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2018-11-20 PC Regular Meeting Agenda Packet
CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION PRELIMINARY MINUTES TUESDAY, NOVEMBER 6, 2018 – 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 ______________________________________________________________________ I. CALL TO ORDER Vice Chairman Ron Gregory called the meeting to order at 6:00 p.m. II. ROLL CALL Present: Commissioner Lindsay Holt Commissioner John Greenwood Commissioner Nancy DeLuna Vice Chairman Ron Gregory Chairman Joseph Pradetto arrived at 6:04 p.m. Staff Present: Jill Tremblay, Assistant City Attorney Ryan Stendell, Director of Community Development Eric Ceja, Principal Planner Kevin Swartz, Associate Planner Nick Melloni, Assistant Planner Monica O’Reilly, Management Specialist II III. PLEDGE OF ALLEGIANCE Commissioner John Greenwood led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTION Director of Community Development Ryan Stendell stated he had nothing to report regarding City Council actions and introduced Mayor Pro Tem Susan Marie Weber. On behalf of the City Council, Mayor Pro Tem Weber thanked the Planning Commission for their service and presented them with a gift of appreciation. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 6, 2018 2 G:\Planning\Monica OReilly\Planning Commission\2018\Minutes\11-6-18 min.docx V. ORAL COMMUNICATIONS None VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of October 2, 2018. Rec: Approve as presented. Chairman Joseph Pradetto requested Item B be removed for a separate discussion on Section VII, Consent Items Held Over. Upon a motion by Commissioner DeLuna, second by Vice Chairman Gregory, and a 5-0 vote of the Planning Commission, (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None), the remainder of the Consent Calendar was approved as presented. VII. CONSENT ITEMS HELD OVER A. REQUEST FOR CONSIDERATION of a one-year time extension for Precise Plan 06-18 and Conditional Use Permit 06-15 for an 88-room hotel and restaurant pad located at 75-144 Gerald Ford Drive. Case Nos. PP 06-18 & CUP 06-15 (John C. Wang, Yorba Linda, California, Applicant). MR. JOHN WANG, the Applicant, Yorba Linda, California, asked the Planning Commission to approve the request for a one-year time extension and provided a brief history of the project. Over the years, Mr. Wang said he attempted to develop the hotel alone and bring his vision to life; however, has had various failures. However, he felt another experienced hotel developer could build the hotel much faster than he can. He found a potential buyer that has been successful, which could give the project new hope. A new hotel would generate tax revenue and jobs. Mr. Wang believed that the best use for the site is a franchised hotel and without a Conditional Use Permit (CUP), the hotel developer will have less incentive to consider Palm Desert. He thanked the Commission for their time. MS. SUSAN HARVEY, Palm Desert, California, mentioned she attended the lodging conference in September and took the information of the project to hoteliers from across the nation. She noted there were approximately 2,000 hoteliers at the conference. She said the majority of the interest is in a project that has been approved. She noted that the potential buyer Mr. Wang spoke about is interested in the project because there is a CUP in place. She requested that the Planning Commission grant the extension. She understood there are thoughts that the exterior and landscape is antiquated. However, she felt the potential new owner could address those issues as part of the approval process. Chairman Pradetto asked staff to what extent could the Planning Commission discuss the subject matter. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 6, 2018 3 G:\Planning\Monica OReilly\Planning Commission\2018\Minutes\11-6-18 min.docx Mr. Stendell explained that the Commission could take an action on the item and noted there was a recommendation made by staff. Commissioner Nancy DeLuna asked if the public hearing is closed. Chairman Pradetto remarked that it is not a formal public hearing. However, anyone that would want to speak has an opportunity to comment. Vice Chairman Gregory requested that City staff address the issues pertaining to the project. He said the project is very old and he is sure everyone would want Mr. Wang to be successful. He felt it was important to hear from the staff. Associate Planner Kevin Swartz stated that the issue is the duration of the project. He indicated the project has already received six extensions. Since the project was approved, there are numerous hotels that have been built and the City recently approved a Holiday Inn Express and a future hotel. He said the project has not had any movement, and City staff is concerned it would be in the same situation after a year if the extension is approved. Vice Chairman Gregory asked if the project would be in the same situation because it would be difficult, in the limited period of time, to bring the hotel to current expectations with respect to design, codes, etc. Mr. Swartz replied that is correct. He explained that the Department of Public Works is going to require an updated grading plan, a Water Quality Management Plan (WQMP), and plans must meet updated building codes. If the potential new hotel developer were to make changes to the architecture, plans would need to go to the Architectural Review Commission for review and approval. Furthermore, codes have changed and the developer is no longer required to build a restaurant; therefore, the hotel could be expanded. Vice Chairman Gregory commented that the project has perceived value because of the entitlements. However, it may not work well if the buyer is required to update plans. He voiced his concern that it might be misleading to a potential buyer. He asked how many extensions were previously approved. Mr. Swartz responded that six extensions have been granted. Vice Chairman Gregory expressed that the Planning Commission would be doing people a disservice if they were to grant another extension. Mr. Swartz noted that staff’s recommendation has been consistent with other projects. He mentioned there are a couple of projects that might come forward to request extensions, and staff’s recommendation would be to deny the request. If the Commission approved the extension, Chairman Pradetto asked what legal changes the applicant would have to do without any type of direction from the Planning Commission. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 6, 2018 4 G:\Planning\Monica OReilly\Planning Commission\2018\Minutes\11-6-18 min.docx Mr. Swartz replied that the applicant would need to update the landscape plans, grading plans, and a WQMP. Vice Chairman Gregory interjected his concern for the architectural style. If it is determined to approve an extension, he expects to see updated plans for today’s date. He noted that the current plans clearly show architecture from a different time. Commissioner DeLuna concurred with Vice Chairman Gregory’s comments, adding that the City has an updated General Plan. There are also new regulations and the project’s studies are out of date. Whether the extension is approved or not, the applicant would need to update plans. She stated City staff does a great job of thoroughly researching planning cases; therefore, she finds merit to staff’s recommendations. Vice Chairman Gregory commented that he feels for the applicant because of the recession. Regrettably, with all the comments that have been made, he suggested a denial of the request for an extension for the project. Commissioner Lyndsay Holt felt there is an opportunity for the project, if the developer wishes, the City can write a letter explaining the denial in detail so the applicant could market the site. Commissioner DeLuna clarified that the Commission is in favor of denying the extension. Chairman Pradetto replied that is correct. Vice Chairman Gregory moved to, by Minute Motion, deny a one-year time extension for Case Nos. PP 06-18 and CUP 06-15. The motion was seconded by Commissioner DeLuna and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). VIII. NEW BUSINESS None IX. CONTINUED BUSINESS A. MINUTES of the Regular Planning Commission meeting of September 18, 2018. Commissioner Greenwood moved to, by Minute Motion, approve as presented the Minutes of the Regular Planning Commission meeting of September 18, 2018. The motion was seconded by Vice Chairman Gregory and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 6, 2018 5 G:\Planning\Monica OReilly\Planning Commission\2018\Minutes\11-6-18 min.docx X. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION for approval of a 10,500-square-foot cannabis manufacturing, delivery, and distribution facility for JW Brands located at 75-080 Saint Charles Place; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. CUP 17-0027 (JW Brands, Palm Desert, California, Applicant). Principal Planner Eric Ceja presented the staff report (staff reports are available at www.cityofpalmdesert.org). He noted that City staff did not receive any correspondence in favor or in opposition to the proposed use. Staff recommended approval and offered to answer any questions. Commissioner DeLuna asked if there would not be retail sales at the proposed site. Mr. Ceja replied that is correct. For security purposes, Commissioner DeLuna mentioned she did not see any provisions for exterior lighting and asked if there are any provisions. Mr. Ceja deferred the question to the applicant. Commissioner DeLuna asked if the applicant could address how they would mitigate odors. Chairman Pradetto declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. RICKY MAUCH, Representative for JW Brands, offered to answer any questions. Chairman Pradetto asked the applicant to address Commissioner DeLuna’s concern regarding exterior lighting. MR. MAUCH responded that significant lighting would be added around the building, particularly in the rear yard area for security purposes. Commissioner DeLuna asked the applicant to address odor control. MR. DANIEL CHATTIN, Representative for JW Brands, said that they would be using ionizers, which are commonly found in hospitals. The ionizers would be located at the entrances and exits to mitigate odors. He noted the information is in the binder, which was given to the Commission. MR. MAUCH appreciated the opportunity to have their business in Palm Desert and they are looking forward to having a successful relationship with the City. Commissioner Greenwood asked what portion of the building the applicant would not occupy. