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HomeMy WebLinkAbout2024-02-27 ARC Regular Meeting Agenda PacketCity of Palm Desert Page 1 ARCHITECTURAL REVIEW COMMISSION CITY OF PALM DESERT, CALIFORNIA AGENDA (HYBRID MEETING) City Hall, Development Services Conference Room 73-510 Fred Waring Drive Palm Desert, CA 92260 Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public access via teleconference or in person. •To participate via Zoom, use the following link: https://palmdesert.zoom.us/j/83648797515, Zoom Webinar ID: 836 4879 7515. •To participate by telephone call (213) 338-8477 or (669) 219-2599, Zoom Webinar ID: 836 4879 7515. To provide a public comment please press *9 to raise your hand. •Written public comment may also be submitted to planning@palmdesert.gov. Emails received by 9:30 a.m. prior to the meeting will be distributed to the Commission. Any correspondence received during or after the meeting will be distributed to the Commission as soon as practicable and retained for the official record. Emails will not be read aloud except as an ADA accommodation. 1.CALL TO ORDER 2.ROLL CALL 3.NON-AGENDA PUBLIC COMMENT: This time has been set aside for the public to address the Architectural Review Commission on issues that are not on the agenda for up to three minutes. Because the Brown Act does not allow the Commission to act on items not listed on the agenda, members may briefly respond or refer the matter to staff for a report and recommendation at a future meeting. 4.CONSENT CALENDAR: All matters listed on the Consent Calendar are considered routine and may be approved by one motion. The public may comment on any items on the Consent Calendar within the three-minute time limit. Individual items may be removed by Commissioners for a separate discussion. A.APPROVAL OF MINUTES RECOMMENDATION: Approve the Architectural Review Commission Regular Meeting minutes of February 13, 2024. Tuesday February 27, 2024 12:30 p.m. Regular Meeting Page 1 of 115 Architectural Review Commission Agenda February 27, 2024 City of Palm Desert Page 2 CONSENT ITEMS HELD OVER: Items removed from the Consent Calendar for separate discussion will be considered at this time. 5. ACTION CALENDAR A. FINAL DRAWINGS 1. CASE NO: SARC23-0011 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a Sign Design Review for improvements to an existing façade to the Carl’s Jr’s restaurant located at 36879 Cook Street. APPLICANT AND ADDRESS: Anthony Santistevan, Chino, CA 91710 LOCATION: 36879 Cook Street ZONE: Regional Commercial Center, Scenic Preservation (P.C.-3) RECOMMENDATION: The ARC determines that the requirements of the findings have been met based on the analysis and approves the Sign Design Review with the following conditions: 1. The lighting on the band shall remain solid and white, as shown on the approved plans. 2. Any change to the trim band, including, but not limited to, color, design, thickness, and installation, shall be reviewed by the Architectural Review Commission. 2. CASE NO: MISC23-0049 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a Design Review to modify the approved architecture associated with a Precise Plan to develop a 120-unit residential detached development within University Park APPLICANT AND ADDRESS: Toll West Coast, LLC, Irvine, CA 92602 LOCATION: Planning Area 3 of the University Park Master Plan (within the University Neighborhood Specific Plan) ZONE: Planned Residential – 18 (PR-18) RECOMMENDATION: 1. The ARC determines that the requirements of the findings have been met based on the analysis and approves the Design Review. 3. CASE NO: PP23-0008 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a Design Review related to a Precise Plan (PP) to construct a duplex development; near the northwest corner of Alessandro Drive and San Jacinto (Assessor’s Parcel Number 627-182-010). APPLICANT AND ADDRESS: Nader Iskander, Whittier, CA 90603 Page 2 of 115 Architectural Review Commission Agenda February 27, 2024 City of Palm Desert Page 3 LOCATION: Near the Northwest corner of Alessandro Drive and San Jacinto (Assessor’s Parcel Number 627-182-010). ZONE: Residential - 2 (R-2) RECOMMENDATION: 1. The ARC determines that the requirements of the findings have been met based on the analysis and approves the Design Review. 6. NON-ACTION ITEMS None 7. INFORMATIONAL REPORTS & COMMENTS A. ARCHITECTURAL REVIEW COMMISSIONERS B. CITY STAFF C. ATTENDANCE REPORT 8. ADJOURNMENT: The next Regular Meeting will be held on March 12, 2024, at 12:30 p.m. Page 3 of 115 Architectural Review Commission Agenda February 27, 2024 City of Palm Desert Page 4 AFFIDAVIT OF POSTING I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda for the Architectural Review Commission was posted on the City Hall bulletin board and City website not less than 72 hours prior to the meeting. Melinda Gonzalez Recording Secretary PUBLIC NOTICES Agenda Related Materials: Pursuant to Government Code §54957.5(b)(2) the designated office for inspection of records in connection with this meeting is the Development Services Department, City Hall, 73-510 Fred Waring Drive, Palm Desert. Staff reports for all agenda items and documents provided to a majority of the legislative bodies are available for public inspection at City Hall and on the City’s website at www.palmdesert.gov. Americans with Disabilities Act: It is the intention of the City of Palm Desert to comply with the Americans with Disabilities Act (ADA) in all respects. If, as an attendee or a participant at this meeting, or in meetings on a regular basis, you will need special assistance beyond what is normally provided, the city will attempt to accommodate you in every reasonable manner. Please contact the Office of the City Clerk, (760) 346-0611, at least 48 hours prior to the meeting to inform us of your needs and to determine if accommodation is feasible. Page 4 of 115 City of Palm Desert Page 1 ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES ARCHITECTURAL REVIEW COMMISSION CITY OF PALM DESERT, CALIFORNIA MINUTES (HYBRID MEETING) Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public access via teleconference or in person. 1. CALL TO ORDER A Regular Meeting of the Architectural Review Commission (ARC) was called to order by Chair Vuksic on Tuesday, February 13, 2024, at 12:30p.m. in the Development Services Conference Room, City Hall, located at 73510 Fred Waring Drive, Palm Desert, California. 2. ROLL CALL Present: Commissioners, Dean Wallace Colvard, Nicholas Latkovic, Michael McAuliffe, Vice Chair Jim McIntosh, Francisco Sanchez, and Chair John Vuksic. Absent: Commissioner James Edward Blakeley. City Staff Present: Richard Cannone, Development Services Director, Nick Melloni, Principal Planner; Carlos Flores, Principal Planner; and Melinda Gonzalez, Recording Secretary, were present at Roll Call. 3. NON-AGENDA PUBLIC COMMENT Chair Vuksic opened and closed the non-agenda public comment period. No public comments were provided. 4. CONSENT CALENDAR Associated documentation and video on the following item can be viewed on the Architectural Review Commission Information webpage at, https://www.palmdesert.gov/our- city/committees-and-commissions/commission-information. A. APPROVAL OF MINUTES MOTION BY COMMISSIONER LATKOVIC, SECOND BY COMMISSIONER MCAULIFFE, CARRIED 6-0 (COMMISSIONER BLAKELEY ABSENT), to approve the Architectural Review Commission Regular Meeting minutes of January 23, 2024. Tuesday February 13, 2024 12:30 p.m. Regular Meeting Page 5 of 115 Architectural Review Commission Minutes February 13, 2024 City of Palm Desert Page 2 ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES CONSENT ITEMS HELD OVER None 5. ACTION CALENDAR A. FINAL DRAWINGS 1. CASE NO: Design Review (DR) 23-0021 (Continued from January 23, 2024) NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a Design Review to develop a 4-story, 128-key, 67,568 square foot Towne Place Suites by Marriott hotel development located on a 2.87-acre vacant parcel east of Monterey Avenue, south of Interstate 10 Freeway, and north of Dinah Shore Drive, within the Monterey Crossings Specific Plan (Assessor’s Parcel Number 685-020-021). APPLICANT AND ADDRESS: AO Architects, Orange, CA 92866 LOCATION: Vacant 2.87-acre parcel east of Monterey