 8J11xll" or 13" size sheet. (All lettering to be legible; include graphic scale). B. Items to be reviewed and approved by Planning Division Staff only require three (3) full size copies of the plot plan described above. (i.e. single-family dwelling and signs valued under $1,000.) IV. INFORMATION SHEET AND/OR PLAN BLOCK: As appropriate, include an attached sheet to the application and/or specify directly on the plans, in an information block, the following data: - Owner's name, address, and phone number - Designer's name, address, and phone number - Any special information or conditions pertaining to the site or to the plans - Acreage and square footage calcualations - Ratio of structures to total land area - Ratio of parking spaces to building square footage - Parking requirements provided - Ratio of landscaping to total land area - Any specific information of special conditions particularly relevant to the project V. SITE ANALYSIS & PRELIMINARY DRAINAGE AND GRADING PLAN: Three (3) copies of a plan indicating the data described below (in- formation may be incorporated into the plot plan where detail is not obscurred or prepared as a separate exhibit): - Vicinity map showing major street names, other reference points and landmarks (no scale) - North arrow - Scale - General drainage pattern of area to include site and adja- cent properties within 100' (use arrows to show drainage flow to and from site). - Existing contour lines including property corners - Proposed locations of structures and drives - Elevations of pads and finished floors - Finished grades - Elevations of existing street centerline - Retaining walls (where applicable) - Perimeter walls and fences which affect drainage DRB Process Page Three VI. ARCHITECTURAL ELEVATIONS (all sides of all buildings): A. Items to be reviewed and approved by the Design Review Board and Planning Commission require the architectural- ele- vation submittal described below. 1. Three (3) full size drawings (one (1) of which is to be color keyed -- see "Color and Material Exhibits, Item No. VIII. Detailed drawings must include: - Scaled drawings of all sides of all buildings, with dimensions indicating proposed height (also show proposed sign locations). - Roof mounted air conditioning equipment or other equipment mounted on either the exterior walls or the roof must be shown if visible in elevation view. - Complete street elevations including all buildings, fencing/walls, landscaping and screening; and, peri- meter treatment on non -street sides. One (1) copy of the elevation drawing(s) containing all of the general information above, except that it is to be drafted or photographically reduced to an 8j"x1l" or 13" size sheet. (All lettering to be legible; include graphic scale.) B. Items to be reviewed and approved by Planning Division Staff only require three (3) full size copies of the building elevations, with other information as requested. VII. SIGN PROGRAM (if applicable): Three (3) copies of drawings to scale representing all proposed signs, containing the fol- lowing information: - Scale used - Sign shape - Dimensions and sign area - All graphics and lettering to appear on the sign - Style of lettering to be used and width of strokes - Proposed method of illumination (if appropriate) - Method of attachement to any structure, or support if placed on the ground - Proposed colors and materials (see Item No. VIII) - Proposed location (see Item No. III) - Illustration of sign integration in architectural design (see Item No. VI) VIII. COLORS AND MATERIAL EXHIBITS: Exhibits are to be submitted Tor architectural elevations, walls, paving materials, signs, etc., as follows: - Detailed written description color and material samples of and materials to be used. An follows: (1 copy) in addition to actual all exterior (and sign) colors example of this would be as DRB Process Page Four VIII. COLORS AND MATERIAL EXHIBITS Building Walls Material: Sand Finish Stucco Color: Ameritone No. 112, Candle Glow Wall Signs (Cont.) Roof Trim Mission Barrel Ruff Sawn Redwood Tile Red (Clay Olympic Stain Tone) Dark Oak Materials: Sandblasted/Routed Redwood Color: Background - oak stain, Letters - white or Materials: Metal sign cabinet, plexiglass face Color: Background - ivory, Letters and Frame - dark brown - One (1) file copy color and material sample board (maximum size 8x13 inches by 3/8 inches thick containing precise color swatches and photographs (which may be clipped from suppliers' brochures) of materials which are too large to attach. - One (1) copy of the architectural and/or sign elevations colored to represent the selected color combinations, with symbols keyed to the written description. You may list the colors and materials in a corner of the elevation draw- ing or on a separate sheet. Renderings are not required unless specifically requested by the reviewing body. (See Item No. VI). , IX. FLOOR AND ROOF PLANS: Three (3) copies of plans of all struc- tures (to scale) with dimensions. Floor plans should be labeled with the use of each room. Roof plans should indicate changes in roof heights, and illustrate any mechanical equipment. Roof detail could possibly be incorporated in the plot plan. X. LANDSCAPE PLAN: Three (3) copies of a landscape development plan at a min. scale of 1" = 20 ft. (1" = 40 feet allowable if tree plan is on separate sheet from shrub and ground cover plan), showing the following:" - Location of all trees, shrubs, plants, and ground cover in those areas subject to public view - Botanical name and size of all plant material (labeled) - One (1) copy of plan to have individual trees and major shrub forms color -coded by species so that the distribu- tion may be easily distinguished - Perimeter treatment of property (fences, walls, vegetation screens, etc.) - Street furniture and ornamentation (if applicable) to include: - rock outcroppings - benches - fountains - water scape plan - statues - newspaper stands - Type of irrigation system to be used (in note form