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 6, 2018 6 G:\Planning\Monica OReilly\Planning Commission\2018\Minutes\11-6-18 min.docx MR. MAUCH responded that they would be occupying the entire building and there are no other occupants. Commissioner Holt asked what occurs in the extraction room. MR. MAUCH explained that the extraction room is considered a Class 1 Division Room because volatiles are located in the room. He said there are specific code requirements with Class 1 Division protocols. He stated that they have a robust system to meet all codes. Commissioner Holt inquired if there will be security dogs on-site. MR. MAUCH replied that they are not. With no further testimony offered, Chairman Pradetto declared the public hearing closed. Vice Chairman Gregory commented that City staff has done a very thorough job and there is nothing in the staff report he would be concerned with and would make a motion for approval. Vice Chairman Gregory moved to waive further reading and adopt Planning Commission Resolution No. 2737, approving Case No. CUP 17-0027, subject to the conditions of approval. The motion was seconded by Commissioner Greenwood and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). B. REQUEST FOR CONSIDERATION of Conditional Use Permit 18-0005 to establish a 2,512-square-foot microbrewery with a taproom bar within an existing industrial warehouse space located at 77-770 Country Club Drive, Suite D; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. CUP 18-0005 (Desert Beer Company, Palm Desert, California, Applicant). Assistant Planner Nick Melloni presented the salient points from the staff report. Commissioner DeLuna asked if it is correct that neighbors were notified and there were no comments. Mr. Melloni replied that is correct. Commissioner Greenwood inquired if there was discussion regarding mitigations for odor. Mr. Melloni responded that staff did not have a concern with odor. He noted the applicant is available to address any concerns with odor. Commissioner Greenwood asked if all taproom activity will remain within the building and not in the alley. Mr. Melloni responded that is correct. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 6, 2018 7 G:\Planning\Monica OReilly\Planning Commission\2018\Minutes\11-6-18 min.docx Chairman Pradetto declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. DEVON SANCHEZ, the Applicant, Palm Desert, California, briefly shared his experience with beer brewing and winemaking. He noted he has applied for all the permits needed by the California Department of Alcoholic Beverage Control (ABC) and other agencies. He offered to answer any questions. Chairman Pradetto asked the applicant if it is the first brewery he is opening. MR. SANCHEZ replied it is his first business and brewery. He worked at three different breweries managing the taproom and producing beer. Chairman Pradetto asked the applicant to address the concern with odor. MR. SANCHEZ stated that there should not be an issue with odor. He explained the odor would smell similar to a bakery due to the use of flour and yeast in the production of beer. He informed the Commission there would be ventilation going out of the roof for the steam to get out that is coming from the brewing/boiling process. Commissioner Greenwood suggested the applicant look at the party wall between his suite and the adjacent business owner to mitigate potential odor issues. MR. SANCHEZ responded there would be ventilation in his suite, and he would discuss the matter with his neighbors. Commissioner Greenwood also suggested the applicant discuss the party wall with his designer or architect to make sure the wall was addressed accordingly. Lastly, he mentioned all taproom activity must remain within the business. MR. SANCHEZ remarked that the ABC permit limits all activity to occur within his space. Commissioner Greenwood commented there are a couple of successful breweries in the Coachella Valley. He asked the applicant if would be offering anything new and exciting. MR. SANCHEZ responded that he would like to use local ingredients in his beer as much as possible. In addition, creating a family-friendly environment and mentioned he would have non-alcoholic beverages available. He also mentioned people would be able to order food from local restaurants and be able to eat in the taproom. Commissioner Holt asked City staff if food trucks are allowed in the area and able to park near the brewery. Mr. Stendell replied that food trucks are allowed under certain conditions. Commissioner Holt said food trucks are another great option. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 6, 2018 8 G:\Planning\Monica OReilly\Planning Commission\2018\Minutes\11-6-18 min.docx Commissioner Greenwood inquired if the area between the bar and the double doors going into the lobby would be part of the taproom. MR. SANCHEZ answered that the design is to keep people closer to the bar. He said the space going into the lobby would be used mostly for retail or storing products. With no further testimony offered, Chairman Pradetto declared the public hearing closed. Commissioner Greenwood felt that the proposed microbrewery and taproom is a great project. The use is compatible with the zoning requirements and would be a proper fit in the area. He stated he is in favor of the project and motioned for approval. Vice Chairman Gregory said he would second the motion; however, he first asked if Commissioner Greenwood would like to include the party wall as part of the motion. Commissioner Greenwood responded he would want the business to be successful and does not want there to be an issue with odor in the future. He stated he would add a condition that the applicant provides the necessary research to ensure the odor is mitigated within the suite. Vice Chairman Gregory asked if the condition would be a substantial expense for the applicant. Commissioner Greenwood responded it could only be mechanical and already in the applicant’s design plans. Vice Chairman Gregory hoped the Commission would not be potentially hindering the applicant if the condition creates a complication. Mr. Stendell interjected that the Commission has given staff enough direction without being heavy-handed. Commissioner Greenwood moved to waive further reading and adopt Planning Commission Resolution No. 2740, approving Case No. CUP 18-0005, with the addition of the following condition of approval: 1) Provide the necessary research to ensure odors are mitigated within the suite. The motion was seconded by Vice Chairman Gregory and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). The Planning Commission thanked the applicant for choosing Palm Desert to do business and wished him good luck. XI. MISCELLANEOUS None PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 6, 2018 9 G:\Planning\Monica OReilly\Planning Commission\2018\Minutes\11-6-18 min.docx XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES None B. PARKS & RECREATION None XIII. COMMENTS Mr. Stendell commented that there are agenda items for the Planning Commission meeting scheduled for November 20. Commissioner Greenwood asked staff if the City has looked at providing a lit portion of turf at the Civic Center Park, possibly by the tennis courts. Mr. Stendell responded that staff would look into it. XIV. ADJOURNMENT With the Planning Commission concurrence, Chairman Pradetto adjourned the meeting at 6:59 p.m. JOSEPH PRADETTO, CHAIRMAN ATTEST: RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION MONICA O’REILLY, RECORDING SECRETARY master precise plan 2 nd submittal august 31, 2018 applicant University Park Investor, LLC ravi nandwana 925.892.1218 3875 Hopyard, road suite 180 pleasanton, ca 94588 arcHitect/planner WHA denise ashton 949.250.0607 2850 redhill avenue, suite 200 santa ana, ca 92705 landscape arcHitect Hermann Design Group chris Hermann 760-777-9131 77-899 Wolf road, suite102 palm desert, ca 92211 civil Michael Baker International christopher alberts 760-346-7481 75-410 Gerald Ford drive, suite100 palm desert, ca 92211 Sheet Index Planning Site Plan ...................................SP1 architecture 60x100 Conventional Lots ...........A1 Streetscene ..........................A1.SS Lower Floor Plans ....................A1.1 Upper Floor Plans ...................A1.2 Plan 1 - Roof Plans ..................A1.3 Plan 1 - Par tial Floor Plans ........A1.4 Plan 1 - Front elevations ...........A1.5 Plan 1A - Wrap elevations ........A1.6 Plan 1A - Wrap elevations ........A1.7 Plan 1 - enhanced Floor Plans ...A1.8 Plan 1 - enhanced elevations .....A1.9 Plan 2 - Roof Plans ................A1.10 Plan 2 - Par tial Floor Plans ......A1.11 Plan 2 - Front elevations .........A1.12 Plan 2B - Wrap elevations ......A1.13 Plan 2B - Wrap elevations ......A1.14 Plan 3 - Roof Plans ................A1.15 Plan 3 - Par tial Floor Plans ......A1.16 Plan 3 - Par tial Floor Plans ......A1.17 Plan 3 - Front elevations .........A1.18 Plan 3B - Wrap elevations ......A1.19 Plan 3B - Wrap elevations ......A1.20 Plan 3B - enhanced Floor Plans