Avenue, south of Interstate 10 Freeway, and north of Dinah Shore Drive, within the Monterey Crossings Specific Plan (Assessor’s Parcel Number 685-020-021). ZONE: Planned Commercial - 3 (PC-3) & Freeway Commercial Overlay Zone (FCOZ) Principal Planner, Carlos Flores, narrated a PowerPoint presentation on the item and responded to Commission inquiries. Tom Bergeron with AO Architects, Applicant Representative, was present in-person; Duc Huynh, Project Designer, and Hitesh Patel, Project Manager, were present via Zoom. Chair Vuksic opened the public comment period and invited the applicant to speak. Tom Bergeron with AO Architects, Applicant; Duc Huyhn, Project Designer; and Hitesh Project Manager, answered questions from the Commission. With no other members of the public wishing to comment, Chair Vuksic closed the public comment period. Discussion on the item ensued with Commissioners providing comments for the project. Following discussion, MOTION BY VICE CHAIR MCINTOSH, SECOND BY COMMISSIONER SANCHEZ, CARRIED 4-2 (COMMISSIONER MCAULIFFE and CHAIR VUSKIC VOTING NO AND COMMISSIONER BLAKELEY ABSENT); to approve Case No. DR 23-0021 with the following condition: 1. Stone veneer shall be wrapped around the second tier at the entry and terminate at inside corner. 2. CASE NO: MISC23-0042 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a Design Review for a façade modification to an existing Buffalo Wild Wings restaurant located at 72920 Highway 111. APPLICANT AND ADDRESS: Marlon Gonzales, Torrance, CA 90503 Page 6 of 115 Architectural Review Commission Minutes February 13, 2024 City of Palm Desert Page 3 ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES LOCATION: 72920 Highway 111 ZONE: Regional Commercial Center (P.C.-3) Principal Planner, Carlos Flores, narrated a PowerPoint presentation on the item and responded to Commission inquiries. Lisa Gonzales, Inspire Brand, Applicant Representative; Serge Zdravkovic and Zach Speroni, Architects with Menemsha, were present via Zoom. Chair Vuksic opened the public comment period and invited the applicant to speak. Lisa Gonzales, Inspire Brand, Applicant Representative; Serge Zdravkovic and Zach Speroni, Architects with Menemsha, answered questions from the Commission. With no other members of the public wishing to comment, Chair Vuksic closed the public comment period. Discussion on the item ensued with Commissioners providing comments for the project. Following discussion, MOTION BY COMMISSIONER MCAULIFFE, SECOND BY COMMISSIONER SANCHEZ, CARRIED 6-0 (COMMISSIONER BLAKELEY ABSENT); to approve Case No. MISC23-0042 as presented. 3. CASE NO: MISC 23-0037 Amendment No. 2 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a Design Review to modify the approved architecture associated with a Precise Plan, Conditional Use Permit, and Environmental Assessment to develop a 69-unit residential development located on 30 acres within Palm Desert Country Club. APPLICANT AND ADDRESS: Villas PD, LLC, Palm Desert, CA 92211 LOCATION: Palm Desert County Club (Approximately 30 acres within the former Palm Desert Country Club Executive Course APNs 637-190-021, -027, -040). ZONE: Mixed Residential (R-2) Principal Planner, Nick Melloni, narrated a PowerPoint presentation on the item and responded to Commission inquiries. Chris McFadden, Applicant, was present. Chair Vuksic opened the public comment period and invited the applicant to speak. Chris McFadden, Applicant, answered questions from the Commission. With no other members of the public wishing to comment, Chair Vuksic closed the public comment period. Commissioners provided comments for the project. Following discussion, MOTION BY COMMISSIONER COLVARD, SECOND BY VICE CHAIR MCINTOSH, CARRIED 6-0, (BLAKELEY ABSENT); to approve Case No. MISC23-0037 Amendment No. 2 as presented, with the following condition: 1. No changes to the site plan are approved by this action. 4. CASE NO: SARC24-0002 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a Sign Program for a new multitenant commercial building located at 72310 Highway 111 Page 7 of 115 Architectural Review Commission Minutes February 13, 2024 City of Palm Desert Page 4 ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES APPLICANT AND ADDRESS: Western Sign & Awning, San Marcos, CA 92078 LOCATION: 72310 Highway 111 ZONE: Regional Commercial Center (P.C.-3) Principal Planner, Carlos Flores, narrated a PowerPoint presentation on the item and responded to Commission inquiries. Tiffany Del Gato with Western Sign & Awning, Applicant, was present via Zoom. Chair Vuksic opened the public comment period and invited the applicant to speak. Tiffany Del Gato with Western Sign & Awning, Applicant, introduced herself and answered questions from the Commission. With no other members of the public wishing to comment, Chair Vuksic closed the public comment period. Discussion on the item ensued with Commissioners providing comments for the project. Following discussion, MOTION BY COMMISSIONER MCAULIFFE, SECOND BY VICE CHAIR MCINTOSH, CARRIED 6-0 (COMMISSIONER BLAKELEY ABSENT); to approve Case No. SARC24-0002 as presented. 5. CASE NO: Landscape (LS) 24-0003 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a Design Review for an amendment to the approved landscape plan for the Montage residential tract (TR 37993) located at the northwest corner of Portola Avenue and Julie Lane. Changes include reduction in quantities of trees in common area landscapes and the reconfiguration and modification of tree species along the project frontage on Julie Lane. APPLICANT AND ADDRESS: GHA Montage PD, LLC, Cathedral City 92234 LOCATION: Northwest corner of Portola Avenue and Julie Drive ZONE: Planned Residential, 20 dwelling units per acre (PR-20) Principal Planner, Nick Melloni, narrated a PowerPoint presentation on the item and responded to Commission inquiries. Carlos Bonilla, Project Manager for GHA Companies, Applicant Representative, was present. Chair Vuksic opened the public comment period and invited the applicant to speak. Carlos Bonilla, Project Manager for GHA Companies, Applicant Representative, introduced himself and answered questions from the Commission. With no other members of the public wishing to comment, Chair Vuksic closed the public comment period. Discussion on the item ensued with Commissioners providing comments for the project. Following discussion, MOTION BY COMMISSIONER SANCHEZ, SECOND BY COMMISSIONER COLVARD, (BLAKELEY ABSENT) CARRIED 6-0 to continue Case No. LS 24-0003 with the following comments: Page 8 of 115 Architectural Review Commission Minutes February 13, 2024 City of Palm Desert Page 5 ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES 1. Provide additional trees along Julie Lane with quantities that conform to the approved plans by the City Council and original landscape plan. Existing trees may remain to satisfy the quantity requirements (plant 20 trees). 2. Plant trees along Portola Avenue to conform with the preliminary plan. 3. Plant additional trees within HOA common area as depicted on sheet LP-1.104, to replace the four shade trees omitted from the plan. 4. Provide alternative plantings to replace the 50 citrus trees omitted within HOA common areas, as depicted on sheet LP-1.101. 5. Generally, specific quantities should match approved quantities. However, a variation of the approved plant species and new placement location may be proposed. Vice Chair McIntosh left the meeting at 3:22 p.m. due to a conflicting obligation. 