only; provide complete irrigation plans with construction drawings) DRB Process Page Five XI, EXTERIOR LIGHTING PLAN: Three (3) copies at the same scale, or combined with the landscape plan; to show all exterior lighting, its location, and type of fixtures for illumination of areas such as driveways, parking lots, storage areas, land- scape planters, tennis courts, and the building. XII. APPLICATION FILING FEE: Provide a check payable to the City of Palm Desert in the specified amount. A. Applications requiring Design Review Board and Planning Commission review/approval, fifty dollars ($50.00). B. Applications that may receive administrative approval from the Director of Environmental Services (or his appointed Staff), including single-family dwellings, fifteen dollars ($15.00). C. Sign Program Only - Less than $100 in value, $0 - Staff Review, $10.00 - Design Review Board and Planning Commission review $15.00 FINAL CONSTRUCTION DRAWINGS In the final application for a building permit phase, three (3) copies of construction drawings shall be submitted for items Reviewed/Approved by the Design Review Board and Planning Commission. Plans must pre- clfoto any Conditions of Approval required by Planning Com- missseiyonconactirmon. Construction drawings shall include the exhibits des- cribed in the Initial Review, plus any conditioned revisions or addi- tions, detailed in final form. NOTE: All plans (except colored exhibits) are to be folded to a maximum size of 8j"x13", prior to submitting with an application. CITY OF PALM DESERT DEPARTMENT OF ENVIRONMENTAL SERVICES PLANNING DIVISION APPLICANTS' GUIDE TO PROCEDURES FILING PROCEDURE: Prior to submittal the applicant shall discuss his pro- posal with the Planning staff to determine whether or not the proposal is in conformance with the General Plan and to determine zoning ordinance, subdivision ordinance, or other requirements. II. GENERAL INFORMATION: A. Meetings: 1) City Council meetings are held on the second and fourth Thursday of each month, at 7:00 PM in the Council Chambers in the City Hall, 45-275 Prickly Pear Lane. 2) Planning Commission meetings are held on Tuesday, nine (9) days prior to the first Council meeting of the month, also at 7'00 PM in the Council Chambers and Wednesday, eight (8) days prior to the second Council meeting of the month, at 1:00 PM in the Council Chambers. 3) The Design Review Board convenes on Tues- day, a week before the Planning Commission, at 2:30 PM in the Council Chambers, Public Hearing: Public hearings are held when the City considers re- quests for a change of zone, variance, conditional use permit, general plan amendment, etc. Legal notices for these hearings are published in the Palm Desert Post at least ten (10) days prior to the hearing. Public hearing items before the Palm.Desert Redevelopment Agency are published in the Desert Sun. Appeals: Where the Zoning Ordinance provides for appeal to the City Council or Planning Commission, the appeal shall be made within fifteen (15) days of the date of the decision by filing an application of appeal with the Director of Environmental Services. Fees: All required fees are listed in the Fee Schedule, as approved by the City Council, and soeci,fically noted for this application, Building Permits: Building permits are issued by the Department of Building and Safety and are required before any new construction, re- construction, plumbing, mechanical work is commenced. Business License: Prior to engaging in an enterprise for profit, zoning and building code clearance for the proposed use is required and a city business license obtained. Application should be made to the Code En- forcement Supervisor. G. Private Deed Restrictions: Many parcels of land in the City of Palm Desert are subject to private covenants, conditions, and deed restrictions which may conflict with the requirements of the City Zoning Ordinance. The applicant is responsible for resolving conflicts with deed restriction requirements. DESIGN REVIEW BOARD PROCESS GENERAL INFORMATION I. PROCESSING SCHEDULE: SINGLE-FAMILY HOMES and similar projects require 2-4 working days before they may be submitted to the Building and Safety Division for plan check. MULTI -FAMILY, COMMERCIAL, and other projects that must be reviewed by the D.R.B. and Planning Commission usually require 10-20 days. In order to facilitate processing, the applicant or a designated representative should attend the review hearings to answer questions which may arise regarding the project. II. MANDATORY FINDINGS: No project may be approved unless: - The proposed development conforms to any legally adopted development standards. - The design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighbor- hood; and that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments, and that it will not create traffic hazards or congestion. - The design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the har- monious, orderly, and attractive development contemplated by the Zoning Or- dinance and the adopted General Plan of the City. - The,design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors and that it is aesthetically of good composition, materials, textures and colors. - The proposed use conforms to all the requirements of the zone in which it is located and all other applicable requirements. - The overall development of the land shall be designed to ensure the protection of the public health, safety, and general welfare. III. ADOPTED DEVELOPMENT STANDARDS: Each project will be reviewed on the basis of its conformance to the following adopted development standards. In those areas determined by the D.R.B. to be "unacceptable", it is the responsibility of the applicant to redesign that por- tion of the project. A• TERRAIN CONTROL STANDARDS UNACCEPTABL Terrain and soils shall be structurally stable and suitable for development. A. TERRAIN CONTROL STANDARDS (continued) UNACCEPTABLE 2. (Water Erosion) Property to be developed shall be protected against drainage runoff from adjacent properties. 