A1.21 Plan 3B - enhanced Floor Plans A1.22 Plan 3 - enhanced elevations ...A1.23 Plan 4 - Roof Plans ................A1.24 Plan 4 - Par tial Floor Plans ......A1.25 Plan 4 - Par tial Floor Plans ......A1.26 Plan 4 - Front elevations .........A1.27 Plan 4C - Wrap elevations .....A1.28 Plan 4C - Wrap elevations .....A1.29 50x100 Conventional Lots ...........A2 Streetscene ..........................A2.SS Lower Floor Plans ....................A2.1 Upper Floor Plans ...................A2.2 Plan 1 - Roof Plans ..................A2.3 Plan 1 - Par tial Floor Plans ........A2.4 Plan 1 - Front Elevations ...........A2.5 Plan 1C - Wrap Elevations .......A2.6 Plan 1C - Wrap Elevations .......A2.7 Plan 1 - Enhanced Floor Plans ...A2.8 Plan 1 - Enhanced Elevations .....A2.9 Plan 2 - Roof Plans ................A2.10 Plan 2 - Par tial Floor Plans ......A2.11 Plan 2 - Par tial Floor Plans ......A2.12 Plan 2 - Front Elevations .........A2.13 Plan 2B - Wrap Elevations ......A2.14 Plan 2B - Wrap Elevations ......A2.15 Plan 2 - Enhanced Floor Plans .A2.16 Plan 2 - Enhanced Floor Plans .A2.17 Plan 2 - Enhanced Elevations ...A2.18 Plan 3 - Roof Plans ................A2.19 Plan 3 - Par tial Floor Plans ......A2.20 Plan 3 - Par tial Floor Plans ......A2.21 Plan 3 - Front Elevations .........A2.22 Plan 3A - Wrap Elevations ......A2.23 Plan 3A - Wrap Elevations ......A2.24 Plan 4 - Roof Plans ................A2.25 Plan 4 - Par tial Floor Plans ......A2.26 Plan 4 - Par tial Floor Plans ......A2.27 Plan 4 - Front Elevations .........A2.28 Plan 4A - Wrap Elevations ......A2.29 Plan 4A - Wrap Elevations ......A2.30 55x90 Conventional Lots .............A3 Streetscene ..........................A3.SS Lower Floor Plans ....................A3.1 Upper Floor Plans ...................A3.2 Plan 1 - Roof Plans ..................A3.3 Plan 1 - Par tial Floor Plans ........A3.4 Plan 1 - Front Elevations ...........A3.5 Plan 1C - Wrap Elevations .......A3.6 Plan 1 - Enhanced Floor Plans ...A3.7 Plan 1 - Enhanced Elevations .....A3.8 Plan 2 - Roof Plans ..................A3.9 Plan 2 - Par tial Floor Plans ......A3.10 Plan 2 - Par tial Floor Plans ......A3.11 Plan 2 - Front Elevations .........A3.12 Plan 2A - Wrap Elevations ......A3.13 Plan 3 - Roof Plans ................A3.14 Plan 3 - Par tial Floor Plans ......A3.15 Plan 3 - Par tial Floor Plans ......A3.16 Plan 3 - Front Elevations .........A3.17 Plan 3B - Wrap Elevations ......A3.18 Plan 3 - Enhanced Floor Plans .A3.19 Plan 3 - Enhanced Floor Plans .A3.20 Plan 3 - Enhanced Elevations ...A3.21 Plan 4 - Roof Plans ................A3.22 Plan 4 - Par tial Floor Plans ......A3.23 Plan 4 - Par tial Floor Plans ......A3.24 Plan 4 - Front Elevations .........A3.25 Plan 4 - Wrap Elevations ........A3.26 45x90 Conventional 2-Pac ..........A4 Streetscene ..........................A4.SS Lower Floor Plans ....................A4.1 Upper Floor Plans ...................A4.2 Plan 1 - Roof Plans ..................A4.3 Plan 1 - Par tial Floor Plans ........A4.4 Plan 1 - Par tial Floor Plans ........A4.5 Plan 1 - Front Elevations ...........A4.6 Plan 1B - Wrap Elevations ........A4.7 Plan 1 ADU - Roof Plans ...........A4.8 Plan 1 ADU - Par tial Floor Plans .A4.9 Plan 1 ADU - Par tial Floor Plans A4.10 Plan 1 ADU - Front Elevations ..A4.11 Plan 1B ADU - Wrap Elevations A4.12 Plan 2 - Roof Plans ................A4.13 Plan 2 - Par tial Floor Plans ......A4.14 Plan 2 - Par tial Floor Plans ......A4.15 Plan 2 - Front Elevations .........A4.16 Plan 2C - Wrap Elevations .....A4.17 Plan 2X - Floor Plans ..............A4.18 Plan 2X - Floor Plans ..............A4.19 Plan 2X - Front Elevations ........A4.20 Plan 2XA - Wrap Elevations ....A4.21 Plan 2X - Enhanced Elevations .A4.22 Plan 3 - Roof Plans ................A4.23 Plan 3 - Par tial Floor Plans ......A4.24 Plan 3 - Par tial Floor Plans ......A4.25 Plan 3 - Front Elevations .........A4.26 Plan 3B - Wrap Elevations ......A4.27 Plan 4 - Roof Plans ................A4.28 Plan 4 - Par tial Floor Plans ......A4.29 Plan 4 - Par tial Floor Plans ......A4.30 Plan 4 - Front Elevations .........A4.31 Plan 4A - Wrap Elevations ......A4.32 12016177AUGUst 31, 2018 university park investors, llc palm desert, ca table of Contents 40x80 Alley Lots ........................A5 Streetscene ..........................A5.SS Lower Floor Plans ....................A5.1 Upper Floor Plans ...................A5.2 Plan 1 - Roof Plans ..................A5.3 Plan 1 - Par tial Floor Plans ........A5.4 Plan 1 - Par tial Floor Plans ........A5.5 Plan 1 - Front Elevations ...........A5.6 Plan 1A - Wrap Elevations ........A5.7 Plan 1X - Roof Plans .................A5.8 Plan 1X - Par tial Floor Plans .......A5.9 Plan 1X - Par tial Floor Plans .....A5.10 Plan 1X - Front Elevations ........A5.11 Plan 1XB - Wrap Elevations ....A5.12 Plan 1X - Enhanced Floor Plans A5.13 Plan 1X - Enhanced Floor Plans A5.14 Plan 1X - Enhanced Elevations .A5.15 Plan 2 - Roof Plans ................A5.16 Plan 2 - Par tial Floor Plans ......A5.17 Plan 2 - Par tial Floor Plans ......A5.18 Plan 2 - Front Elevations .........A5.19 Plan 2C - Wrap Elevations .....A5.20 Plan 3 - Roof Plans ................A5.21 Plan 3 - Par tial Floor Plans ......A5.22 Plan 3 - Par tial Floor Plans ......A5.23 Plan 3 - Front Elevations .........A5.24 Plan 3A - Wrap Elevations ......A5.25 Plan 3 - Enhanced Floor Plans .A5.26 Plan 3 - Enhanced Floor Plans .A5.27 Plan 3 - Enhanced Elevations ...A5.28 4-Pac Clusters .............................A6 Streetscene ..........................A6.SS Lower Floor Plans ....................A6.1 Upper Floor Plans ...................A6.2 Plan 1 - Roof Plans ..................A6.3 Plan 1 - Par tial Floor Plans ........A6.4 Plan 1 - Par tial Floor Plans ........A6.5 Plan 1 - Front Elevations ...........A6.6 Plan 1B - Wrap Elevations ........A6.7 Plan 2 - Roof Plans ..................A6.8 Plan 2 - Par tial Floor Plans ........A6.9 Plan 2 - Par tial Floor Plans ......A6.10 Plan 2 - Front Elevations .........A6.11 Plan 2A - Wrap Elevations ......A6.12 Plan 3 - Roof Plans ................A6.13 Plan 3 - Par tial Floor Plans ......A6.14 Plan 3 - Par tial Floor Plans ......A6.15 Plan 3 - Front Elevations .........A6.16 Plan 3C - Wrap Elevations .....A6.17 2-Story Row Townhomes ..............A7 Streetscene ..........................A7.SS 4-Plex Lower Floor Plans ...........A7.1 4-Plex Upper Floor Plans ...........A7.2 4-Plex Roof Plans .....................A7.3 4-Plex Front Elevations ..............A7.4 4-Plex Wrap Elevations ............A7.5 4-Plex Wrap Elevations ............A7.6 5-Plex Lower Floor Plans ...........A7.7 5-Plex Upper Floor Plans ...........A7.8 5-Plex Roof Plans .....................A7.9 5-Plex Front Elevations ............A7.10 5-Plex Wrap Elevations ..........A7.11 5-Plex Wrap Elevations ..........A7.12 Multi-Family ...............................A8 Site Plan ................................A8.1 Unit Plans - A1, A2 & A3 .........A8.2 Unit Plans - B1, B2 & B3 ..........A8.3 Unit Plans - C1 .......................A8.4 28-Plex First Floor Plans ............A8.5 28-Plex Second Floor Plans .......A8.6 28-Plex Third Floor Plans ..........A8.7 28-Plex Four th Floor Plans .........A8.8 28-Plex Roof Plan ....................A8.9 28-Plex Wrap Elevations ........A8.10 28-Plex Wrap Elevations ........A8.11 42-Plex First Floor Plans ..........A8.12 42-Plex Second Floor Plans .....A8.13 42-Plex Third Floor Plans ........A8.14 42-Plex Four th Floor Plans .......A8.15 42-Plex Roof Plan ..................A8.16 42-Plex Wrap Elevations ........A8.17 42-Plex Wrap Elevations ........A8.18 Multi-Family Leasing & Rec ...........A9 Site Plan ................................A9.1 Floor Plan - Rec Center .............A9.2 Floor Plan - Pool Building ..........A9.3 Exterior Views.........................A9.4 Exterior Views.........................A9.5 Exterior Views.........................A9.6 Exterior Views.........................A9.7 Exterior Views.........................A9.8 The Grove Clubhouse ................A10 Site Plan ..............................A10.1 Floor Plan - Rec Center ...........A10.2 Floor Plan - Grove House ........A10.3 Floor Plan - Pool Building ........A10.4 Exterior Views.......................A10.5 Exterior Views.......................A10.6 Exterior Views.......................A10.7 Exterior Views.......................A10.8 Architectural Details ...................AD Modern Spanish ....................AD.1 Modern Spanish ....................AD.2 Boutique ...............................AD.3 Boutique ...............................AD.4 Contemporary .......................AD.5 Contemporary .......................AD.6 Color & Material Boards .............CM Modern Spanish ...................CM.1 Boutique ..............................CM.2 Contemporary ......................CM.3 22016177AUGUst 31, 2018 university park investors, llc palm desert, ca table of Contents Landscape Landscape Site Development .........L1 Parks, Trails and OS Plan ..........L1.1 Grand Paseo Area 1 ................L1.2 Grand Paseo Area 2 ................L1.3 Gerald Ford Retention Basins .....L1.4 Park A ...................................L1.5 Park B ....................................L1.6 Park C ...................................L1.7 Park D ...................................L1.8 Park E ....................................L1.9 The Grove ............................L1.10 College Drive Area A .............L1.11 College Drive Area B .............L1.12 Extended Ar t Trail ...................L1.13 4-Pac Area ...........................L1.14 Townhomes Area A ................L1.15 Townhomes Area B ................L1.16 Multi-Family Homes Area A ......L1.17 Multi-Family Homes Area B ......L1.18 Plant Legend .........................L1.19 Walls and Fencing .......................L2 Wall and Fence Plan A .............L2.1 Wall and Fence Plan B .............L2.2 Wall and Fence