6. NON-ACTION ITEMS None 7. INFORMATIONAL REPORTS & COMMENTS A. ARCHITECTURAL REVIEW COMMISSIONERS None B. CITY STAFF Principal Planner Melloni provided the following updates: The Planning Division has two new staff members, Kayleen Aguirre, Planning Technician and Kenny Taylor, Associate Planner. The Planning Commission approved the Objective Design Standards at the meeting held on February 6, 2024. Upon inquiry, Principal Planner Melloni provided information regarding setbacks in relation to building heights and grades. Next Planning Commission meeting will be held February 20, 2024, and has five items on the agenda. Planning staff is working on an amendment to the University Neighborhood Specific Plan which includes the North Sphere park. A community meeting regarding this update will be held on March 21, 2024, at the Palm Desert iHub. C. ATTENDANCE REPORT The attendance report was provided with the agenda materials. The Commission took no action on this matter. Page 9 of 115 Architectural Review Commission Minutes February 13, 2024 City of Palm Desert Page 6 ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES 8. ADJOURNMENT The Architectural Review Commission adjourned at 3:28 p.m. Respectfully submitted, Melinda Gonzalez, Executive Administrative Assistant Recording Secretary ATTEST: Carlos Flores, Principal Planner Secretary APPROVED BY ARC: __/__/2024 Page 10 of 115 CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT ARCHITECTURAL REVIEW COMMISSION MEMORANDUM To: Honorable Chair and Members of the Commission From: Kenny Taylor, Associate Planner Date: February 27, 2024 Case No(s): SARC23-0011 Subject: Consideration to approve a Sign Design Review for improvements to an existing façade to the Carl’s Jr’s restaurant located at 36879 Cook Street. BACKGROUND/SUMMARRY The Applicant, Anthony Santistevan, requests approval for installation of a roofline LED trim band and canopy on the Carl’s Jr commercial restaurant building located at 36879 Cook Street. A. Zoning, General Plan and Adjacent Uses: Table 1 – Adjacent Land Use and Designations Existing Uses General Plan Zoning Project Site Retail-commercial Regional Retail Regional Commercial Center, Scenic Preservation (P.C.-3) North Retail-commercial Regional Retail Regional Commercial Center, Scenic Preservation (P.C.-3) South Retail-commercial Regional Retail Regional Commercial Center, Scenic Preservation (P.C.-3) East Retail-commercial Regional Retail Regional Commercial Center, Scenic Preservation (P.C.-3) West Retail-commercial Regional Retail Regional Commercial Center, Scenic Preservation (P.C.-3) B. Project Description The project is a request to install an LED roofline trim band (Band) and a new aluminum canopy at the entry placed on the front building elevation. The Band is a 3-millimeter (MM) aluminum composite material (ACM) measuring 6” in height and1 1/2” in depth mounted with a 1 ½” thick bracket mounted to the existing roof parapet building elevations and includes the following lengths along these elevations: Page 11 of 115 SARC23-0011 Carl’s Jr Roofline Trim and Canopy Page 2 of 4 February 27, 2024 • 42’-0” North Elevation • 37’-5” West Elevation • 35”-8” East Elevation The proposed Band would be black and would be visible from north, west, and east building elevations consistent with Palm Desert Municipal Code Section 24.16.020(A). The trim, lighting, and other details are applied in a harmonious manner, consistent with the proportions and scale of the building. Page 12 of 115 SARC23-0011 Carl’s Jr Roofline Trim and Canopy Page 3 of 4 February 27, 2024 The applicant also proposes a new aluminum canopy on the front elevation painted “Black Caviar SW6900”. The colors are generally in keeping with the existing elevation and proposed paint colors, which are earth tones and muted in nature. The canopy would be located over the front entrance to the restaurant, extending 5 feet, 4 inches on the south elevation. The canopy would project 3 feet, 10 inches out from the facade and be 12 inches in height with an additional 2 feet, 6 inches, including the mounting turnbuckles, totaling 3 feet and 6 inches in height. In addition, the proposed material on the canopy would include aluminum with steel rods and wood blocking for reinforcement. Two rows of LEDs will be installed with “egg crate supports” inside the canopy for nighttime lighting. To approve a design review application, the ARC shall find the following: A. That the proposed development conforms to any legally adopted development standards. The project does not propose making any changes to the building and continues to conform with all legally adopted development standards. There are no development standards for the proposed structures. B. That the design and location of the proposed development and its relationship to neighboring existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; and that it will not unreasonably interfere with the use and enjoyment of neighboring existing or proposed developments and that it will not create traffic hazards or congestion. The proposed project, as conditioned, will improve the building façade to an existing restaurant within the PC-3 zoning in an area adjacent to existing retail, restaurant, service commercial, and hotel uses. The project's design includes materials and elements compatible with existing architecture in the vicinity. The project's design does not impair the area's desirability of investment or occupation. The project does not anticipate generating additional traffic or creating traffic hazards or congestion. C. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly, and attractive development contemplated by this title and the General Plan of the City. The design of the project, as conditioned, includes finishes which are compatible and harmonious with existing architecture of the building. The project will add a LED illuminated trim band mounted to the parapet roofline and projecting metal canopy to an existing restaurant exterior façade. Page 13 of 115 SARC23-0011 Carl’s Jr Roofline Trim and Canopy Page 4 of 4 February 27, 2024 D. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures, and colors. The proposed design, as conditioned, utilizes durable finishes and features, provides a shaded structure which is compatible with the adjacent building in terms of materials, textures, and colors. E. That the proposed use conforms to all the requirements of the zone in which it is located and all other applicable requirements. The proposed development, as conditioned, conforms with all development standards of the underlying PC-3 zoning district and all other applicable requirements. F. That the overall development of the land shall be designed to ensure the protection of public health, safety, and general welfare. The site plan has been reviewed to confirm the design provides for protection of the public’s health, safety, and general welfare. The site is adequately serviced by utilities. The project provides sufficient setbacks from adjacent properties and complies with applicable standards of the PC-3 zoning district. STAFF RECOMMENDATION Staff recommends the ARC determines that the requirements of the findings have been met based on the analysis and approves the Sign Design Review with the following conditions: 1) The lighting on the band shall remain solid and white, as shown on the approved plans. 2) Any change to the trim band, including, but not limited to, color, design, thickness, and installation, shall be reviewed by the Architectural Review Commission. Attachment: 1. Project Exhibits Page 14 of 115 Page 15 of 115 Page 16 of 115 Page 17 of 115 Page 18 of 115 Page 19 of 115 Page 20 of 115 Page 21 of 115 Page 22 of 115 Page 23 of 115 Page 24 of 115 Page 25 of 115 Page 26 of 115 Page 27 of 115 CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT ARCHITECTURAL REVIEW COMMISSION MEMORANDUM To: Honorable Chair and Members of the Commission From: Carlos Flores, AICP, Principal Planner Date: February 27, 2024 Case No: Design Review (MISC) 23-0049 Related: PP 18-0005 & TM 37506 Subject: Consideration to approve a Design Review to modify the approved architecture associated with a Precise Plan to develop a 120-unit residential detached development within University Park Executive Summary The proposal is a request by Toll West Coast, LLC (Applicant), for consideration of a Design Review to modify the approved architecture within an existing development, generally known as University Park (Original Approval). The Original Approval was for a Master Precise Plan and Tentative Map to subdivide ~174 acres and establish architectural and landscape design guidance for 1,069 dwelling units. The dwelling units were spread out over eight (8) distinct product types of different lot sizes within five (5) planning areas. This included 120 units within Planning Area 3 of 60’ x 100’ detached home units (120 Units). The current proposal is for consideration to modify the architecture and landscape plans for these 120 Units, which is