3, (Water Erosion) Drainage runoff produced by property and development therein shall be contained on the property or allowed to drain onto adjacent public streets or allowed to drain by other City approved means. 4. (Wind Erosion) Property to be developed shall be protected against wind carried deposits from adjacent areas. 5. (Wind Erosion) Property to be developed shall, upon com- pletion, produce no appreciable wind carried deposits on adjacent properties. Suitable soil stabilization shall be provided. 6. Curb and gutters shall be provided where required to control and regulate drainage. B. ACCESS & CIRCULATION STANDARDS 1. Safe & convenient vehicle access to property and development therein shall be provided. 2. Safe and convenient pedestrian access to property and . development therein shall be provided. 3. Circulation plans (auto, bicycle, and pedestrian) shall conform to municipally developed circulation plans for the vicinity and immediate area, C.. SITE PLANNING STANDARDS Site Planning shall occur in a manner which minimizes obstruc- tion of scenic views from adjacent properties. 2. Site Planning shall be compatible with existing terrain. 3. Site Planning shall occur in a manner which does not expose unattractive areas or activities to the detriment of adjacent properties. 4. Site Planning shall occur in a manner in which asphalt or concrete is minimized. 5. Avoid unnecessary impediments for handicapped persons. UNACCEPTABLE D. UTILITY & EQUIPMENT STANDARDS 1. All service utility lines shall be placed underground. 2. All control panels, vaults and necessary equipment shall be architecturally screened or landscaped or other- wise concealed from public view. 3. All air conditioning and ventilation equipment shall be located and screened in a manner to prevent exposure to public rights -of -way and adjacent properties. E. VEHICLE PARKING STANDARDS Off-street parking should be located in proximity to facilitie(s) it serves. 2. Parking areas should be screened from view wherever possible by means of berms, garden walls and landscaping. 3. Parking areas shall be shaded where practical. 4. Carports for apartment developments shall not front onto a public right-of-way. 5. Garages should be encouraged not to front onto a public right-of-way. 6. All parking areas for recreational and accessory vehicles and trailers shall be architecturally screened or landscaped or otherwise concealed from public view. 7. Adequate handicapped parking spaces shall be provided. F. ARCHITECTURAL STANDARDS 1. A singular architectural theme shall be applied to a given structure or complex. (including facade architecture). 2. Architectural design shall be applied to entire structure or complex rather than just to those sides exposed to public view. 3. Architectural design shall be appropriate to the climatic conditions of the desert area and shall be done in a manner which minimizes the consumption of energy required for heating and cooling. 4. Entrances shall include appropriate lighting and identification. 5. Architectural design shall employ materials and colors which are compatible and complementary to the desert area. F. ARCHITECTURAL STANDARDS (Continued) UNACCEPTABLE 6. Architectural design shall incorporate provisions for signage (if applicable) as an integrated part of the overall design. 7. Architecture and landscaping shall be co-ordinated and com- plementary. 8. All air conditioning, exhaust, and ventilation, accessory mechanical and electrical equipment and control panels shall be located and screened in a manner to prevent exposure to public rights -of -way and adjacent properties. G. LANDSCAPING STANDARDS 1. Landscaping shall be an integral part of the site planning and architectural design on all projects. 2. Provisions for the adequate maintenance and irrigation of landscaping shall be made through the use of underground irrigation systems. 3. Landscaping, walls and fences shall not create unsafe conditions along public rights -of -way. 4. Single -Family Residence a. Prior to occupancy, all front and street side yards shall be landscaped as approved through the DRB process, including a completely automated sprinkler and/or drip irrigation system such as rain bird system or equivalent. 5. Street Trees a. All required street trees shall be a minimum of 24" box in size at time of installation. b. Care should be given to the tree selection in terms of: - conformance to City adopted trees for certain streets - reduction of long-term maintenance problems - durability - compatibility to the project and surrounding area. G. LANDSCAPING STANDARDS (Continued) 6. Parking Areas UNACCEPTABLE To provide for effective landscaping in parking areas, the fol- lowing standards shall be met: a. On the perimeter, a minimum of 75% of the trees shall be 24" box or larger in size at time of installation. The remainder shall be a minimum of fifteen gallon in size at the time of installation. b. On the interior, a minimum of 60% of the trees shall be 24" box or larger in size at time of installation. The remainder shall be a minimum of fifteen gallon in size at time of in- stallation. H. LIGHTING, IDENTIFICATION & SIGNAGE STANDARDS 1. Signage shall be architecturally integrated with the structure involved. 2. Signage shall be of colors compatible and complementary to the structure it relates to and to other development in its surround- ings. 3- No lighting of signage shall exceed an output of 10 candle -power at 10 feet. 4. Signage for commercial uses shall be for identification purposes only. I. FENCING, SCREENING & ENCLOSURE STANDARDS 1. Materials and colors of fences and walls shall be compatible and complementary to the structures with which they relate. 2. Fences, walls, and enclosures shall be handled as an integrated part of the architecture and landscaping. 3. Outside service and storage areas, where permitted, shall be en- closed and screened. 4. 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