Plan C .............L2.3 Wall and Fence Plan D .............L2.4 Wall and Fence Plan E .............L2.5 Wall and Fence Plan F ..............L2.6 Wall and Fence Details .............L2.7 Typical landscape street Tree plans .........................l-3 Street Tree Plan A .....................L3.1 Street Tree Plan B .....................L3.2 Street Tree Plan C ....................L3.3 Street Tree Plan D .....................L3.4 Street Tree Plan E .....................L3.5 Street Tree Plan F ....................L-3.6 Street Tree Plan G ...................L-3.7 Street Tree Plan H ...................L-3.8 Street Tree Plan I .....................L-3.9 Street Tree Plan J ....................L3.10 Street Tree Plan K ...................L3.11 Street Tree Plan L ....................L3.12 Street Tree Plan M ..................L3.13 Street Tree Plan N ..................L3.14 Street Tree Plan O ..................L3.15 Street Tree Plan P ...................L3.16 Street Tree Plan Q ..................L3.17 Street Tree Plan R ...................L3.18 Street Tree Plan S ...................L3.19 Street Tree Plan T ...................L3.20 Street Tree Plan U ...................L3.21 Street Tree Sections1-11 ..........L3.22 Street Tree Sections12-21 ........L3.23 Street Tree Sections 22-34 .......L3.24 Front Yard Planting Plans ..............L4 4-Pac Clusters .........................L4.1 40x80 Alley Lots .....................L4.2 2-Pac Conventional Lots ............L4.3 50x100 Conventional Lots ........L4.4 55x90 Conventional Lots ..........L4.5 60x100 Conventional Lots ........L4.6 Community Entries .......................L5 Sign Location Plan and Details ....L5.1 Planting and Materials .................L6 Planting and Materials A ...........L6.1 Planting and Materials B ...........L6.2 Lighting ......................................L7 Lighting Plan A ........................L7.1 Lighting Plan B .........................L7.2 Lighting Plan C ........................L7.3 Lighting Plan D ........................L7.4 Lighting Plan E .........................L7.5 Lighting Plan F .........................L7.6 Lighting Plan G ........................L7.7 Lighting Plan H ........................L7.8 Lighting Details ........................L7.9 Civil TTMaps .....................................1-9 32016177AUGUst 31, 2018 university park investors, llc palm desert, ca table of Contents 219218217216214213212211215A B B A A A B B B A C C C C C CA C C BAC C CB B A B CC C BACAA BCC BC AAAC C A A A A A A AA A A A A A A A A A A A A AA A A A A AA A A A A A A A A A A A A A A A B B B B BA BB B B B B B B B B B B B B B B B B B B B B B B B C CC C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C B B A A A B A C C B AC B B B B B A A A A C C C C C C C A A A B B C C C A BA A A A AAB B CCAA BC C C A A A A A B B BC C C C C AA A A B BAAB C CC C CBB AC AB BA A A A AAB B CCAA BC C C A A A A A B B BC C C C C AA A A B BAAB C CC C CBB AC AB BA A A A AAB B CCAA BC C C A A A A A B B BC C C C C AA A A B BAAB C CC C CBB AC AB A B C CA BCA ABC ACBCABACA A B CA AC C AB ABC AB CB BA AC ABACAACBAC ABC A B C B AC C C C A A C C B B AAC CB A A A B BC C C A A B B B C C AC A AA BB FF GG GG DD EE CC 11 22 33 44 55 66 PORTOLA AVENUEPORTOLA AVENUEGERALD FORD DRIVEGERALD FORD DRIVE PACIFIC AVENUEPACIFIC AVENUEC O L L E G E D R IV E C O L L E G E D R IV E UNI V E R SIT Y P A R K D RIV EUNI V E R SIT Y P A R K D RIV E AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 SP11002000 Site Plan 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 A1.1 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 A1.2 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 4:124:12 4:124:124:124:124:124:124:124:124:124:124:124:124:124:124:12 4:12 4:12 4:12 4:12 4:12 1/2:121/2:123:120 4 8 AUGUST 2018 1A | Modern Spansih Plan 1 - Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 1B | Boutique 1C | Contemporary ROOF OPTION AT ENHANCED CORNER LOT ELEVATIONS ROOF OPTION AT ENHANCED CORNER LOT ELEVATIONS A1.3 AUGUST 31, 2018 11'-11"15'-0"x Bedroom 2 11'-7"10'-11"x Den 22'-13'-10"x Courtyard DropLaundryBa.3 20'-1"20'-0"x 2-Bay Garage Ba.2 11'-11"15'-0"x Bedroom 2 11'-7"10'-11"x Den 22'-8"13'-10"x Courtyard DropLaundryBa.3 20'-1"20'-0"x 2-Bay Garage Ba.2 11'-11"15'-0"x Bedroom 2 11'-7"10'-11"x Den 22'-8"13'-10"x Courtyard DropLaundryBa.3 20'-1"20'-0"x 2-Bay Garage Ba.2 0 2 4 Plan 1 - Partial Floor Plans 1B | Boutique1C | Contemporary 1A | Modern Spanish AUGUST 2018 A1.4 AUGUST 31, 2018 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 A1.6 © 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 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.7 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 11'-11"15'-0"xBedroom 211'-7"10'-11"xDen25'-10"xGreat Room17'-4"14'-2"xDining9'-0"17'-4"xOutdoor Living22'-8"xCourtyardEntryKitchen39 LF CAB.Ba.2Coats11'-11"15'-0"xBedroom 211'-7"10'-11"xDen25'-10"14'-9"xGreat Room17'-4"14'-2"xDining9'-0"17'-4"xOutdoor Living22'-8"13'-10"xCourtyardEntryKitchen39 LF CAB.Ba.2Coats0 2 4 Partial Floor Plans 1B|Boutique|Right Plan 1 - Enhanced Corner Lot Elevations 1A|Modern Spanish|Right AUGUST 2018 A1.8 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.9 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 4:12 4:12 4:124:124:124:124:124:124:124:124:12 4:12 4:12 4:12 4:124:124:124:12 4:12 4:12 4:12 4:124:124:124:124:124:124:12 4:124:124:12 4:124:124:124:124:12 3:123:121/2:123:12 1/2:12 1/2:120 4 8 AUGUST 2018 2A | Modern Spansih Plan 2 - Roof Plans 2B | Boutique 2C | Contemporary NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. A1.10 AUGUST 31, 2018 16'-0" x 8'-0" SECT. GAR. DOOR 5056SL286828 SC68 3080TEMP. GL.16 56 SH TEMP. GL.16 56 SH 5056SL5068BI-PASS5068BI-PASSC HS CHSC HS 26 68 2868 2668246824682468246810'-0"12'-6"x Bedroom 2 12'-0"12'-5"x Courtyard 20'-1"20'-0"x 2-Bay Garage Drop CoatsLaundry Ba.2 Entry 16'-0" x 8'-0" SECT. GAR. DOOR 5056SL286828 SC68 3080TEMP. GL.16 56 SH TEMP. GL.16 56 SH 5056SL5068BI-PASS5068BI-PASSC HS CHSC HS 30 56 SH TEMP. GL.20 40 SH 26 68 28 68 2668246824682468246810'-0"12'-6"x Bedroom 2 10'-4"11'-8"x Bedroom 3 12'-0"12'-5"x Courtyard 20'-1"20'-0"x 2-Bay Garage Drop CoatsLaundry Ba.2 Entry 30 56 SH 16'-0" x 8'-0" SECT. GAR. DOOR 5056SL286828 SC68 3080TEMP. GL.16 56 SH TEMP. GL.16 56 SH 5056SL5068BI-PASS5068BI-PASSC HS CHSC HS 2668 2868 2668246824682468246810'-0"12'-6"x Bedroom 2 10'-4"11'-8"x Bedroom 3 12'-0"12'-5"x Courtyard 20'-1"20'-0"x 2-Bay Garage Drop CoatsLaundry Ba.2 Entry 0 2 4 Plan 2 - Partial Floor Plans 2B | Boutique2C | Contemporary 2A | Modern Spanish AUGUST 2018 A1.11 AUGUST 31, 2018 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 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.13 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.14 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 4:12 4:124:12 4:124:124:121/2:124:12 4:12 3.5:123.5:123.5:123.5:123.5:124:12 1/2:124:124:12 4:124:12 4:12 4:12 3.5:123.5:123.5:123.5:123.5:123.5:123.5:123.5:12 3.5:12 3.5:12 4:124:124:124:124:124:124:12 4:12(METAL ROOF) (METAL ROOF) 4:12 3.5:123.5:123.5:123.5:123.5:123.5:12 3:121/2:121/2:12 1/2:121/2:121/2:120 4 8 AUGUST 2018 3A | Modern Spansih Plan 3 - Roof Plans 3B | Boutique 3C | Contemporary NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. ROOF OPTION AT ENHANCED CORNER LOT ELEVATIONS ROOF OPTION AT ENHANCED CORNER LOT ELEVATIONS A1.15 AUGUST 31, 2018 16'-0" x 8'-0" SECT. GAR. DOOR 28 SC68 24683056SH24682468 2468CHS 11'-2"14'-10"x Casita W.I.C. 9'-10"13'-2"x 16'-0"20'-6"x Courtyard Ba.4 20'-1"20'-7"x 2-Bay Garage Laundry Coats Pdr.Entry TEMP. GL. SLIDER80803080Entry TEMP. GL. SLIDER8080FXTEMP. GL.16 70 FXTEMP. GL.16 70 FX204030 56 SH3056SH 16'-0" x 8'-0" SECT. GAR. DOOR 28 SC68 24683056SH24682468 2468CHS 11'-2"14'-10"x Casita W.I.C. 9'-10"13'-2"x 16'-0"20'-6"x Courtyard Ba.4 20'-1"20'-7"x 2-Bay Garage Laundry Coats Pdr.Entry TEMP. GL. SLIDER80803080Entry TEMP. GL. SLIDER8080FXTEMP. GL.16 70 FXTEMP. GL.16 70 FX204026 56 SH 26 56 SH2656SH 16'-0" x 8'-0" SECT. GAR. DOOR 28 SC68 24683056SH24682468 2468CHS 11'-2"14'-10"x Casita W.I.C. 9'-10"13'-2"x 16'-0"20'-6"x Courtyard Ba.4 20'-1"20'-7"x 2-Bay Garage Laundry Coats Pdr.Entry TEMP. GL. SLIDER80803080Entry TEMP. GL. SLIDER8080FXTEMP. GL.16 70 FXTEMP. GL.16 70 FX204030 56 SH3056SH 3056SH30 56 SH 0 2 4 Plan 3|First Floor - Partial Floor Plans 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 A1.16 AUGUST 31, 2018 DN 17R 5068BI-PASSLaundry 30 50 SH 3050SHFX6020FX2020 FX4020 FX4020 30 50 SHFX1020 DN 17R 5068BI-PASSLaundry 20 40 SH 20 40 SH2040SH 20 40 SH2040SH 30 50 SH3050SH DN 17R 5068BI-PASSLaundry 30 50 SH 3050SHFX4016 40 16 SL 13'-3"10'-10"x Deck 30 50 SH 30 50 SH TEMP. GL. SLIDER8060 OVER 0 2 4 Plan 3|Second Floor - Partial Floor Plans 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 A1.17 AUGUST 31, 2018 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 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.19 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.20 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 CHSCHS 12080 SLIDING DOOR30 56 SH C HS2468 246821080 246824682468 CHSCHS11'-2"14'-10"xCasitaW.I.C.9'-10"13'-2"xDen17'-2"xGreat Room14'-3"15'-5"xMaster Bedroom16'-0"20'-6"xCourtyardBa.4Pdr.MasterBathWIC19 LFTEMP. GL. SLIDER8080FX30509'-3"Outdoor LivingTEMP. GL. SLIDER80803056SH3056SHFXTEMP. GL.70CHSCHS 12080 SLIDING DOOR30 56 SH C HS2468 246821080 246824682468 CHSCHS11'-2"14'-10"xCasitaW.I.C.9'-10"13'-2"xDen17'-2"xGreat Room14'-3"15'-5"xMaster Bedroom16'-0"20'-6"xCourtyardBa.4Pdr.MasterBathWIC19 LFTEMP. GL. SLIDER8080FX30509'-3"Outdoor LivingTEMP. GL. SLIDER80803056SH3056SHFXTEMP. GL.700 2 4 AUGUST 2018 Partial Floor Plans|Lower Floors 3C|Contemporary|Right Plan 3 - Enhanced Corner Lot Elevations 3B|Boutique|Right A1.21 AUGUST 31, 2018 TEMP. GL.20 40 SH CHSCHS 6068 BI-PASS5068BI-PASS 26 682668 24 68 2468 246850 50 SL 3050SH12'-0"13'-2"xBedroom 