being referred to as “Stella at University Park”. Background On November 18, 2018, the Palm Desert Planning Commission adopted Commission Resolution No. 2745 approved Tentative Tract Map 37506 and Precise Plan 18-0005 for a 174-acre, 1,069-unit residential subdivision within the University Neighborhood Specific Plan known as University Park. This approval included a Master Precise Plan document (Master Plan) that established architectural and landscape standards and design guidelines for the project, broken down over eight (8) distinct product types within five (5) planning areas. Per Section 4.1 of the Master Plan, if the home builder decides to deviate from the Master Plan, it requires approval from the Architectural Review Commission (ARC). Page 28 of 115 MISC23-0049 – Stella at University Park Page 2 of 6 February 27, 2024 Project Summary A. Property Description: The project site is within Planning Area 3 of the University Park Master Plan, as shown in Exhibit 1 below, and includes 120 single family, detached units measuring 60’ x 100’ in lot size. Exhibit 1 – University Park Planning Areas B. Zoning, General Plan, and Adjacent Uses Table 1 – Adjacent Land Use and Designations Existing Uses General Plan Zoning Project Site Vacant Town Center Neighborhood/University Neighborhood Specific Plan (UNSP) Planned Residential – 18 (PR-18) North Existing/Future Residential Town Center Neighborhood/ UNSP Planned Residential – 18 (PR-18) South Vacant Town Center Neighborhood/ UNSP Planned Residential – 18 (PR-18) East Existing/Future Residential Town Center Neighborhood/ UNSP Planned Residential – 18 (PR-18) West Vacant Town Center Neighborhood/ UNSP Planned Residential – 18 (PR-18) Page 29 of 115 MISC23-0049 – Stella at University Park Page 3 of 6 February 27, 2024 C. Project Description Architecture The ARC’s review of the project will focus on the revisions to the architecture and landscaping for the 120 Units, being referred to as the Stella at University Park project. The proposal includes five (5) single family home designs each with three (3) elevations. Each home design has a corresponding Front Yard Typical planting plan. The five home designs include: - Single story Modern Spanish - Single Story Boutique - Two-story Contemporary - Two-story Modern Spanish - Two-story Boutique Exhibit 2 shows the front elevations of all the proposed designs. Exhibit 2 – Stella at University Park Home Designs The Master Plan identified four (4) home designs, each with three (3) elevations. A street scene of the home designs is shown below in Exhibit 2 and included: - Single story Modern Spanish - Single Story Boutique - Two-story Boutique - Two-story contemporary Page 30 of 115 MISC23-0049 – Stella at University Park Page 4 of 6 February 27, 2024 Exhibit 2 – Master Plan Street Scene Attachment 3 provides segments from the Master Plan including: - Front elevations for the four (4) home designs - Narrative and design elements of the architectural styles - Landscape guidelines The Stella at University Park proposal changes the architecture from the Master Plan by adding a new, two-story Modern Spanish design and revising the architecture on each home design. The new designs are to be reviewed for their compatibility with the Master Plan. Landscaping The proposal includes front yard typical planting plans for each of the five (5) home designs. The project includes a plant list of trees and shrubs to be used for all of the home designs. Each home unit has a mixture of two (2) trees in the front yard, shrubs, and ground material. The plan palette includes Palo Breas, Palo Verdes, Mulga Trees, Century Plans, Smooth Agave, and Red Yuccas. The Master Plan provides a framework of requirements for front yard landscaping throughout the University Park development. Site Plan No changes to the site plan are under consideration at this time. Analysis Pursuant to Palm Desert Municipal Code (PDMC) Section 25.68, the Architectural Review Commission is the designated authority to approve architectural modifications under a design review. In making a determination on a design review application, the ARC must make findings per PDMC 25.68.040: A. That the proposed development conforms to any legally adopted development standards. The proposed modifications do not affect the project’s conformance to development standards. B. That the design and location of the proposed development and its relationship to neighboring existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; and that it will not unreasonably interfere with the use and enjoyment of neighboring existing or proposed Page 31 of 115 MISC23-0049 – Stella at University Park Page 5 of 6 February 27, 2024 developments and that it will not create traffic hazards or congestion. The project has been previously reviewed and evaluated under the California Environmental Quality Act. The modifications to the project architecture will not create new impacts. C. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly, and attractive development contemplated by this title and the General Plan of the City. The proposed project blends well with the surrounding neighborhood by incorporating similar design, color, and materials as approved in the Master Precise Plan. The project adds a new design to the existing Precise Plan and continues the use of modern Spanish, boutique, and contemporary designs as outlined in the Master Precise Plan which will be utilized throughout the entirety of the University Park development. The proposed project is consistent with the architecture and landscape design guidelines as outlined in the University Park Master Precise Plan. D. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures, and colors. The proposed design utilizes durable finishes and features a quality contemporary style characterized by modern forms, smooth stucco exterior finishes, and desert- compatible colors. E. That the proposed use conforms to all the requirements of the zone in which it is located and all other applicable requirements. The project has been previously reviewed and approved and found to comply with applicable design requirements. The project will require compliance with all conditions of the original project approval. F. That the overall development of the land shall be designed to ensure the protection of public health, safety, and general welfare. The site plan and grading plan have been reviewed to confirm the design provides protection of the public’s health, safety, and general welfare. The site is adequately serviced by utilities and the grading plan was reviewed in accordance with City requirements. The project provides setbacks from adjacent properties that meet the standards of the original approval. Page 32 of 115 MISC23-0049 – Stella at University Park Page 6 of 6 February 27, 2024 STAFF RECOMMENDATION Staff recommends the ARC determines that the requirements of the findings have been met based on the analysis and approves the Design Review The ARC has the discretion to request the Applicant modify the design of the project before approving the case. Any modifications required should be added to the motion as a condition of approval. Attachments: 1. Project Architecture Exhibits 2. Project Landscape Exhibits 3. Segments of the University Park Master Precise Plan Page 33 of 115 S T E L L A A T U N I V E R S I T Y P A R K T R A C K N U M B E R : 3 7 5 0 6 - 2 Page 34 of 115 S H E E T I N D E X A R C H I T E C T U R E STREET SCENE COMPOSITE FLOOR PLAN COMPOSITE FLOOR PLAN PLAN 1 - FLOOR PLAN AND OPTIONS PLAN 1 - PARTIAL FLOOR PLANS PLAN 1 - FRONT ELEVATIONS PLAN 1 - MODERN SPANISH WRAPPED ELEVATIONS AND ROOF PLAN PLAN 1 - CONTEMPORARY WRAPPED ELEVATIONS AND ROOF PLAN PLAN 1 - BOUTIQUE WRAPPED ELEVATIONS AND ROOF PLAN PLAN 2 - FLOOR PLAN AND OPTIONS PLAN 2 - PARTIAL FLOOR PLANS PLAN 2 - FRONT ELEVATIONS PLAN 2 - MODERN SPANISH WRAPPED ELEVATIONS AND ROOF PLAN PLAN 2 - CONTEMPORARY WRAPPED ELEVATIONS AND ROOF PLAN PLAN 2 - BOUTIQUE WRAPPED ELEVATIONS AND ROOF PLAN PLAN 3 - FLOOR PLAN PLAN 3 - OPTIONS PLAN 3 - PARTIAL FLOOR PLANS PLAN 3 - FRONT ELEVATIONS PLAN 3 - MODERN SPANISH WRAPPED ELEVATIONS AND ROOF PLAN PLAN 3 - CONTEMPORARY WRAPPED ELEVATIONS AND ROOF PLAN PLAN 3 - BOUTIQUE WRAPPED ELEVATIONS AND ROOF PLAN A-01 A-02 A-03 A-04 A-05 A-06 A-07 A-08 A-09 A-10 A-11 A-12 A-13 A-14 A-15 A-16 A-17 A-18 A-19 A-20 PLAN 4 - FLOOR PLAN PLAN 4 - OPTIONS PLAN 4 - PARTIAL FLOOR PLANS PLAN 4 - FRONT ELEVATIONS PLAN 4 - MODERN SPANISH WRAPPED ELEVATIONS AND ROOF PLAN PLAN 4 - CONTEMPORARY WRAPPED ELEVATIONS AND ROOF PLAN PLAN 4 - BOUTIQUE WRAPPED ELEVATIONS AND ROOF PLAN PLAN 5 - FLOOR PLAN PLAN 5 - OPTIONS PLAN 5 - PARTIAL FLOOR PLANS PLAN 5 - FRONT ELEVATIONS PLAN 5 - MODERN SPANISH WRAPPED ELEVATIONS AND ROOF PLAN PLAN 5 - CONTEMPORARY WRAPPED ELEVATIONS AND ROOF PLAN PLAN 5 - BOUTIQUE WRAPPED ELEVATIONS AND ROOF PLAN A-23 A-24 A-25 A-26 A-27 A-28 A-29 A-30 A-31 A-32 A-33 A-34 A-35 A-36 A-21 A-22 Page 35 of 115 Page 36 of 115 9080 SL.DR. / OPT. 16080 SL.DR.1 0 0 ' - 0 "6 0 ' - 0 " POOL (20'-0" x 10'-0")288054" VANITY54" VANITY368016080 GARAGE DOOR GARAGE 20'-1" x 20'-0" 12'-1" CLG.DW4'-0" x 9'-0"48" REF. O P T . D R .2880OPT. SUNVAULT ESSOPT. HUBA/C A/C 2'-014"2'-014"SEAT2 8 8 0 PANTRY/ OPT. WORKSPACE/ OPT. WET BAR 12'-1" CLG. KITCHEN 12'-1" CLG.OPT. 3'-0" x 5'-6"FREESTANDINGTUBO P T . D R . PRIMARY BATH 12'-1" CLG. FOYER 12'-1" CLG. PORCH 12'-1" CLG. 48"X72"SHOWEROPT. 48" FIREPLACE30" VANITY 36" VANITYOVEN/MICRO2 8 8 0OPT. UPPERSLINEN PRIMARY CLOSET 18' L.F. 12'-1" CLG. PRIMARY CLOSET 2 12' L.F. 10'-1" CLG. OPT. 48" FIREPLACEGREAT ROOM 19'-6" x 18'-0" 12'-1" CLG. PRIMARY BEDROOM 17'-5" x 15'-0" 12'-1" CLG. CASUAL DINING 11'-9" x 15'-0" 12'-1" CLG. OUTDOOR LIVING ROOM 19'-0" x 10'-0" 12'-1" CLG. FLEX ROOM/ OPT. OFFICE 11'-4" x 11'-6" 12'-1" CLG.COATHALL BATH 12'-1" CLG. BEDROOM 2 11'-0" x 11'-0" 12'-1" CLG. BEDROOM 3 11'-9" x 13'-4" 12'-1" CLG. BEDROOM 2 CLOSET BEDROOM 3 CLOSET BEDROOM 3 BATH 12'-1" CLG. EVERYDAY ENTRY 12'-1" CLG.LAUNDRY ROOM 9'-8" x 6'-6" 12'-1" CLG. 12'-1" CLG.W/H.LINEN1'-0"OPT.SHOWER ENTRY COURTYARD 1 0 2 ' - 0 "6 0 ' - 0 "48" COOKTOPOPT. SUNVAULT ESSOPT. HUBPRIMARY CLOSET 24' L.F. 12'-1" CLG.368028802880OPT. 3'-0" x 5'-6"FREESTANDINGTUBO P T . D R .60" VANITY60" VANITY2880DW4'-0" x 9'-0" OPT. 48" FIREPLACE36" VANITYA/C A/C 2'-0"2'-0"2880W/H. 9080 SL.DR. / OPT. 12080 SL.DR. POOL (20'-0" x 10'-0") 48" REF.OVEN/MICROPRIMARY BEDROOM 17'-0" x 15'-6" 12'-1" CLG. CASUAL DINING 12'-3" x 15'-9" 12'-1" CLG. PRIMARY BATH 12'-1" CLG. EVERYDAY ENTRY 12'-1" CLG. LAUNDRY ROOM 9'-0" x 8'-2" 12'-1" CLG. COAT PANTRY 12'-1" CLG. POWDER ROOM 12'-1" CLG. GARAGE 20'-0" x 20'-0" 12'-1" CLG. BEDROOM 2 11'-0" x 11'-6" 12'-1" CLG. BEDROOM 2 CLOSET BEDROOM 3 12'-4" x 11'-0" 12'-1" CLG.BEDROOM 3 CLOSETBEDROOM 4 12'-6" x 11'-0" 12'-1" CLG.FOYER 12'-1" CLG. PORCH 12'-1" CLG. KITCHEN 12'-1" CLG. 21'-9" x 18'-0" 12'-1" CLG. GREAT ROOM OUTDOOR LIVING ROOM 19'-7" x 11'-0" 12'-1" CLG.OPT. 48" FIREPLACEBEDROOM 2 BATH 12'-1" CLG. 16080 GARAGE DOOR 1'-0"36" VANITY 36" VANITYSEAT O P T . D R . BEDROOM 3 BATH 12'-1" CLG. BEDROOM 4 BATH 12'-1" CLG. 48"x72" SHOWER BEDROOM 4 CLOSET LINENOPT. UPPERS FULLHT.CAB OPT.SHOWER OPT.SHOWER 36" VANITY OPT. WET BARSHELF ENTRY COURTYARD W/H. 16080 GARAGE DOOR 1 0 0 ' - 0 "6 0 ' - 0 "DW4'-0" x 9'-0"48" COOKTOP3680UP18 ROPT. 42" FIREPLACE48" REF.OPT. 42" FIREPLACEA/C A/C 2'-11"2'-11"OPT. SUNVAULT ESSOPT. HUB2880GARAGE 21'-0" x 20'-1" 10'-1" CLG. 10'-0" x 16'-11" 10'-1" CLG. KITCHEN 10'-1" CLG. OUTDOOR LIVING ROOM 28'-0" x 11'-6" 10'-1" CLG. GREAT ROOM 17'-8" x 16'-9" TWO STORY CLG. CASUAL DINING 10'-6" x 16'-9" 10'-1" CLG. 9080 SL.DR. / OPT. 16080 SL.DR. POWDER ROOM 10'-1" CLG. FOYER TWO STORY CLG. PORCH 10'-1" CLG.1'-0"COATPOOL (20'-0" x 10'-0") PANTRY 10'-1" CLG. 36" VANITY 2 8 8 0 2880OVEN/MICROEVERYDAY ENTRY 10'-1" CLG. 10'-1" CLG. STORAGE/ OPT. WINE ROOM/ OPT. WORKSPACE/ OPT. PANTYRY 2 FLEX ROOM/ OPT. ADDITIONAL BEDROOM WITH BATH 12'-3" x 19'-9" 9'-1" CLG. ENTRY COURTYARD W/H.OPT. 3'-0" x 5'-6"FREESTANDINGTUBOPT. DR.9080 SL.DR. / OPT. 12080 SL.DR.1 0 0 ' - 0 "6 0 ' - 0 " UP18 R OVEN/MICRO 48" REF.DW4'-0" x 9'-0"16080 GARAGE DOOR 2'-0"2'-0"48" COOKTOP2 8 8 0 288036" VANITY2880OPT. SUNVAULT ESSOPT. HUBA/C A/C PRIMARY CLOSET 29' L.F. 10'-1" CLG. COAT OPT.UPPERS OUTDOOR LIVING ROOM 16'-8" x 11'-2" TWO STORY CLG. FOYER TWO STORY CLG. PORCH 10'-1" CLG. LAUNDRY ROOM 9'-5" x 6'-6" 10'-1" CLG. PANTRY 10'-1" CLG. GARAGE 20'-0" x 20'-4" 10'-1" CLG. OPT. OFFICE/ OPT. ADDITIONAL BEDROOM/ OPT. MULTI - GEN SUITE 14'-0" x 13'-0" 10'-1" CLG. EVERYDAY ENTRY 10'-1" CLG. CASUAL DINING 12'-0" x 14'-0" 10'-1" CLG. GREAT ROOM 16'-8" x 17'-4" TWO STORY CLG. KITCHEN 10'-1" CLG. POWDER ROOM 10'-1" CLG. SHELF 1'-0"PRIMARY BATH 10'-1" CLG.48" VANITY48" VANITYPRIMARY BEDROOM 16'-0" x 15'-0" 10'-1" CLG.2880OPT. GARAGE/ OPT. MULTI - GEN SUITE POOL (20'-0" X 10'-0") FLEX ROOM/ 48"X72"SHOWER SEATLINEN 3 6 8 0 STORAGE OPT. 48" FIREPLACEOPT. 48" FIREPLACELINENCOAT W/H.36801 0 0 ' - 0 "6 0 ' - 0 " UP 18R OPT. 48" FIREPLACE16080 GARAGE DOOR 8080 GARAGE DOOROVEN/MICRO48" REF.DW4'-0" x 9'-0"48" COOKTOP2'-1112"2'-1112"OPT. 48" FIREPLACE2880OPT. SUNVAULT ESSOPT. HUB2880STORAGESLOPPED CLG. GARAGE 22'-0" x 20'-7" 10'-1" CLG. GARAGE 20'-0" x 10'-6" 10'-1" CLG. PORCH 10'-1" CLG. FOYER TWO STORY CLG. EVERYDAY ENTRY 10'-1" CLG. PANTRY 10'-1" CLG. KITCHEN 10'-1" CLG. CASUAL DINING 12'-8" x 16'-9" 10'-1" CLG.1'-0"9080 SL.DR. / OPT. 12080 SL.DR. POOL (20'-0" x10'-0") OUTDOOR LIVING ROOM 19'-0" x 10'-0" 10'-1" CLG. A/C A/C GREAT ROOM 18'-7" x 16'-9" TWO STORY CLG. 36" VANITY 16'-5" x 12'-2" 10'-1" CLG. OPT. ADDITIONAL BEDROOM OPT. FLEX ROOM 12'-6" x 12'-6" 10'-1" CLG.MULTI-GENCLOSETMULTI - GEN SUITE BATH 10'-1" CLG.3080288036" VANITYMULTI - GEN SUITE BEDROOM/ POWDER ROOM 10'-1" CLG. MULTI - GEN SUITE LIVING AREA OPT. OFFICE/KITCHENETTE58'-7"26'-5"15'-0"25'-0"22'-0"20'-0"15'-0"8'-0"20'-0"15'-0"20'-0"15'-0"9'-0"20'-0"9'-0"24'-0"35'-6"14'-10"20'-0"15'-0"50'-0"5'-0"10'-0"50'-0"10'-0"50'-0"5'-0"5'-0"50'-0"5'-0"50'-0"5'-0"5'-0"20'-0"65'-0"15'-0"17'-0"STELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS A-02COMPOSITEFIRST FLOOR01610SCALE: 3/32" = 1'-0"TOTAL GARAGE OUTDOOR LIVING PLAN 1 191 SQ. FT. 2,496 SF 3 BDRM, 3 BATH, FLEX 2 CAR GARAGE PLAN 2 2,566 SF 4 BDRM, 4.5 BATH 2 CAR GARAGE PLAN 3 3,063 SF 4 BDRM, 4 BATH, FLEX, LOFT 3 BAY GARAGE FLOOR AREA TABLE 432 SQ. FT. 2,496 SQ. FT. PLAN 4 3,386 SF 4 BDRM, 3.5 BATH, FLEX, LOFT 2 CAR GARAGE PLAN 5 3,557 SF 5 BDRM, 4.5 BATH, LOFT 3 CAR GARAGE TOTAL GARAGE OUTDOOR LIVING 211 SQ. FT. FLOOR AREA TABLE 439 SQ. FT. 2,566 SQ. FT.TOTAL GARAGE OUTDOOR LIVING 322 SQ. FT. FLOOR AREA TABLE 660 SQ. FT. 3,063 SQ. FT.TOTAL GARAGE OUTDOOR LIVING 187 SQ. FT. FLOOR AREA TABLE 455 SQ. FT. 3,386 SQ. FT.TOTAL GARAGE OUTDOOR LIVING 189 SQ. FT. FLOOR AREA TABLE 783 SQ. FT. 3,557 SQ. FT. Page 37 of 115 DN18 R 48" VANITY 48" VANITY PRIMARY CLOSET 23' L.F. 9'-1" CLG.288036" VANITY O P T . D R .SEATBEDROOM 2/ OPT. PRIMARY RETREAT 11'-3" x 10'-0" 9'-1" CLG. LAUNDRY ROOM 6'-6" x 11'-1" 9'-1" CLG. BEDROOM 4 12'-3" x 12'-0" 9'-1" CLG. BEDROOM 4 CLOSET SHARED BATH 9'-1" CLG. HALL BATH 9'-1" CLG. OPEN TO BELOW / OPT. BONUS ROOM/ OPT. PRIMARY RETREAT LOFT 15'-8" x 15'-9" 9'-1" CLG.OPEN TO BELOW PRIMARY BEDROOM 16'-3" x 14'-0" 9'-1" CLG. PRIMARY BATH 9'-1" CLG. OPT. PRIMARY SUITE DECK OPT. 5'-6" x 3'-0"FREESTANDINGTUB 2880BEDROOM 3 12'-9" x 11'-0" 9'-1" CLG.BEDROOM 3 CLOSETLINEN 66" VANITYBEDROOM 2 CLOSET OPT.SHOWER OPT.SHOWER 60"X48"SHOWER OPEN TO SKY DN18 R 36" VANITY72" VANITY BEDROOM 2 12'-7" x 11'-0" 9'-1" CLG. OPEN TO BELOW OPEN TO BELOW LOFT 20'-2" x 12'-0" 9'-1" CLG. BEDROOM 2 BATH 9'-1" CLG.BEDROOM 2 CLOSETBEDROOM 3 12'-0" x 15'-3" 9'-1" CLG. BEDROOM 3 CLOSET HALL BATH 9'-1" CLG. BEDROOM 4 12'-0" x 12'-0" 9'-1" CLG. BEDROOM 4 CLOSET FULL HT. CABHIGH WDW.HIGH WDW.OPT.SHOWER OPT.SHOWER 48" VANITY48" VANITY SEATO P T . D R . PRIMARY CLOSET 36' L.F. 9'-1" CLG. PRIMARY BEDROOM 15'-3" x 17'-9" 9'-1" CLG. PRIMARY BATH 9'-1" CLG. OPT. PRIMARY SUITE DECK OPT. CAB.LOFT 15'-4" x 13'-4" 9'-1" CLG. OPEN TO BELOW / OPT. PRIMARY RETREAT OPEN TO BELOW BEDROOM 5 BATH 9'-1" CLG.DN 18R LAUNDRY ROOM 6'-6" x 9'-7" 9'-1" CLG.36" VANITY72" VANITYBEDROOM 5 11'-0" x 12'-2" 9'-1" CLG.BEDROOM 5 CLOSETBEDROOM 4 12'-6" x 11'-0" 9'-1" CLG.BEDROOM 4 CLOSETBEDROOM 3 10'-8" x 11'-9" 9'-1" CLG. BEDROOM 3 CLOSETSHARED BATH 9'-1" CLG. 2 8 8 0 OPT. 5'-6" x 3'-0"FREESTANDINGTUB 2 8 8 0 OPT. BAR OPT.SHOWER OPT.SHOWER STELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS A-03COMPOSITESECOND FLOOR01610SCALE: 3/32" = 1'-0"PLAN 1 PLAN 2 PLAN 3 PLAN 4 PLAN 5 Page 38 of 115 9080 SL.DR. / OPT. 16080 SL.DR.1 0 0 ' - 0 "6 0 ' - 0 "15'-0"5'-0"5'-0"15'-0"20'-0"50'-0" POOL (20'-0" x 10'-0")288054" VANITY54" VANITY368016080 GARAGE DOOR GARAGE 20'-1" x 20'-0" 12'-1" CLG.DW4'-0" x 9'-0"48" REF. O P T . D R .2880OPT. SUNVAULT ESSOPT. HUB20'-0"65'-0"A/C A/C 2'-014"2'-014"SEAT2880PANTRY/ OPT. WORKSPACE/ OPT. WET BAR 12'-1" CLG. KITCHEN 12'-1" CLG.OPT. 3'-0" x 5'-6"FREESTANDINGTUBO P T . D R . PRIMARY BATH 12'-1" CLG. FOYER 12'-1" CLG. PORCH 12'-1" CLG. 48"X72" SHOWEROPT. 