210'-10"13'-0"xBedroom 3Ba.2FX20363050SH30 50 SH3050SHFX1020 13'-3"10'-10"xDeckTEMP. GL.20 40 SH CHSCHS 6068 BI-PASS5068BI-PASS 26 682668 24 68 2468 24683050SH12'-0"13'-2"xBedroom 210'-10"13'-0"xBedroom 3Ba.2FX2036FX2036OPENTOBELOWOPENBELOW3050SH30 50 SH3050SH3050SH TEMP. GL.50 50 SL 0 2 4 AUGUST 2018 Partial Floor Plans|Upper Floors 3C|Contemporary|Right Plan 3 - Enhanced Corner Lot Elevations 3B|Boutique|Right A1.22 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.23 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 4:124:12 4:124:12 4:124:124:124:12 3:12 1/2:121/2:12(METAL ROOF)1/2:124:124:12 4:124:12 4:124:123:12 3:124:124:124:12 3:12 4:12 4:12 4:124:12 4:123.5:12 (METAL ROOF) 3.5:12 3:12 (METAL ROOF)3:121/2:123:121/2:12 0 4 8 AUGUST 2018 4A | Modern Spansih Plan 4 - Roof Plans 4B | Boutique 4C | Contemporary NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. A1.24 AUGUST 31, 2018 16'-0" x 8'-0" SECT. GAR. DOOR 28 SC68 30SC8024682046SH60564068 BI-PASS 24 68 C HS 4016SL20'-1"20'-0"x 2-Bay Garage 11'-6"15'-9"x 7'-0"10'-11"x Porch 14'-11"13'-0"x Bedroom 4 17'-9"15'-10"x Courtyard 11'-0"11'-4"x Entry Ba.4 Coats 2676 SHTEMP. GL.2676 SHTEMP. GL. FX2020 30 60 SH 30 60 SH3050SH MULLED TO3016 FX MULLED TO3016 FXMULLED TO3016 FX2668 16'-0" x 8'-0" SECT. GAR. DOOR 28 SC68 30SC8024682046SH20 40 SH 60566056SL4068 BI-PASS 24682668CHS 4016SL20'-1"20'-0"x 2-Bay Garage 11'-6"15'-9"x 7'-0"10'-11"x Porch 14'-11"13'-0"x Bedroom 4 17'-9"15'-10"x Courtyard 11'-0"11'-4"x Entry Ba.4 Coats 30 56 SH 30 56 SH 2676 SHTEMP. GL.2676 SHTEMP. GL. 16'-0" x 8'-0" SECT. GAR. DOOR 28 SC68 30SC8024682046SH60566056SL4068 BI-PASS 24 682668CHS 4016SL20'-1"20'-0"x 2-Bay Garage 11'-6"15'-9"x 7'-0"10'-11"x Porch 14'-11"13'-0"x Bedroom 4 17'-9"15'-10"x Courtyard 11'-0"11'-4"x Entry Ba.4 Coats 2676 SHTEMP. GL.2676 SHTEMP. GL. 30 56 SH 30 56 SH 20 40 SH36 68 0 2 4 AUGUST 2018 Plan 4|First Floor - Partial Floor Plans 4B | Boutique4C | Contemporary 4A | Modern Spanish A1.25 AUGUST 31, 2018 2868 DN 17R 2468 26682468 CHS TEMP. GL.2040SH12'-2"14'-7"x Bedroom 2 Ba.3 FX2020 30 50 SH 3050SH30 50 SH2650SHFX2020 3050SH15'-5"17'-7"x Loft 30 50 SH 30 50 SH 26 50 SH FX2020 2868 DN 17R 2468 266824 68 30 50 SH 30 50 SHCHS TEMP. GL.2040SH12'-3"17'-9"x 12'-2"14'-7"x Bedroom 2 Ba.3 30 50 SH 20 40 SH 20 40 SH 20 40 SH 20 40 SH 20 40 SH3050SHTEMP. GL.30 50 SH 3050SH1/2" : 12 2868 DN 17R 2468 26682468 CHS TEMP. GL.2040SH12'-3"17'-9"x 12'-2"14'-7"x Bedroom 2 Ba.3 3050SH20 40 SH 6020 40 SH2040SH2040SH 30 50 SH 30 50 SH 30 50 SH FX3020 FX3020 FX3020 0 2 4 Plan 4|Second Floor - Partial Floor Plans 4B | Boutique4C | Contemporary 4A | Modern Spanish AUGUST 2018 A1.26 AUGUST 31, 2018 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 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.28 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A1.29 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 4A | Modern Spanish 2B | Boutique1C | Contemporary 3A | Modern Spanish Location Map MAY 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018051 50’ x 100’ Conventional Lots A2.SS STREETSCENE © 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 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. A2.1 AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. A2.2 AUGUST 31, 2018 4:124:12 4:12 4:12 4:12 4:124:124:121/2:124:124:12MAY 1, 2018 3:121/2:123:12 4:124:12 4:124:12 4:124:124:12Plan 1 - Roof Plans 0 4 8 NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 1A | Modern Spanish 1B | Boutique 1C | Contempory AUGUST 2018 ROOF OPTION AT ENHANCED CORNER LOT ELEVATIONS ROOF OPTION AT ENHANCED CORNER LOT ELEVATIONS A2.3 AUGUST 31, 2018 MAY 1, 2018 12'-6"12'-6"x Bed 2266820'-4"20'-2"x 2-Bay Garage 30SC802468 Porch Ba.2 BI-PASS6068 40 56 SL3056SH 3056SHTEMP. GL.4016SLEntry 16'-0" x 8'-0" SECT. GAR. DOOR 12'-6"12'-6"x Bed 2266820'-4"20'-2"x 2-Bay Garage 30SC802468 Porch Ba.2 BI-PASS6068 3056STEMP. GL.4016SLEntry 30 56 SH 30 56 SH 3056SH12'-6"12'-6"x Bed 2266820'-4"20'-2"x 2-Bay Garage 30SC802468 Porch Ba.2 BI-PASS6068 3056SHTEMP. GL.4016SLEntry 16'-0" x 8'-0" SECT. GAR. DOOR 30 56 SH3056SH 3056SH0 2 4 1B | Boutique1C | Contemporary 1A | Modern Spanish AUGUST 2018 Plan 1 - Partial Floor Plans A2.4 AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 1 Scheme 2Scheme 4 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.5 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.6 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.7 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 MAY 1, 2018 12'-6"12'-6"xBed 2Den/16'-6"12'-6"xOpt. Bed 318'-4"Family16'-6"13'-0"xMaster Bedroom2668 30 SC80 246824682468 WIC23.5 LF2 6 682880Porch MasterBathP.C.Ba.2BI-PASS6068266824684056SL4056SLFX205620 56 SH 20 56 SH2056SH4056SL 30 56 SH TEMP. GL.40 16 SLEntry 12'-6"12'-6"xBed 2Den/16'-6"12'-6"xOpt. Bed 318'-4"Family16'-6"13'-0"xMaster Bedroom2668 30 SC80 246824682468 WIC23.5 LF2668 2880Porch MasterBathP.C.Ba.2BI-PASS6068266824684056SL4056SLFX205620 56 SH 20 56 SH2056SH4056SL 30 56 S TEMP. GL.4016 SLEntry 0 2 4 AUGUST 2018 Partial Floor Plans 1B|Boutique|Right Plan 1 - Enhanced Corner Lot Elevations 1C|Contemporary|Right A2.8 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.9 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 4:124:124:12 4:124:12 4:124:12 4:12 3.5:123.5:12 4:12 4:12 4:12(METAL ROOF) MAY 1, 2018 3:124:124:12 1/2:12 1/2:121/2:124:124:124:12 4:124:12 4:124:12 3.5:12 3.5:12 3.5:121/2:12 1/2:12 4:12 Plan 2 - Roof Plans 0 4 8 2A | Modern Spanish 2B | Boutique 2C | Contempory NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 2018 A2.10 AUGUST 31, 2018 MAY 1, 2018 3080FR. DOORT.G.20'-2"21'-6"x 2-Bay Garage 16'-8"11'-0"x Opt.Bed 5/Ba.4 Porch TEMP. GL. SLIDER8080 Casita/2046SH2046SH26 46 SHFX3056 20'-2"21'-6"x 2-Bay Garage 16'-8"11'-0"x Opt.Bed 5/Ba.4 Casita/FX305636683056SH30 56 SH 30 56 SH 3056SHTEMP. GL. SLIDER8080 20'-2"21'-6"x 2-Bay Garage 16'-8"11'-0"x Opt.Bed 5/Ba.4 Casita/FX305650 56 SL24682468 2056SH2056SHTEMP. GL. SLIDER8080 0 2 4 2B | Boutique2C | Contemporary 2A | Modern Spanish AUGUST 2018 Plan 2 - Partial Floor Plans Lower Floors A2.11 AUGUST 31, 2018 MAY 1, 2018 11'-2"15'-4"x Bed 3 24 6824682468Ba.2 20 40 SH5050SH 2040SH2040SH2040SH2011'-2"15'-4"x Bed 3 24 6824682468Ba.2 20 40 SH 2040SH2040SH2040SH204'-0"19'-9"x Balcony 11'-2"15'-4"x Bed 3 24 6824682468Ba.2 20 40 SH 2040SH2040SH2040SH204'-0"22'-6"x Covered Balcony2040SH 0 2 4 2B | Boutique2C | Contemporary 2A | Modern Spanish AUGUST 2018 Plan 2 - Partial Floor Plans Upper Floors A2.12 AUGUST 31, 2018 Scheme 3 Scheme 3Scheme 2 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.13 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.14 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.15 Rear© 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 MAY 1, 2018 Porch16'-8"11'-0"xOpt.Bed 5/Ba.412'-8"Opt. Bed 4Den/18'-0"17'-6"xFamily12'-0"10'-0"17'-6"xOutdoor Living9080 TEMP GLASSSTACKED SLIDING DOORCasita/9080 TEMP GLASSSTACKED SLIDING DOOR30 56 SH FX3056 3080 SCEntryOPENTOABOVE30 56 SH 30 56 SH5056SL2468 2468 20 56 SH 20 56 SH TEMP. GL. SLIDER808030 80FR. DOORT.G.Porch16'-8"11'-0"xOpt.Bed 5/Ba.412'-8"Opt. Bed 4Den/18'-0"17'-6"xFamily12'-0"DiningxOutdoor LivingPorch9080 TEMP GLASSSTACKED SLIDING DOORTEMP. GL. SLIDER8080Casita/30 56 SH 2646SHFX3056 3080 SCEntryOPENTOABOVE30 50 SH 30 50 SH2056SH2056SH 9080 TEMP GLASSSTACKED SLIDING DOOR0 2 4 AUGUST 2018 Partial Floor Plans|Lower Floors Plan 2 - Enhanced Corner Lot Elevations 2A|Modern Spanish|Right 2B|Boutique|Right A2.16 AUGUST 31, 2018 MAY 1, 2018 OPENTOBELOW11'-0"Bed 210'-0"17'-6"xCovered Balcony3080FR. DOORT.G.Ba.2Laun.WIC24.5 LF30 50 SH 30 50 SH2040SH2040SH2040SH FX2040FX2040FX2040FX2040FX2040FX2040 FX2040FX2040FX2040OPENTOBELOW11'-0"Bed 210'-0"17'-6"xCovered Balcony683080FR. DOORT.G.Ba.2Laun.WIC24.5 LFFX4050FX40502040SHFX4040FX4040FX2640 FX2640FX2640 30 50 SH3050SH2040SH2040SH 0 2 4 AUGUST 2018 Partial Floor Plans|Upper Floors Plan 2 - Enhanced Corner Lot Elevations 2A|Modern Spanish|Right 2B|Boutique|Right A2.17 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.18 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 4:124:124:12 4:12 4:12 4:12 4:12 4:123:123:121/2:12 1/2:124:124:12MAY 1, 2018 3:121/2:12 1/2:121/2:124:124:124:124:12 4:12 4:12 4:12 4:12 4:124:124:121/2:12 Plan 3 - Roof Plans 0 4 8 3A | Modern Spanish 3B | Boutique 3C | Contempory NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 2018 3C | Contemporary A2.19 AUGUST 31, 2018 MAY 1, 2018 20'-4"20'-6"x 2-Bay Garage 18'-0"11'-6"x Opt. Bed 4/Ba.3 Porch TEMP. GL. SLIDER8080 Casita/ 30 56 SH 3056SH3056SH3056SHFX2040306820'-4"20'-6"x 2-Bay Garage 18'-0"11'-6"x Opt. Bed 4/Ba.3 Porch TEMP. GL. SLIDER8080 Casita/3056SH3056SH3056SHFX20403068306830 56 SH 20'-4"20'-6"x 2-Bay Garage 18'-0"11'-6"x Opt. Bed 4/Ba.3 Porch TEMP. GL. SLIDER8080 Casita/ 30 56 SH 3056SH3056SH056SFX204030680 2 4 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 Plan 3 - Partial Floor Plans Lower Floors A2.20 AUGUST 31, 2018 MAY 1, 2018 13'-6"10'-10"x Bed 2 12'-8"10'-10"x Bed 3 246850 50 SL FX3616 3050SH10'-8"8'-4"x Balcony 2 TEMP. GL. SLIDER7660 13'-6"10'-10"x Bed 2 12'-8"10'-10"x Bed 3 246830 50 SH 30 50 SH 3076PR.19'-0"10'-0"x Balcony 2 2040SHFX3616 13'-6"10'-10"x Bed 2 12'-8"10'-10"x Bed 3 2468FX1616 3050SH30 50 SH 30 50 SH 30 50 SH 30 50 SH 30 50 SH 0 2 4 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 Plan 3 - Partial Floor Plans Upper Floors A2.21 AUGUST 31, 2018 Scheme 4 Scheme 1Scheme 4 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.22 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.23 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.24 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 4:12 4:12 4:12 4:124:124:12 4:124:124:12 4:124:121/2:121/2:12MAY 1, 2018 3:121/2:123:121/2:121/2:124:12 4:12 4:12 4:124:124:12 1/2:121/2:124:12Plan 4 - Roof Plans 0 4 8 4A | Modern Spanish 