48" FIREPLACE30" VANITY 36" VANITYOVEN/MICRO2880OPT. UPPERSLINEN PRIMARY CLOSET 18' L.F. 12'-1" CLG. PRIMARY CLOSET 2 12' L.F. 10'-1" CLG. OPT. 48" FIREPLACEGREAT ROOM 19'-6" x 18'-0" 12'-1" CLG. PRIMARY BEDROOM 17'-5" x 15'-0" 12'-1" CLG. CASUAL DINING 11'-9" x 15'-0" 12'-1" CLG. OUTDOOR LIVING ROOM 19'-0" x 10'-0" 12'-1" CLG. FLEX ROOM/ OPT. OFFICE 11'-4" x 11'-6" 12'-1" CLG.COATHALL BATH 12'-1" CLG. BEDROOM 2 11'-0" x 11'-0" 12'-1" CLG. BEDROOM 3 11'-9" x 13'-4" 12'-1" CLG. BEDROOM 2 CLOSET BEDROOM 3 CLOSET BEDROOM 3 BATH 12'-1" CLG. EVERYDAY ENTRY 12'-1" CLG.LAUNDRY ROOM 9'-8" x 6'-6" 12'-1" CLG. 12'-1" CLG.W/H.LINEN1'-0"OPT. SHOWER 9'-0"ENTRY COURTYARDOFFICE 11'-0" x 11'-6" 12'-1" CLG.48" FIREPLACE48" FIREPLACEOUTDOOR LIVING ROOM 17'-0" x 10'-0" 12'-1" CLG. 16080 SL.DR. PANTRY 12'-1" CLG.OPT. CAB.WORK SPACE 12'-1" CLG. PANTRY 12'-1" CLG. WET BAR 10'-1" CLG.STELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS A-04PLAN 12,496 SQ. FT.OPTION - FIREPLACE AT GREAT ROOM OPTION - OFFICE OPTION - WORKSPACE OPTION - WET BAR OPTION - FIREPLACE AT OUTDOOR LIVING ROOM OPTION - SLIDING DOOR- 12X8 AT GREAT ROOM 01610SCALE: 3/16" = 1'-0"REFLECTS MODERN SPANISH Page 39 of 115 368016080 GARAGE DOOR ENTRY COURTYARD 3 6 8 0 16080 GARAGE DOOR PORCH 12'-1" CLG. ENTRY COURTYARD STELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS A-05PLAN 1PARTIAL PLAN01610SCALE: 3/16" = 1'-0"BOUTIQUECONTEMPORARY Page 40 of 115 Page 41 of 115 Page 42 of 115 Page 43 of 115 Page 44 of 115 1 0 2 ' - 0 "6 0 ' - 0 "15'-0"5'-0"5'-0"15'-0"20'-0"50'-0"67'-0" 48" COOKTOP OPT. SUN VAULT ESS OPT. HUB PRIMARYCLOSET24' L.F.12'-1" CLG.368028802 8 8 0 OPT. 3'-0" x 5'-6" FREESTANDINGTUB OPT. DR.60" VANITY60" VANITY 2 8 8 0 DW 4'-0" x 9'-0" OPT. 48" FIREPLACE 36" VANITY A/CA/C2'-0"2'-0"2 8 8 0 W/H.9080 SL.DR. / OPT. 12080 SL.DR.POOL (20'-0" x 10'-0")48" REF.OVEN/ MICRO PRIMARY BEDROOM17'-0" x 15'-6"12'-1" CLG.CASUAL DINING12'-3" x 15'-9"12'-1" CLG.PRIMARYBATH12'-1" CLG.EVERYDAY ENTRY12'-1" CLG.LAUNDRYROOM9'-0" x 8'-2"12'-1" CLG.COATPANTRY12'-1" CLG.POWDERROOM12'-1" CLG.GARAGE20'-0" x 20'-0"12'-1" CLG.BEDROOM 211'-0" x 11'-6"12'-1" CLG.BEDROOM 2 CLOSETBEDROOM 312'-4" x 11'-0"12'-1" CLG.BEDROOM 3 CLOSET BEDROOM 412'-6" x 11'-0"12'-1" CLG.FOYER12'-1" CLG.PORCH12'-1" CLG.KITCHEN12'-1" CLG.21'-9" x 18'-0"12'-1" CLG.GREATROOMOUTDOOR LIVING ROOM19'-7" x 11'-0"12'-1" CLG.OPT. 48" FIREPLACE BEDROOM 2BATH12'-1" CLG.16080 GARAGE DOOR1'-0"36" VANITY36" VANITY SEATOPT. DR.BEDROOM 3BATH12'-1" CLG.BEDROOM 4BATH12'-1" CLG.48"x72"SHOWERBEDROOM 4CLOSETLINEN OPT. UPPERS20'-0"FULLHT.CABOPT.SHOWEROPT.SHOWER36" VANITYOPT. WET BAR SHELFENTRY COURTYARD9'-0"9080 SL.DR. / OPT. 12080 SL.DR.OUTDOOR LIVING ROOM17'-2" x 11'-0"12'-1" CLG.48" FIREPLACE WET BAR 48" FIREPLACE STELLA AT UNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERSA-10PLAN 2 2,566 SQ. FT.OPTION - FIREPLACEAT GREAT ROOMOPTION - FIREPLACEAT OUTDOOR LIVING ROOMOPTION - WET BAR0 1610 SCALE: 3/16" = 1'-0"REFLECTS MODERN SPANISHPage 45 of 115 3680PORCH12'-1" CLG.16080 GARAGE DOORENTRY COURTYARD368016080 GARAGE DOORENTRY COURTYARDSTELLA AT UNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERSA-11PLAN 2 PARTIAL PLAN 0 1610 SCALE: 3/16" = 1'-0"BOUTIQUECONTEMPORARYPage 46 of 115 Page 47 of 115 Page 48 of 115 Page 49 of 115 Page 50 of 115 W/H. 16080 GARAGE DOOR 1 0 0 ' - 0 "6 0 ' - 0 "15'-0"5'-0"5'-0"24'-0"20'-0"50'-0"56'-0"35'-6"DW4'-0" x 9'-0"48" COOKTOP3 6 8 0 UP 18 ROPT. 42" FIREPLACE48" REF.OPT. 42" FIREPLACEA/C A/C 2'-11"2'-11"OPT. SUNVAULT ESSOPT. HUB2880GARAGE 21'-0" x 20'-1" 10'-1" CLG. 10'-0" x 16'-11" 10'-1" CLG. KITCHEN 10'-1" CLG. OUTDOOR LIVING ROOM 28'-0" x 11'-6" 10'-1" CLG. GREAT ROOM 17'-8" x 16'-9" TWO STORY CLG. CASUAL DINING 10'-6" x 16'-9" 10'-1" CLG. 9080 SL.DR. / OPT. 16080 SL.DR. POWDER ROOM 10'-1" CLG. FOYER TWO STORY CLG. PORCH 10'-1" CLG.1'-0"COATPOOL (20'-0" x 10'-0") PANTRY 10'-1" CLG. 36" VANITY 2 8 8 0 2 8 8 0 OVEN/MICROEVERYDAY ENTRY 10'-1" CLG. 10'-1" CLG. STORAGE/ OPT. WINE ROOM/ OPT. WORKSPACE/ OPT. PANTYRY 2 FLEX ROOM/ OPT. ADDITIONAL BEDROOM WITH BATH 12'-3" x 19'-9" 9'-1" CLG. ENTRY COURTYARD DN 18 R 48" VANITY 48" VANITY PRIMARY CLOSET 23' L.F. 9'-1" CLG.288036" VANITY O P T . D R .SEATBEDROOM 2/ OPT. PRIMARY RETREAT 11'-3" x 10'-0" 9'-1" CLG. LAUNDRY ROOM 6'-6" x 11'-1" 9'-1" CLG. BEDROOM 4 12'-3" x 12'-0" 9'-1" CLG. BEDROOM 4 CLOSET SHARED BATH 9'-1" CLG. HALL BATH 9'-1" CLG. OPEN TO BELOW / OPT. BONUS ROOM/ OPT. PRIMARY RETREAT LOFT 15'-8" x 15'-9" 9'-1" CLG.OPEN TO BELOW PRIMARY BEDROOM 16'-3" x 14'-0" 9'-1" CLG. PRIMARY BATH 9'-1" CLG. OPT. PRIMARY SUITE DECK OPT. 5'-6" x 3'-0" FREESTANDING TUB 2880BEDROOM 3 12'-9" x 11'-0" 9'-1" CLG.BEDROOM 3 CLOSETLINEN 66" VANITYBEDROOM 2 CLOSET OPT. SHOWER OPT. SHOWER 60"X48" SHOWER OPEN TO SKY STELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS A-16PLAN 33,061 SQ. FT.FIRST FLOOR - 1,422 SQ.FT. REFLECTS MODERN SPANISH SECOND FLOOR - 1,639 SQ.FT. REFLECTS MODERN SPANISH 01610SCALE: 3/16" = 1'-0"Page 51 of 115 WINE ROOM 10'-1" CLG. WORKSPACE 10'-1" CLG. PANTRY 10'-1" CLG. PRIMARY SUITE DECK 32'-0" x 11'-6" 9'-1" CLG. BONUS ROOM 17'-8" x 16'-9" 9'-1" CLG. O P T . D R . PRIMARY RETREAT 17'-8" x 16'-9" 9'-1" CLG. 16080 SL. DR. 12080 SL. DR.42" FIREPLACE42" FIREPLACEO P T . D R . PRIMARY RETREAT 11'-3" x 12'-7" 9'-1" CLG. STORAGE OUTDOOR LIVING ROOM 26'-0" x 11'-6" 10'-1" CLG. 36" VANITY ADDITIONAL BEDROOM 12'-3" x 12'-0" 10'-1" CLG. ADDITIONAL BEDROOM BATH 10'-1" CLG. ADDITIONAL BEDROOM CLOSET OPT. SHOWER STELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS A-17PLAN 3OPTIONSOPTION - PRIMARY SUITE DECK OPTION - ADDITIONAL BEDROOM OPTION - FIREPLACE AT GREAT ROOM OPTION - FIREPLACE AT OUTDOOR LIVING ROOM OPTION - PRIMARY RETREAT +327 SQ. FT. OPTION - BONUS ROOM +327 SQ. FT. OPTION - SLIDING DOOR- 16X8 AT GREAT ROOM OPTION - WINE ROOM OPTION - WORKSPACE OPTION - PANTRY OPTION - PRIMARY RETREAT 01610SCALE: 3/16" = 1'-0"Page 52 of 115 2880OPEN TO SKY 16080 GARAGE DOOR 3 6 8 0 2880PORCH 10'-1" CLG. ENTRY COURTYARD 2880OPEN TO SKY 16080 GARAGE DOOR 3 6 8 0 2880PORCH 10'-1" CLG. ENTRY COURTYARD STELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS A-18PLAN 3PARTIAL PLAN01610SCALE: 3/16" = 1'-0"BOUTIQUECONTEMPORARY FIRST FLOOR SECOND FLOOR FIRST FLOOR SECOND FLOOR Page 53 of 115 Page 54 of 115 Page 55 of 115 Page 56 of 115 Page 57 of 115 W/H.OPT. 3'-0" x 5'-6"FREESTANDINGTUBOPT. DR.9080 SL.DR. / OPT. 12080 SL.DR.1 0 0 ' - 0 "6 0 ' - 0 " 5'-0"5'-0"22'-0"20'-0"50'-0"58'-0"UP 18 R OVEN/ MICRO 48" REF.DW4'-0" x 9'-0"16080 GARAGE DOOR 2'-0"2'-0"48" COOKTOP2880288036" VANITY2880OPT. SUNVAULT ESSOPT. HUBA/C A/C PRIMARY CLOSET 29' L.F. 10'-1" CLG. COAT OPT.UPPERS OUTDOOR LIVING ROOM 16'-8" x 11'-2" TWO STORY CLG. FOYER TWO STORY CLG. PORCH 10'-1" CLG. LAUNDRY ROOM 9'-5" x 6'-6" 10'-1" CLG. PANTRY 10'-1" CLG. GARAGE 20'-0" x 20'-4" 10'-1" CLG. OPT. OFFICE/ OPT. ADDITIONAL BEDROOM/ OPT. MULTI - GEN SUITE 14'-0" x 13'-0" 10'-1" CLG. EVERYDAY ENTRY 10'-1" CLG. CASUAL DINING 12'-0" x 14'-0" 10'-1" CLG. GREAT ROOM 16'-8" x 17'-4" TWO STORY CLG. KITCHEN 10'-1" CLG. POWDER ROOM 10'-1" CLG. SHELF 1'-0"PRIMARY BATH 10'-1" CLG.48" VANITY48" VANITYPRIMARY BEDROOM 16'-0" x 15'-0" 10'-1" CLG. 2 8 8 0 OPT. GARAGE/ OPT. MULTI - GEN SUITE POOL (20'-0" X 10'-0") FLEX ROOM/ 48"X72" SHOWER SEATLINEN 3680STORAGE OPT. 48" FIREPLACEOPT. 48" FIREPLACELINENCOAT DN18 R 36" VANITY72" VANITY BEDROOM 2 12'-7" x 11'-0" 9'-1" CLG. OPEN TO BELOW OPEN TO BELOW LOFT 20'-2" x 12'-0" 9'-1" CLG. BEDROOM 2 BATH 9'-1" CLG.BEDROOM 2 CLOSETBEDROOM 3 12'-0" x 15'-3" 9'-1" CLG. BEDROOM 3 CLOSET HALL BATH 9'-1" CLG. BEDROOM 4 12'-0" x 12'-0" 9'-1" CLG. BEDROOM 4 CLOSET FULL HT. CABHIGH WDW.HIGH WDW.OPT. SHOWER OPT. SHOWER STELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS A-23PLAN 43,386 SQ. FT.FIRST FLOOR - 2,198 SQ.FT. REFLECTS MODERN SPANISH SECOND FLOOR - 1,188 SQ.FT. REFLECTS MODERN SPANISH 01610SCALE: 3/16" = 1'-0"Page 58 of 115 8080 GARAGE DOORGARAGE 22'-6" x 11'-4" 10'-1" CLG.2880POWDER ROOM 10'-1" CLG.36" VANITYPRIMARY CLOSET 29' L.F. 10'-1" CLG.308042" VANITYMULTI - GEN SUITE LIVING AREA 15'-2" x 11'-4" 10'-1" CLG. MULTI - GEN SUITE BEDROOM 14'-0" x 11'-2" 10'-1" CLG.MULTI-GENCLOSETOFFICE 16'-3" x 11'-0" 10'-1" CLG.288036" VANITY2880ADDITIONAL HALL BATH 10'-1" CLG.ADDITIONAL BEDROOMCLOSETADDITIONAL BEDROOM 12'-0" x 11'-0" 10'-1" CLG.KITCHENETTE12080 SL. DR. OUTDOOR LIVING ROOM 14'-8" x 11'-2" TWO STORY CLG. MULTI - GEN SUITE BATH 10'-1" CLG.48" FIREPLACE48" FIREPLACEOPT. SHOWER OFFICE 14'-0" x 13'-0" 10'-1" CLG. ADDITIONAL BEDROOM 14'-0" x 13'-0" 10'-1" CLG.ADDITIONAL BEDROOM CLOSET ADDITIONAL HALL BATH 10'-1" CLG.STELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS A-24PLAN 4OPTIONSOPTION - ADDITIONAL BEDROOM OPTION - FIREPLACE AT GREAT ROOM OPTION - FIREPLACE AT OUTDOOR LIVING ROOM OPTION - MULTI - GEN SUITE +277 SQ. FT. OPTION - SLIDING DOOR- 12X8 AT GREAT ROOM OPTION - OFFICE OPTION - GARAGE OPTION - ADDITIONAL BEDROOM OPTION - OFFICE 01610SCALE: 3/16" = 1'-0"Page 59 of 115 16080 GARAGE DOOR PORCH 10'-1" CLG.368016080 GARAGE DOOR PORCH 10'-1" CLG.3680STELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS A-25PLAN 4PARTIAL PLAN01610SCALE: 3/16" = 1'-0"FIRST FLOOR SECOND FLOOR FIRST FLOOR SECOND FLOOR BOUTIQUECONTEMPORARY Page 60 of 115 Page 61 of 115 Page 62 of 115 Page 63 of 115 Page 64 of 115 W/H. 3 6 8 0 1 0 0 ' - 0 "6 0 ' - 0 " 5'-0"15'-0"58'-7"UP 18R OPT. 48" FIREPLACE16080 GARAGE DOOR 8080 GARAGE DOOROVEN/ MICRO48" REF.DW4'-0" x 9'-0"48" COOKTOP50'-0"5'-0" 2'-1112"2'-1112"26'-5"OPT. 48" FIREPLACE15'-0"2880OPT. SUNVAULT ESSOPT. HUB2880STORAGESLOPPED CLG. GARAGE 22'-0" x 20'-7" 10'-1" CLG. GARAGE 20'-0" x 10'-6" 10'-1" CLG. PORCH 10'-1" CLG. FOYER TWO STORY CLG. EVERYDAY ENTRY 10'-1" CLG. PANTRY 10'-1" CLG. KITCHEN 10'-1" CLG. CASUAL DINING 12'-8" x 16'-9" 10'-1" CLG.1'-0"9080 SL.DR. / OPT. 12080 SL.DR. POOL (20'-0" x10'-0") OUTDOOR LIVING ROOM 19'-0" x 10'-0" 10'-1" CLG. A/C A/C GREAT ROOM 18'-7" x 16'-9" TWO STORY CLG. 36" VANITY 16'-5" x 12'-2" 10'-1" CLG. OPT. ADDITIONAL BEDROOM OPT. FLEX ROOM 12'-6" x 12'-6" 10'-1" CLG.MULTI-GENCLOSETMULTI - GEN SUITE BATH 10'-1" CLG.3080288036" VANITYMULTI - GEN SUITE BEDROOM/ POWDER ROOM 10'-1" CLG. MULTI - GEN SUITE LIVING AREA OPT. OFFICE/KITCHENETTE48" VANITY48" VANITY SEATO P T . D R . PRIMARY CLOSET 36' L.F. 9'-1" CLG. PRIMARY BEDROOM 15'-3" x 17'-9" 9'-1" CLG. PRIMARY BATH 9'-1" CLG. OPT. PRIMARY SUITE DECK OPT. CAB.LOFT 15'-4" x 13'-4" 9'-1" CLG. OPEN TO BELOW / OPT. PRIMARY RETREAT OPEN TO BELOW BEDROOM 5 BATH 9'-1" CLG.DN 18R LAUNDRY ROOM 6'-6" x 9'-7" 9'-1" CLG.36" VANITY72" VANITYBEDROOM 5 11'-0" x 12'-2" 9'-1" CLG.BEDROOM 5 CLOSETBEDROOM 4 12'-6" x 11'-0" 9'-1" CLG.BEDROOM 4 CLOSETBEDROOM 3 10'-8" x 11'-9" 9'-1" CLG. BEDROOM 3 CLOSETSHARED BATH 9'-1" CLG.2880OPT. 5'-6" x 3'-0" FREESTANDING TUB 2 8 8 0 OPT. BAR OPT.SHOWER OPT. SHOWER A-30PLAN 53,561 SQ. FT.FIRST FLOOR - 1,777 SQ.FT. REFLECTS MODERN SPANISH SECOND FLOOR - 1,784 SQ.FT. REFLECTS MODERN SPANISH STELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS 01610SCALE: 3/16" = 1'-0"Page 65 of 115 PRIMARY RETREAT 18'-7" x 16'-9" 9'-1" CLG. OUTDOOR LIVING ROOM 17'-0" x 10'-0" 10'-1" CLG. 12080 SL. DR. 12080 SL. DR. PRIMARY SUITE DECK 23'-0" x 10'-0" 9'-1" CLG. 36" VANITY ADDITIONAL BEDROOM CLOSETADDITIONAL BEDROOM BATH 10'-1" CLG.288015'-0" x 12'-2" 10'-1" CLG. ADDITIONAL BEDROOM 12'-6" x 12'-6" 10'-1" CLG. FLEX ROOM 36" VANITY ADDITIONAL BEDROOM CLOSETADDITIONAL BEDROOM BATH 10'-1" CLG.288015'-0" x 12'-2" 10'-1" CLG. ADDITIONAL BEDROOM 12'-6" x 12'-6" 10'-1" CLG. OFFICE48" FIREPLACE48" FIREPLACEA-31PLAN 5OPTIONSSTELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS OPTION - FIREPLACE AT GREAT ROOM OPTION - FIREPLACE AT OUTDOOR LIVING ROOM OPTION - FLEX ROOM WITH ADDITIONAL BEDROOM OPTION - PRIMARY RETREAT +333 SQ. FT. OPTION - PRIMARY SUITE DECK OPTION - SLIDING DOOR- 12X8 AT KITCHEN OPTION - OFFICE WITH ADDITIONAL BEDROOM 01610SCALE: 3/16" = 1'-0"Page 66 of 115 3 6 8 0 16080 GARAGE DOOR 8080 GARAGE DOORPORCH 10'-1" CLG.30802880368016080 GARAGE DOOR 8080 GARAGE DOORPORCH 10'-1" CLG.30802880A-32PLAN 5PARTIAL PLANSTELLA ATUNIVERSITY PARK01-23-2024PALM DESERT ,CA8943 TOLL BROTHERS 01610SCALE: 3/16" = 1'-0"FIRST FLOOR SECOND FLOOR FIRST FLOOR SECOND FLOOR BOUTIQUECONTEMPORARY Page 67 of 115 Page 68 of 115 Page 69 of 115 Page 70 of 115 Page 71 of 115 Page 72 of 115 Page 73 of 115 Page 74 of 115 MAY 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018052 60’ x 100’ Conventional Lots A1.SS © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. 2B | Boutique1A | Modern Spanish 3B | Boutique 4C | Contemporary STREETSCENE Location Map NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN AUGUST 31, 2018 Page 75 of 115 Scheme 3 Scheme 2Scheme 5 A1.5 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN AUGUST 31, 2018 Page 76 of 115 Scheme 5 Scheme 3Scheme 3 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.12 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 Page 77 of 115 Scheme 1 Scheme 5Scheme 4 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.18 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 Page 78 of 115 Scheme 4 Scheme 6Scheme 3 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.27 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 Page 79 of 115 Page 80 of 115 Page 81 of 115 Page 82 of 115 Page 83 of 115 Page 84 of 115 Page 85 of 115 Page 86 of 115 Page 87 of 115 Page 88 of 115 Page 89 of 115 Page 90 of 115 Page 91 of 115 Page 92 of 115 CITY OF PALM DESERT COMMUNITY DEVELOPMENT DEPARTMENT ARCHITECTURAL REVIEW COMMISSION MEMORANDUM To: Honorable Chair and Members of the Commission From: Carlos Flores, Principal Planner Date: February 27, 2024 Case No: Design review (DR) 23-0008 Related: PP 23-0008 Subject: Consideration to approve a Design Review related to a Precise Plan (PP) to construct a duplex development; near the northwest corner of Alessandro Drive and San Jacinto (Assessor’s Parcel Number 627-182-010). Executive Summary The proposal is a request by Nader Iskander (Applicant/Owner) for consideration of a PP to construct a duplex development consisting of two (2) attached units on an 8,135 square-foot parcel located on San Jacinto Avenue, just north of Alessandro Drive within the Mixed Residential District (R-2). Each unit will be a three (3) bed, three (3) bathroom unit with 1,034 square feet (sf) of living area and 408 sf of garage area. PP approval is required for the proposed project. The Architectural Review Commission (ARC) will consider the architecture and landscape design of the proposed project for final consideration. Project Summary A. Property Description: The project site is an 8,135 square foot vacant parcel located on San Jacinto Avenue, just north of Alessandro Drive (Project Site). The Project Site is located within the Mixed Residential District (R-2) zoning district which allows for residential duplex dwellings. The Project Site is adjacent to existing single-family residential dwellings, as outlined in Table 1 below. Page 93 of 115 PP23-0008 San Jacinto Duplex Page 2 of 6 February 27, 2024 B. Zoning, General Plan and Adjacent Uses Table 1 – Adjacent Land Use and Designations Existing Uses General Plan Zoning Project Site Vacant Small Town Neighborhood R-2 North Existing Residential Small Town Neighborhood R-2 South Existing Residential Small Town Neighborhood R-2 East Existing Residential Small Town Neighborhood R-2 West Existing Residential Small Town Neighborhood R-2 C. Project Description The following entitlement application has been submitted for the project: • Precise Plan: PP approval is for the review of the architecture and landscaping of the proposed units and site design. The plan proposes two (2) attached units. Each unit is single-story and comprised of 1,034 sf of living area, 408 sf of garage area, and backyard area. The ARC’s review of the project will focus on the building and landscape architecture from the Precise Plan. Site Plan The Site Plan (Figure 1 below) shows