4B | Boutique 4C | Contempory NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 2018 4C | Contemporary A2.25 AUGUST 31, 2018 MAY 1, 2018 23'-0"20'-2"x 2-Bay Garage Porch 12'-6"11'-2"x Bed 4 FXTEMP. GL.107030 SC80 2468 266824682468Ba.3 Pdr. OPEN TO ABOVEUP 17R 20 56 SH 50 56 SL2040SH 2040SH2040SHEntry 23'-0"20'-2"x 2-Bay Garage Porch 12'-6"11'-2"x Bed 4 FXTEMP. GL.107030 SC80 2468 266824682468Ba.3 Pdr. OPEN TO ABOVEUP 17R 20 56 SH 2040SH2040SHEntry 2056SH3056SH26 56 SH 26 56 SH 26 56 SH 23'-0"20'-2"x 2-Bay Garage Porch 12'-6"11'-2"x Bed 4 FXTEMP. GL.107030 SC80 2468 266824682468Ba.3 Pdr. OPEN TO ABOVEUP 17R 20 56 SH 2040SH2040SHEntry FX3056 3056SHFX3056FX3056 0 2 4 4B | Boutique4C | Contemporary 4A | Modern Spanish AUGUST 2018 Plan 4 - Partial Floor Plans Lower Floors A2.26 AUGUST 31, 2018 MAY 1, 2018 OPEN TO BELOW24686068 20 40 SH TEMP. GL.16 36 SH FX5050FX2050 FX2050 FX205030 50 SH 30 50 SH OPEN TO BELOW24686068FX4020 FX2020 FX4020 FX4020 FX2650 FX2650FX2650 FX26502650SHOPEN TO BELOW24686068 20 40 SH TEMP. GL.16 36 SH3050SH 26 50 SH2650SH2650SH 2650SH30 50 SH 30 50 SH 30 50 SH 0 2 4 4B | Boutique4C | Contemporary 4A | Modern Spanish AUGUST 2018 Plan 4 - Partial Floor Plans Upper Floors A2.27 AUGUST 31, 2018 Scheme 5 Scheme 6Scheme 5 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.28 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.29 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE Z ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A2.30 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN MAY 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018049 A3.SS 55’ x 90’ Conventional Homes STREETSCENE 4A | Modern Spanish2A | Modern Spanish1C | Contemporary 3B | Boutique © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Location Map AUGUST 31, 2018 A3.1 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 A3.2 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 4:12 4:12 4:12 4:124:124:124:124:12 4:12 4:124:124:12MAY 1, 2018 0 2 4 4:12 4:124:124:124:12 4:124:124:124:121/2:12 1/2:123:125:12 Plan 1 - Roof Plans 0 4 8 1B | Boutique NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 1A | Modern Spanish 1C | Contemporary AUGUST 2018 ROOF OPTION AT ENHANCED CORNER LOT ELEVATIONS ROOF OPTION AT ENHANCED CORNER LOT ELEVATIONS A3.3 AUGUST 31, 2018 MAY 1, 2018 16'-0" x 8'-0" SECT. GAR. DOOR 11'-4"11'-3"x Bdrm 3 11'-0"11'-6"x Bdrm 2 20'-3"20'-1"x 2-Bay Garage Ba 2BI-PASS606830SC80266824682468 Linen FX1616 5050SH26683056SHSC68Porch 3056SH(2) BI-PASS6068 FX2060 FX2060 FX2060 16'-0" x 8'-0" SECT. GAR. DOOR 11'-4"11'-3"x Bdrm 3 11'-0"11'-6"x Bdrm 2 20'-3"20'-1"x 2-Bay Garage Ba 2BI-PASS606830SC802668246824 68 Linen 5050SH26683056SHSC68Porch BI-PASS6068 30 56 SH 30 56 SH3056SH 16 36 SH 16'-0" x 8'-0" SECT. GAR. DOOR 11'-4"11'-3"x Bdrm 3 11'-0"11'-6"x Bdrm 2 20'-3"20'-1"x 2-Bay Garage Ba 2BI-PASS606830SC802668246824 68 Linen 5050SH26683056SHSC68Porch BI-PASS6068 FX3026 30 50 SH3050SH FX3016 (3) (3026 FX ABV)(3026 FX ABV)0 2 4 1B | Boutique1C | Contemporary 1A | Modern Spanish AUGUST 2018 Plan 1 - Partial Floor Plans A3.4 AUGUST 31, 2018 Scheme 2 Scheme 4Scheme 1 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A3.5 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 © 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 A3.6 AUGUST 31, 2018 MAY 2018 50 50 SLFX1616FX161611'-4"11'-3"xBdrm 311'-0"11'-6"xBdrm 219'-8"Great Room16'-0"14'-0"xMaster Bedroom10'-0"Outdoor LivingBa 2BI-PASS6068 3080 30 SC80 2668 2468 2468Linen26682668Linen20 40 SH 40 50 SH 26 50 SH 26 50 SHFX2650SH FX50502650SH2650SH26 68 30 56 SH MasterBathWIC23 LFPorchEntryBI-PASS60683026SH3050SH30 50 SH (3)(3026 FX ABV)(3026 FX ABV)FX301650 50 SL11'-4"11'-3"xBdrm 311'-0"11'-6"xBdrm 219'-8"xGreat Room16'-0"14'-0"xMaster Bedroom10'-0"xOutdoor LivingBa 2BI-PASS6068 3080 30 SC80 2668 2468 2468Linen26682668Linen20 40 SH 40 50 SH 26 50 SH 26 50 SHFX502650SH FX50502650SH2650SH26 68 30 56 SH MasterBathWIC23 LFPorchEntryBI-PASS60683056SH3056SH30 56 SH 1636SHFX3016 FX3016 0 2 4 AUGUST 2018 Partial Floor Plans 1B|Boutique|Right Plan 1 - Enhanced Corner Lot Elevations 1C|Contemporary|Right A3.7 AUGUST 31, 2018 © 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 A3.8 AUGUST 31, 2018 4:12 4:12 4:12 4:12 4:124:124:124:12 4:124:121/2:123:12 3:123:12MAY 1, 2018 0 2 4 4:12 4:12 4:12 4:124:123:12 3:12 1/2:123:12 3:12 3:123:121/2:121/2:121/2:121/2:12 Plan 2 - Roof Plans 0 4 8 2B | Boutique NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 2A | Modern Spanish 2C | Contemporary AUGUST 2018 A3.9 AUGUST 31, 2018 MAY 2018 16'-0" x 8'-0" SECT. GAR. DOOR20'-1"20'-3"x 2-Bay Garage 17'-8"11'-8"x Outdoor Lounge 30802680Storage Coats FX2060 TEMP. GL. SLIDER12080TEMP. GL. SLIDER806013'-0"17'-6"x Outdoor CourtyardSC68 Porch Entry OPEN TO ABOVE UP 17R 16'-0" x 8'-0" SECT. GAR. DOOR20'-1"20'-3"x 2-Bay Garage 30802680Storage Coats TEMP. GL. SLIDER12080TEMP. GL. SLIDER806013'-0"17'-6"x Outdoor CourtyardSC68 Entry OPEN TO ABOVE UP 17R FX1670 Porch 16'-0" x 8'-0" SECT. GAR. DOOR20'-1"20'-3"x 2-Bay Garage 17'-8"11'-8"x Outdoor Lounge 30802680Storage Coats TEMP. GL. SLIDER12080TEMP. GL. SLIDER806013'-0"17'-6"x Outdoor CourtyardSC68 Entry OPEN TO ABOVE UP 17R FX1670 Porch 0 2 4 2B | Boutique2C | Contemporary 2A | Modern Spanish AUGUST 2018 Plan 2 - Partial Floor Plans Lower Floors A3.10 AUGUST 31, 2018 MAY 2018 BI-PASS606811'-0"11'-3"x Bedroom 3 Laundry Ba. 2 13'-2"11'-0"x Loft26682868202050SH 30 50 SH 30 50 SH 30 50 SH 30 50 SH FX3050 OPEN TO BELOW FX3050FX3050FX3050BI-PASS606811'-0"11'-3"x Bedroom 3 Laundry Ba. 2 13'-2"11'-0"x Loft266828682040 OPEN TO BELOW FX3050FX3050FX3050FX3050FX3050 50 50 SL5050SL BI-PASS606811'-0"11'-3"x Bedroom 3 Laundry Ba. 2 13'-2"11'-0"x Loft266828682040 30 50 SH 30 50 SH OPEN TO BELOW FX3050FX3050FX3050FX5016(3) 30 50 SH FX30303050SH 0 2 4 2B | Boutique2C | Contemporary 2A | Modern Spanish AUGUST 2018 Plan 2 - Partial Floor Plans Upper Floors A3.11 AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 4 Scheme 1Scheme 3 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A3.12 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A3.13 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 4:124:124:12 4:12 4:12 4:12 4:124:12 4:12 4:12 (METAL ROOF) (METAL ROOF)1/2:12MAY 1, 2018 0 2 4 1/2:12 3.5:124:124:124:124:12 4:12 4:12 3:12 3:12 1/2:124:12 (METAL ROOF)3:121/2:124:12 1/2:121/2:12 Plan 3 - Roof Plans 0 4 8 3B | Boutique NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 3A | Modern Spanish 3C | Contemporary AUGUST 2018 A3.14 AUGUST 31, 2018 MAY 2018 20'-3"20'-2"x 2-Bay Garage 12'-10"12'-0"x Bdrm 4/Den 16'-0" x 8'-0" SECT. GAR. DOOR 286828682468 Storage 26 68Coats 3080 2060SH40 56 SH2040SH 3050SHStorage 2 8 SC6 8 Portico Entry Ba.3 OPEN TO ABOVE Porch BI-PASS8068 20'-3"20'-2"x 2-Bay Garage 12'-10"12'-0"x Bdrm 4/Den 16'-0" x 8'-0" SECT. GAR. DOOR 286828682468 Storage 266 8 Coats 3080 2060SHStorage28SC68Entry Ba.3 OPEN TO ABOVE Porch BI-PASS8068 20 20 SH 30 50 SH 30 50 SH Portico 20'-3"20'-2"x 2-Bay Garage 12'-10"12'-0"x Bdrm 4/Den 16'-0" x 8'-0" SECT. GAR. DOOR 286828682468 Storage 2668Coats 3080 2060SHStorage28SC68Entry Ba.3 OPEN TO ABOVE Porch BI-PASS8068 3050SH40 16 SH 30 50 SH 30 50 SH Portico 0 2 4 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 Plan 3 - Partial Floor Plans Lower Floors A3.15 AUGUST 31, 2018 MAY 2018 Laundry 11'-0"13'-2"x Bdrm 3 Bath 2 26682868 2468BI-PASS8068266824682040SH2040SH FX2050FX2650 3050SH40 50 SL OPEN TO BELOW DN 17R FX2650 FX2050Laundry 11'-0"13'-2"x Bdrm 3 Bath 2 26682868 2468BI-PASS8068266824682040SH2040SH FX20503050SHOPEN TO BELOW DN 17R FX2020 30 50 SH 3050SH30 50 SH 30 50 SH 3050SH30 50 SH (2) Laundry 11'-0"13'-2"x Bdrm 3 Bath 2 26682868 2468BI-PASS8068266824682040SH2040SH OPEN TO BELOW DN 17R 30 50 SH3050SH 30 50 SH FX1616 FX3050FX3050 FX3050FX4016 (2)(3030 FX ABV)(3030 FX ABV)(3030 FX ABV)3050SH(3030 FX ABV)FX30500 2 4 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 Plan 3 - Partial Floor Plans Upper Floors A3.16 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A3.17 Scheme 5 Scheme 6Scheme 4 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A3.18 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 MAY 2018 17'-5"18'-0"xGreat Room17'-5"Dining12'-10"12'-0"xBdrm 4/Den2868 24682668Coats30803050SH3050SH20 60 SH 20 60 SH FX60503050SH3050SH4056SH2040SH30 50 SH StoragePdr.PorticoEntryBa.3OPENTOABOVEPorchUP17RBI-PASS806830 50 SH3050SH Portico17'-5"18'-0"xGreat Room17'-5"Dining12'-10"12'-0"xBdrm 4/Den2868 24682668Coats30803050SH3050SH20 60 SH 20 60 SH 30 50 SH 30 50 SH FX60503050SH3050SHStoragePdr.EntryBa.3OPENTOABOVEPorchUP17RBI-PASS806830 50 SH4016SH3050SH3050SH 0 2 4 AUGUST 2018 Plan 3 - Enhanced Corner Lot Elevations 3A|Modern Spanish|Right 3B|Boutique|Right Partial Floor Plans|Lower Floors A3.19 AUGUST 31, 2018 MAY 2018 17'-5"16'-1"xMaster Bedroom30802468Linen2668 3050SH50SH2650SH3050SHFX50503050SHFX2050FX2050FX2650 MasterBathOPENTOBELOWDN17RFX2650FX2050 17'-5"16'-1"xMaster Bedroom30802468Linen2668 3050SHSH2650SH3050SHFX50503050SH26 50 SH2650SH FX2050 MasterBathOPENTOBELOWDN17R0 2 4 AUGUST 2018 Plan 3 - Enhanced Corner Lot Elevations 3A|Modern Spanish|Right 3B|Boutique|Right Partial Floor Plans|Upper Floors A3.20 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A3.21 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 1/2:124:12 4:12 4:12 4:124:124:12 4:124:123:12 3:123:123:123:12 3:12MAY 1, 2018 0 2 44:124:12 4:124:12 4:12 1/2:123:12 3:12 3:121/2:121/2:123:12 3:12 Plan 4 - Roof Plans 0 4 8 4B | Boutique NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 4A | Modern Spanish 4C | Contemporary AUGUST 2018 A3.22 AUGUST 31, 2018 MAY 2018 16'-0" x 8'-0" SECT. GAR. DOOR 20'-1"20'-3"x 2-Bay Garage 12'-10"14'-0"x Lounge2468 30802468Coats Linen 40 56 SH2056SH 20 56 SH 2656SH28SC68Porch Entry OPEN TO ABOVE Ba.2 UP 17R 20'-1"20'-3"x 2-Bay Garage 12'-10"14'-0"x Lounge2468 30802468Coats