the building orientation, vehicle access, site walls, pool area, backyards, and landscaping. Vehicular access to the site will be available from a 20’-3” foot wide driveway for each unit off San Jacinto Avenue. Each unit will have a two car, 408- sf garage accessed off this driveway. Future plans for the Project Site include construction of two (2) Accessory Dwelling Units (ADUs) and a “BBQ Area” which would be reviewed through the building permit process and would be required to conform with Palm Desert Municipal Code (PDMC) Section 25.34.030. The ADUs are not being considered as part of this project approval and will be reviewed as part of the construction permits by City staff. The project has a 12’ front yard setback, 6’ side yard setbacks, and 47’ rear yard setback, all of which meet the requirements of the R-2 zone. Each unit would include three (3) bedrooms, three (3) bathrooms, a living room, dining room, and kitchen area. (Continued on Next Page) Page 94 of 115 PP23-0008 San Jacinto Duplex Page 3 of 6 February 27, 2024 Figure 1 – Proposed Site Plan (Sheet A-1) Architecture The proposed architecture includes a symmetrical, mirrored design for both units, incorporating a gray and white color palette, shared sloped roof with roof shingles, and smooth stucco finish. The maximum height to the top of the roof is 15 feet from finish floor, which meets the standards of the underlying R-2 zoning district. The exterior material palette will consist of white smooth plaster finish. Figure 2 – Proposed Elevations (A6.1) Landscaping The applicant proposes landscaping throughout the project site including the front, side, and rear yards. The landscape palette includes drought tolerant landscaping and will include a combination of trees, shrubs, ground cover, pavers, and artificial turf. There are a total of seven (7) trees proposed, with two (2) in the front yard, including Palo Verdes, Crepe Myrtles, and a Lemon Tree. The project proposed a total of 2,463 sf of landscaping throughout the site. Page 95 of 115 PP23-0008 San Jacinto Duplex Page 4 of 6 February 27, 2024 . Figure 3 – Proposed Landscaping (Sheet A-1.1) Zoning Ordinance Summary ARC approval of a design review is required for all Precise Plan applications per PDMC Section 25.68.020 (A). Findings for ARC decisions are listed under PDMC Section 25.68.040 – Findings of the ARC. As proposed, the project complies with all applicable standards of the R-2 zoning designation as summarized below under Table 2: Table 2 – Development Standard Conformance Development Standard STANDARD PROJECT CONFORMS Density Density Range, min-max 3-10 units per acre (1-3 units on project site) 10 units per acre (2 units on project site) Yes Building Setbacks as Measures from Property Lines Front Yard 12’ 12’ Yes Side Yard Setback 5’ 5’ Yes Rear Setback 15’ 47’ Yes* Building Height (max) Height, max 15’ 15’ Yes Number of stories 2 1 Yes Dwelling Unit Size, Min 600 sf 1,442 sf Yes Dwelling Unit Size, Max 4,000 sf 1,442 sf Yes Coverage Lot coverage, max 60% 35% Yes Parking Number of onsite spaces 4 total 4 total Yes Page 96 of 115 PP23-0008 San Jacinto Duplex Page 5 of 6 February 27, 2024 Findings in support of the project are listed below: To approve a design review application, the ARC shall find the following: A. That the proposed development conforms to any legally adopted development standards. The proposed development conforms with the standards for the R-2 zoning district, including setbacks, floor area ratio, parking, and density. As outlined in table 2 above, all development standards are met. B. That the design and location of the proposed development and its relationship to neighboring existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; and that it will not unreasonably interfere with the use and enjoyment of neighboring existing or proposed developments and that it will not create traffic hazards or congestion. The proposed project is within the R-2 zoning and is surrounded by residential uses. The design of the project is such that the driveways are in a reasonable location, meeting all standards for access and providing adequate onsite parking for both units. The project is surrounded by similar residential uses and designs and will provide an appropriate street scene within the area. The architecture and landscape design of the project does not impair the desirability of investment or occupation in the neighborhood and improves the overall aesthetic and desirability of the surrounding properties. The project falls within the acceptable density range and is not anticipated to generate a traffic issue. C. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly, and attractive development contemplated by this title and the General Plan of the City. The proposed project blends well with the surrounding neighborhood by utilizing a color and landscaping palette that is harmonious with surrounding development. The design of the building adds an attractive development within the City and within the Small Town Neighborhood land use. D. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures, and colors. The proposed design utilizes durable finishes and features a quality contemporary style characterized by smooth stucco exterior finishes and compatible colors. The buildings provide for a quality visual aesthetic along San Jacinto. The project also includes extensive onsite landscaping along perimeter frontages, including multiple trees that help the building architecture and provide separation between the two units. Page 97 of 115 PP23-0008 San Jacinto Duplex Page 6 of 6 February 27, 2024 E. That the proposed use conforms to all the requirements of the zone in which it is located and all other applicable requirements. The proposed development conforms with all development standards of the underlying R-2 zone as outlined in the report. All other standards of the R-2 Zone and the Palm Desert Municipal Code have been found acceptable for this project. Conditions of approval would be added to the project that ensure compliance with all sections of the Palm Desert Municipal Code and any other State, Local, or Federal Regulations. F. That the overall development of the land shall be designed to ensure the protection of the public health, safety, and general welfare. The site plan and grading plan have been reviewed to confirm the design provides for protection of the public’s health, safety, and general welfare. The site is adequately serviced by utilities and the grading plan reviewed in accordance with City requirements. The project provides setbacks from adjacent properties that meet the standards of the R-2 zoning district. STAFF RECOMMENDATION Staff recommends the ARC determines that the requirements of the findings have been met based on the analysis and approves the Design Review. Any modifications required should be added to the motion as a condition of approval. Attachment(s): 1) Project Exhibits Page 98 of 115 Page 99 of 115 Page 100 of 115 Page 101 of 115 Page 102 of 115 Page 103 of 115 Page 104 of 115 Page 105 of 115 Page 106 of 115 Page 107 of 115 Page 108 of 115 Page 109 of 115 Page 110 of 115 Page 111 of 115 Page 112 of 115 Page 113 of 115 Page 114 of 115 CITY OF PALM DESERTATTENDANCE REPORTAdvisory Body: Architectural Review CommissionPrepared By:Year2024 20232023 2023MonthDate 9-Jan 24-Jan 13-Feb 28-Feb 14-Mar 28-Mar 11-Apr 25-Apr 9-May 23-May 13-Jun 27-Jun 11-Jul 25-Jul 8-Aug 22-Aug 12-Sep 26-Sep 10-Oct 24-Oct 14-Nov28-Nov 12-Dec 28-DecBlakeley, James EdwardEEEPPP - P-EPP - P -40Colvard, Dean WallacePPPPP PP- P - P-PPP - P-PEE - P -20Latkovic, NicholasPPPAP PP- P - E-PPP - P-PPP - E -31McAuliffe, MichaelPPPPP PP- P - P-PPP - P-PPP - P -00McIntosh, JamesEPPPP PP- P - P-PEA- P-PPP - P-31Sanchez, FranciscoPPPPP PP- P - P-PPP - P-PPP - P -00Vuksic, JohnPPPPP PP- P - P-PPP - P-PEP - P -10Palm Desert Municipal Code 2.34.010:PPresentAAbsentEExcused- No meeting202320232023Total AbsencesOct Nov Dec20232023 2023 2023M. Gonzalez2023Twice Monthly: Six unexcused absences from regular meetings in any twelve-month period shall constitute an automatic resignation of members holding office on boards that meet twice monthly.Total Unexcused AbsencesJan Feb Mar Apr May Jun Jul Aug Sep20232024Page 115 of 115