Linen 2656SH28SC68Porch Entry OPEN TO ABOVE Ba.2 UP 17R FX1660 FX1660 30 56 SH3056SH 3056SH16'-0" x 8'-0" SECT. GAR. DOOR 20'-1"20'-3"x 2-Bay Garage 12'-10"14'-0"x Lounge2468 30802468Coats Linen 2656SH28SC68Porch Entry OPEN TO ABOVE Ba.2 UP 17R FX1660 30 56 SH 30 56 SH3056SH 3056SH16'-0" x 8'-0" SECT. GAR. DOOR 0 2 4 4B | Boutique4C | Contemporary 4A | Modern Spanish AUGUST 2018 Plan 4 - Partial Floor Plans Lower Floors A3.23 AUGUST 31, 2018 MAY 2018 11'-4"13'-4"x Bdrm 3 11'-4"11'-0"x Bdrm 2 Linen Laundry 13'-2"14'-0"x Loft Ba.2 BI-PASS6068 246824682668 2668 2468 2868FX3050 20 50 SH2050SH FX2050265020 40 SH2040SH4050SL40502040SH 20 50 SH FX6020OPEN TO BELOW DN 17R 11'-4"13'-4"x Bdrm 3 11'-4"11'-0"x Linen Laundry 13'-2"14'-0"x Loft Ba.2 BI-PASS6068 246824682668 2668 2468 286826504050OPEN TO BELOW DN 17R 30 56 SH3056SH 3056SH30 56 SH 30 56 SH3056SH 30 56 SH3056SH 3056SH11'-4"13'-4"x Bdrm 3 11'-4"11'-0"x Linen Laundry 13'-2"14'-0"x Loft Ba.2 BI-PASS6068 246824682668 2668 2468 2868FX3050 FX2050265020 40 SH4050 OPEN TO BELOW DN 17R 30 56 SH3056SH3056SH 3056SH30 56 SH3056SH 30 56 SH3056SH 0 2 4 4B | Boutique4C | Contemporary 4A | Modern Spanish AUGUST 2018 Plan 4 - Partial Floor Plans A3.24 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A3.25 Scheme 6 Scheme 5Scheme 5 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A3.26 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN MAY 1, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018048 45' x 90' Conventional 2-Pac A4.SS 3B | Boutique4A | Modern Spanish 2XA | Modern Spanish2C | Contemporary1B ADU | Boutique 1B | Boutique STREETSCENE © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Location Map 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 A4.1 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 A4.2 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 3.5:124.5:12 4.5:123.5:124.5:12 4.5:124.5:124.5:12 1/2:123.5:12 3.5:12 4.5:124.5:123.5:123.5:12 3.5:12MAY 2018 3.5:12 3.5:12 3.5:123.5:123.5:126:126:12 6:12 1/2:125:125:123.5:12 3.5:12 3.5:123.5:123:123.5:121/2:121/2:120 4 8 1B | Boutique Plan 1 - Roof Plans 1A | Modern Spanish 1C | Contemporary AUGUST 2018 NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. A4.3 AUGUST 31, 2018 MAY 2018 12'-1"12'-1"x Den 7'-10"9'-10"x Porch 308024 68266 8 FXARCHED5066 FX2040 3056SH2040SHOptional Gates Coats OPEN TO ABOVE UP 17R Pdr. Entry 12'-1"12'-1"x Den 308024 68266 8 FX2040 3056SH2040SHOptional Gates Coats OPEN TO ABOVE UP 17R Pdr. Entry 30 56 SH3056SH 3056SH30 56 SH3056SH 12'-1"12'-1"x Den 308024 68266 8 FX2040 3056SH2040SHOptional Gates Coats OPEN TO ABOVE UP 17R Pdr. Entry 0 2 4 1B | Boutique1C | Contemporary 1A | Modern Spanish AUGUST 2018 Plan 1 - Partial Floor Plans Lower Floors A4.4 AUGUST 31, 2018 MAY 2018 Laun.266828 68 6068BI-PASS30 50 SH 2050SH2050SH2040SH2040FX2040FX2040FX2040FX2040 FX2040 Ba.2 12'-1"10'-1"x Opt. Loft Bedroom 3/OPEN TO BELOW DN 17R Laun.266828 68 6068BI-PASS2050SH2040SH2040Ba.2 12'-1"10'-1"x Opt. Loft Bedroom 3/OPEN TO BELOW DN 17R FX5016FX5020(3) 30 56 SH3056SH 3056SH16 50 SH 16 50 SH Laun.266828 68 6068BI-PASS2050SH2050SH2040SH2040Ba.2 12'-1"10'-1"x Opt. Loft Bedroom 3/OPEN TO BELOW DN 17R FX5020FX5020 30 50 SH (2) 0 2 4 1B | Boutique1C | Contemporary 1A | Modern Spanish AUGUST 2018 Plan 1 - Partial Floor Plans Upper Floors A4.5 AUGUST 31, 2018 A4.6 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 4 Scheme 2Scheme 1 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN AUGUST 31, 2018 A4.7 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 4.5:12 3.5:12 3.5:123.5:123.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4:12 4.5:124.5:124:12MAY 2018 6:12 6:12 6:12 6:12 3.5:12 3.5:123.5:125:125:126:12 6:12 6:12 1/2:124:12 4:123:12 3:12 3:12 3:12 3:121/2:121/2:123:123:120 4 8 1B ADU | Boutique Plan 1 ADU - Roof Plans 1A ADU | Modern Spanish 1C ADU | Contemporary AUGUST 2018 NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. A4.8 AUGUST 31, 2018 MAY 2018 12'-1"12'-1"x Den 7'-10"9'-10"x Porch 308024 68266 8 FXARCHED5066 FX2040 3056SH2040SHOptional Gates Coats OPEN TO ABOVE UP 17R Pdr. Entry 12'-1"12'-1"x Den 308024 68266 8 FX2040 3056SH2040SHOptional Gates Coats OPEN TO ABOVE UP 17R Pdr. Entry 30 56 SH3056SH 3056SH12'-1"12'-1"x Den 308024 68266 8 FX2040 3056SH2040SHOptional Gates Coats OPEN TO ABOVE UP 17R Pdr. Entry 30 56 SH3056SH 0 2 4 1B ADU | Boutique1C ADU | Contemporary 1A ADU | Modern Spanish AUGUST 2018 Plan 1 ADU - Partial Floor Plans Lower Floors A4.9 AUGUST 31, 2018 MAY 2018 Laun.266828 68 6068BI-PASS30 50 SH 2040SH2040FX2040FX2040FX2040FX2040 FX2040 Ba.2 12'-1"10'-1"x Opt. Loft Bedroom 3/OPEN TO BELOW DN 17R Laun.266828 68 6068BI-PASS2040SH2040Ba.2 12'-1"10'-1"x Opt. Loft Bedroom 3/OPEN TO BELOW DN 17R FX5016FX5020(3) 30 56 SH3056SH 3056SHLaun.266828 68 6068BI-PASS2040SH2040Ba.2 12'-1"10'-1"x Opt. Loft Bedroom 3/OPEN TO BELOW DN 17R FX5020FX502016 50 SH 16 50 SH3050SH FX5020(2) 0 2 4 1B ADU | Boutique1C ADU | Contemporary 1A ADU | Modern Spanish AUGUST 2018 Plan 1 ADU - Partial Floor Plans Upper Floors A4.10 AUGUST 31, 2018 A4.11 Scheme 4 Scheme 2Scheme 1 © 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 A4.12 © 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 MAY 2018 4:124:124:12 3.5:12 4:124:124:12 4:12 4:12 4:124:121/2:125:12 5:125:125:12 4:12 4:12 3.5:12 5:12 5:125:125:125:125:125:12 5:12 4:123.5:121/2:121/2:121/2:121/2:123:123:12 0 4 8 2B | Boutique Plan 2 - Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 2A | Modern Spanish 2C | Contemporary AUGUST 2018 A4.13 AUGUST 31, 2018 MAY 2018 20'-5"20'-3"x 2-Bay Garage 16'-0" x 8'-0" SECT. GAR. DOOR24682868FX6020 2040SH13'-10"13'-9"x Lounge 7'-10"7'-10"x Porch Coats UP 17R Entry 30 56 SH 308020'-5"20'-3"x 2-Bay Garage 16'-0" x 8'-0" SECT. GAR. DOOR 24 6828682040SH13'-10"13'-9"x Lounge Coats UP 17R FX16703056SH3056SH 7'-10"10'-2"x PorchFX6020Entry 308020'-5"20'-3"x 2-Bay Garage 16'-0" x 8'-0" SECT. GAR. DOOR24682868FX6020 2040SH13'-10"13'-9"x Lounge Coats UP 17R Entry 30807'-10"7'-10"x Porch 30 60 SH 0 2 4 2B | Boutique2C | Contemporary 2A | Modern Spanish AUGUST 2018 Plan 2 - Partial Floor Plans Lower Floors A4.14 AUGUST 31, 2018 MAY 2018 2468266824 68 24 68 28 68 BI-PASS5068FX2650FX2040 2040SH26 50 SH 26 50 SH2650SH Laun. Ba.2 13'-10"11'-5"x Opt. Loft Bedroom 3/2468266824 68 24 68 28 68FX2650 FX2040 2040SHLaun. Ba.26068BI-PASS FX6026 FX302611'-6"11'-5"x Bedroom 3 30 50 SH3050SH 2468266824 68 24 68 28 68 BI-PASS5068FX26502040SH26 50 SH 26 50 SH2650SH Laun. Ba.2 13'-10"11'-5"x Opt. Loft Bedroom 3/2468266824 68 24 68 28 68 BI-PASS5068FX2650FX2040 2040SH26 50 SH 26 50 SH2650SH Laun. Ba.2 13'-10"11'-5"x Opt. Loft Bedroom 3/ 0 2 4 2B | Boutique2C | Contemporary 2A | Modern Spanish AUGUST 2018 Plan 2 - Partial Floor Plans Upper Floors A4.15 AUGUST 31, 2018 A4.16 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 3 Scheme 4Scheme 3 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN AUGUST 31, 2018 A4.17 © 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 MAY 2018 20'-5"20'-3"x 2-Bay Garage 16'-0" x 8'-0" SECT. GAR. DOOR246 8246 8246 8 28SC6826 56 SH 26 56 SH TEMP. GL. SLIDER80602040SH26 56 SH 15'-5"16'-0"x Great Room 12'-5"12'-3"x Dining8'-11"14'-3"x Outdoor Living Kitchen 27 LF CAB. Coats UP 17R Pdr. 24 68 28SC68286830 80 26 56 SH 26 56 SH2656SH2656SH2656SH2656SH FX265630 56 SH 2040SH2040SH26 68 11'-5"7'-9"x Project Rm -4" 13'-8"13'-9"x Lounge Entry2656SH2656SH 20'-5"20'-3"x 2-Bay Garage 16'-0" x 8'-0" SECT. GAR. DOOR24682468246828SC682656SH2656SHTEMP. GL. SLIDER80602040SH26 56 SH 15'-5"16'-0"x Great Room 12'-5"12'-3"x Dining8'-11"14'-3"x Outdoor Living Kitchen 27 LF CAB. Coats UP 17R Pdr. 24 68 28SC68286830 80 26 56 SH 26 56 SH2656SH2656SH2656SH2656SH FX265630 56 SH 2040SH2040SH26 68 11'-5"7'-9"x Project Rm 13'-4"7'-2"x Porch 13'-8"13'-9"x Lounge Entry2656SH2656SH 0 2 4 AUGUST 2018 Plan 2X - Floor Plans Lower Floors 2XB | Boutique 2XA | Modern Spanish ( Corner Lots Only) A4.18 AUGUST 31, 2018 MAY 2018 308026682468266824 68 24 68 2868 BI-PASS6068 BI-PASS506826682468FX4016 FX2040 2040SH3050SH2040SHFX401615'-6"13'-11"x Master Bedroom 10'-9"12'-3"x Bedroom 2 Laun. Master Bath 19 LF WIC Ba.2 13'-10"11'-5"x Opt. Loft Bedroom 3/ DN 17R (3)FX2050FX20502040SH26 50 SH 26 50 SH2650SH2650SH FX16462040SH308026682468266824 68 24 68 28 68 BI-PASS6068 BI-PASS506826682468FX4016 FX2040 2040SH3050SH2040SHFX401615'-6"13'-11"x Master Bedroom 10'-9"12'-3"x Bedroom 2 Laun. Master Bath 19 LF WIC Ba.2 13'-10"11'-5"x Opt. Loft Bedroom 3/ DN 17R (3)FX2050FX20502040SH26 50 SH 26 50 SH2650SH2650SH FX16462040SH0 2 4 AUGUST 2018 Plan 2X - Floor Plans Upper Floors 2XB | Boutique 2XA | Modern Spanish ( Corner Lots Only) A4.19 AUGUST 31, 2018 MAY 2018 4:124:123.5:12 4:12 4:12 4:124:124:124:124:12 4:124:124:12 4:12 4:12 1/2:121/2:12 4:12 4:12 4:124.5:12 4.5:124.5:124.5:12 4.5:124.5:123:124.5:124.5:12 4.5:12 4.5:124.5:12 4.5:124.5:12 4:124.5:124:124:123:12 1/2:121/2:12 Plan 2X | Front Elevations 2XA | Modern Spanish2XB | Boutique 0 2 4 AUGUST 2018 2XB | Boutique Plan 2X - Roof Plans 2XA | Modern SpanishNOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. ( Corner Lots Only) MAY 2018 4:124:123.5:12 4:12 4:12 4:124:124:124:124:12 4:124:124:12 4:12 4:12 1/2:121/2:12 4:12 4:12 4:124.5:12 4.5:124.5:124.5:12 4.5:124.5:123:124.5:124.5:12 4.5:12 4.5:124.5:12 4.5:124.5:12 4:124.5:124:124:123:12 1/2:121/2:12 Plan 2X | Front Elevations 2XA | Modern Spanish2XB | Boutique 0 2 4 AUGUST 2018 2XB | Boutique Plan 2X - Roof Plans 2XA | Modern SpanishNOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. ( Corner Lots Only) MAY 2018 4:124:123.5:12 4:12 4:12 4:124:124:124:124:12 4:124:124:12 4:12 4:12 1/2:121/2:12 4:12 4:12 4:124.5:12 4.5:124.5:124.5:12 4.5:124.5:123:124.5:124.5:12 4.5:12 4.5:124.5:12 4.5:124.5:12 4:124.5:124:124:123:12 1/2:121/2:12 Plan 2X | Front Elevations 2XA | Modern Spanish2XB | Boutique 0 2 4 AUGUST 2018 2XB | Boutique Plan 2X - Roof Plans 2XA | Modern SpanishNOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. ( Corner Lots Only) A4.20 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 3Scheme 3 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN AUGUST 31, 2018 A4.21 © 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 A4.22 © 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 4.5:12 4.5:124.5:124.5:12 4.5:123.5:12 4.5:123.5:123.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 3.5:12 4.5:12 1/2:124:12MAY 2018 3.5:12 3.5:123.5:125:12 5:12 5:125:126:12 6:12 6:12 1/2:124:123:12 3:12 3:12 3:123:121/2:121/2:120 4 8 3B | Boutique Plan 3 - Roof Plans 3A | Modern Spanish 3C | Contemporary NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 2018 A4.23 AUGUST 31, 2018 MAY 2018 12'-1"12'-1"x Den 7'-10"9'-10"x Porch 308024 68266 8 FXARCHED5066 FX2040 3056SH2040SHOptional Gates Coats OPEN TO ABOVE UP 17R Pdr. Entry 12'-1"12'-1"x Den 308024 68266 8 FX2040 3056SH2040SHOptional Gates Coats OPEN TO ABOVE UP 17R Pdr. Entry 30 56 SH3056SH 3056SH12'-1"12'-1"x Den 308024 68266 8 FX2040 3056SH2040SHOptional Gates Coats OPEN TO ABOVE UP 17R Pdr. Entry 30 56 SH3056SH 0 2 4 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 Plan 3 - Partial Floor Plans Lower Floors A4.24 AUGUST 31, 2018 MAY 2018 Laun.266828 68 6068BI-PASS30 50 SH 2050SH2050SH2040SHFX2040FX2040FX2040FX2040 FX2040 12'-1"10'-1"x Opt. Loft Bedroom 3/OPEN TO BELOW DN 17R 20Ba.2 Laun.266828 68 6068BI-PASS2050SH2040SH12'-1"10'-1"x Opt. Loft Bedroom 3/OPEN TO BELOW DN 17R 20Ba.2 FX5016FX5020(3) 30 56 SH3056SH 3056SHLaun.266828 68 6068BI-PASS2050SH2050SH2040SH12'-1"10'-1"x Opt. Loft Bedroom 3/OPEN TO BELOW DN 17R 20Ba.2 16 50 SH 16 50 SH FX5020FX5020 30 50 SH (2) 0 2 4 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 Plan 3 - Partial Floor Plans Upper Floors A4.25 AUGUST 31, 2018 A4.26 Scheme 5 Scheme 6Scheme 4 AUGUST 31, 2018 © 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 A4.27 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 MAY 20184:124:124:12 4:12 3.5:123.5:12 4:124:124:12 4:124:124:12 3.5:124:12 4:12 4:124:123.5:124:12 4:124:124:123.5:12 3.5:12(METAL ROOF)3:121/2:123:12 1/2:121/2:12 0 4 8 4B | Boutique Plan 4 - Roof Plans 4A | Modern Spanish 4C | Contemporary AUGUST 2018 NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. A4.28 AUGUST 31, 2018 MAY 2018 8'-0" x 8'-0" SECT. GAR. DOOR 8'-0" x 8'-0" SECT. GAR. DOOR 308030 56 SH3056SH3056SH3056SH 7'-0"14'-0"x Porch 20'-5"21'-1"x 2-Bay Garage 18'-7"14'-11"x Lounge Entry 8'-0" x 8'-0" SECT. GAR. DOOR 8'-0" x 8'-0" SECT. GAR. DOOR 308030 56 SH3056SH3056SH3056SH 7'-0"14'-0"x Porch 20'-5"21'-1"x 2-Bay Garage 18'-7"14'-11"x Lounge Entry 8'-0" x 8'-0" SECT. GAR. DOOR 8'-0" x 8'-0" SECT. GAR. DOOR 308030 56 SH3056SH3056SH3056SH 7'-0"14'-0"x Porch 20'-5"21'-1"x 2-Bay Garage 18'-7"14'-11"x Lounge Entry 0 2 4 4B | Boutique4C | Contemporary 4A | Modern Spanish AUGUST 2018 Plan 4 - Partial Floor Plans Lower Floors A4.29 AUGUST 31, 2018 MAY 2018 2668266824682468 BI-PASS6068 BI-PASS6068FX1650FX1650 FX16503050SH 30 50 SH 2040SH2040SH2040SH12'-6"12'-9"x Bedroom 2 12'-1"11'-1"x Bedroom 3 Ba.2 2668266824682468 BI-PASS6068 BI-PASS60683050SH2040SH2040SH2040SH12'-6"12'-9"x Bedroom 2 12'-1"11'-1"x Bedroom 3 Ba.2 30 50 SH 30 50 SH 2668266824682468 BI-PASS6068 BI-PASS60683050SH30 50 SH 2040SH2040SH2040SH12'-6"12'-9"x Bedroom 2 12'-1"11'-1"x Bedroom 3 Ba.2 30 50 SH2050SH 20 50 SH 0 2 4 4B | Boutique4C | Contemporary 4A | Modern Spanish AUGUST 2018 Plan 4 - Partial Floor Plans Upper Floors A4.30 AUGUST 31, 2018 A4.31 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 5 Scheme 3Scheme 6 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A4.32 © 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 STREETSCENE 3A | Modern Spanish2C | Contemporary 1XB | Boutique1A | Modern Spanish 201805040’ x 80’ Alley Lots UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018050 40’ x 80’ Alley Lots © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. A5.SS Location Map 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. A5.1 AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. A5.2 AUGUST 31, 2018 4:12 4:12 4:12 4:124:12 4:12 4:124:124:124:124:124:12 4:124:124:12(METAL ROOF)1/2:12 (METAL ROOFBELOW)MAY 20184:124:124:12 4:124:124:12 4:124:121/2:124:12(SHED ROOF BELOW)1/2:12 1/2:124:12 1/2:123:121/2:12 (ROOF BELOW)1/2:120 4 8 NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 1A | Modern Spansih Plan 1 - Roof Plans 1B | Boutique 1C | Contemporary AUGUST 2018 A5.3 AUGUST 31, 2018 MAY 2018 3080CHS26 46 SH 30 50 SHFX1050 FX1050 3650SH3050SH3050SHFXTEMP. GL.10 70 FXTEMP. GL.10 70 8'-10"17'-10"x Dining Room Entry 7'-4"7'-5"x Porch Kitchen 29 LF CAB. 26 46 SH 3080CHS26 46 SH 30 50 SHFX1050 FX1050 3650SH3050SH3050SHFXTEMP. GL.10 70 FXTEMP. GL.10 70 8'-10"17'-10"x Dining Room Entry 7'-4"7'-5"x Porch Kitchen 29 LF CAB. 26 46 SH 3080CHS30 50 SHFX1050 FX1050 3650SH3050SH3050SHFXTEMP. GL.10 70 FXTEMP. GL.10 70 8'-10"17'-10"x Dining Room Entry Kitchen 29 LF CAB. 26 46 SH2646SH 3080CHS30 50 SHFX1050 FX1050 3650SH3050SH3050SHFXTEMP. GL.10 70 FXTEMP. GL.10 70 8'-10"17'-10"x Dining Room Entry 7'-47'-5"x Porch Kitchen 29 LF CAB. 30 46 SH3046SH 0 2 4 1B | Boutique1C | Contemporary 1A | Modern Spanish AUGUST 2018 Plan 1 - Partial Floor Plans Lower Floors A5.4 AUGUST 31, 2018 MAY 2018 2468 C HS CHS246826 50 SH Master BathWIC 16.5 LF 26 50 SH 2468 C HS CHS2468Master BathWIC 16.5 LF 26 46 SH 40 20 SL 2468 C HS CHS2468Master BathWIC 16.5 LF 30 50 SH 30 50 SH 0 2 4 1B | Boutique1C | Contemporary 1A | Modern Spanish AUGUST 2018 Plan 1 - Partial Floor Plans Upper Floors A5.5 AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 1 Scheme 2Scheme 1 A5.6 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN AUGUST 31, 2018 © 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 A5.7 AUGUST 31, 2018 4:124:124:124:12 4:12 4:12 4:124:12 4:12 4:124:121/2:12(METAL ROOF)(METAL ROOF BELOW)(METAL ROOF)3:12 3:123:12MAY 20184:124:124:124:12 4:12 4:12 4:124:12 1/2:121/2:12 4:12 4:124:124:124:12(ROOF BELOW)1/2:12 3.5:12 3:12(SHED ROOF BELOW)3:123:121/2:120 4 8 NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 1XA | Modern Spansih Plan 1X - Roof Plans 1XB | Boutique 1XC | Contemporary AUGUST 2018 A5.8 AUGUST 31, 2018 MAY 2018 8080 TEMP. GL. SLIDER 2050SH2050SH14'-1"11'-0"x Cabana/Game 7'-8"9'-5"x PorchCHS 26 46 SH3050SH3050SH 8'-10"17'-10"x Dining Room Kitchen 29 LF CAB. 26 46 SH 3080 20 40 SH 20 40 SH 20 40 SH 2050SH2050SH14'-1"11'-0"x Cabana/GameCHS3050SH3050SH8'-10"17'-10"x Dining Room Kitchen 29 LF CAB. 3080 26 46 SH 26 46 SH 26 46 SH TEMP. GL. SLIDER8060 14'-1"11'-0"x Cabana/GameCHS 26 46 SH3050SH3050SH 8'-10"17'-10"x Dining Room Kitchen 29 LF CAB. 26 46 SH 3080 26 50 SH 26 50 SH TEMP. GL. SLIDER8060 2650SH2650SH0 2 4 1XB | Boutique1XC | Contemporary 1XA | Modern Spanish AUGUST 2018 Plan 1X - Partial Floor Plans Lower Floors A5.9 AUGUST 31, 2018 MAY 2018 2468 C HS CHS2468Master BathWIC 16.5 LF 2468 C HS CHS246826 50 SH Master BathWIC 16.5 LF 26 50 SH 2468 C HS CHS246826 50 SH Master BathWIC 16.5 LF 40 20 SL 2468 C HS CHS2468Master BathWIC 16.5 LF 26 40 SHFX1620FX1620FX1620 0 2 4 1XB | Boutique1XC | Contemporary 1XA | Modern Spanish AUGUST 2018 Plan 1X - Partial Floor Plans Upper Floors A5.10 AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 2 Scheme 6Scheme 2 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A5.11 AUGUST 31, 2018 © 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 A5.12 AUGUST 31, 2018 MAY 2018 UP17R8080 TEMP. GL. SLIDER20 50 SH2050SH14'-1"11'-0"xCabana/Game7'-8"9'-5"xPorch16'-0" x 8'-0" SECT. GAR. DOOR24 6828682468CHSUP17R30 50SH2040SH12080 SLIDING DOOR 20'-1"x2-Bay Garage13'-1"Great Room8'-10"Dining RoomKitchenPwdr.Coats11'-8"3'-3"DropBike/Sto.20 20 SH2020SH29 LF CAB.2646SH30802040SH2040SH2040SHUP17R14'-1"11'-0"xCabana/Game16'-0" x 8'-0" SECT. GAR. DOOR24 6828682468CHSUP17R30 50SH2040SH12080 SLIDING DOOR 20'-1"x2-Bay Garage13'-1"Great Room8'-10"Dining RoomKitchenPwdr.Coats11'-8"3'-3"DropBike/Sto.20 20 SH2020SH29 LF CAB.2646SH30802650SH2650SH26 50 SH2650SH 0 2 4 AUGUST 2018 Plan 1X - Enhanced Corner Lot Elevations 1XA|Modern Spanish Partial Floor Plans|Lower Floors 1XB|Boutique A5.13 AUGUST 31, 2018 MAY 2018 2650SHDN17R13'-0"Master Bedroom2668 2868C5068BI-PASSCHS 2468 DN17R2040 SH8050 XOX 2650SH60 50 SL 20 50 SH 20 50 SH 4050SL21080 9'-7"13'-0"xLoftLaundry9'-6"9'-9"xBedroom 3MasterBath20 50 SH DN17R13'-0"Master Bedroom2668 286868C5068BI-PASSCHS 2468 DN17R2040 SH8050 XOX 60 50 SL 20 50 SH 20 50 SH 4050SL21080 9'-7"13'-0"xLoftLaundry9'-6"9'-9"xBedroom 3MasterBath2640SH2640SH20 50 SH 0 2 4 AUGUST 2018 Plan 1X - Enhanced Corner Lot Elevations 1XA|Modern Spanish Partial Floor Plans|Upper Floors 1XB|Boutique A5.14 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A5.15 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 1/2:12 3.5:12 3.5:12 3.5:123.5:123.5:124:12 4:12 4:12 4:124:12 4:12 4:124:124:124:123.5:12MAY 2018 4:121/2:121/2:124:12 4:12 4:12 4:124:12 4:12 4:12 3.5:12 3.5:12 3.5:124:12 3:12 1/2:12(METAL ROOF)1/2:121/2:123:123:12 4:12(METAL ROOF)0 4 8 NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 2A | Modern Spansih Plan 2 - Roof Plans 2B | Boutique 2C | Contemporary AUGUST 2018 A5.16 AUGUST 31, 2018 MAY 2018 3080UP 17R 12080 SLIDING DOORTEMP. GL.36 50 SH 246826682468 CHS5068BI-PASSCHS3016SL16'-6"18'-4"x Great Room 10'-9"10'-6"x Bedroom 4 4'-7"14'-8"x Porch Entry Ba.4 CoatsDrop 3056SH30 56 SH 30 56 SH FX2040 12080 SLIDING DOORTEMP. GL.36 50 SH 246826682468 CHS5068BI-PASSCHS3016SL16'-6"18'-4"x Great Room 10'-9"10'-6"x Bedroom 4 Ba.4 CoatsDrop 3080UP 17R 30 50 SH3050SH Porch3050SH 80UP 17R 12080 SLIDING DOORTEMP. GL.36 50 SH 246826682468 CHS5068BI-PASSCHS3016SL16'-6"18'-4"x Great Room 10'-9"10'-6"x Bedroom 4 Entry Ba.4 CoatsDrop 308030 50 SH 30 50 SH 20 40 SH Porch 3050SH0 2 4 2B | Boutique2C | Contemporary 2A | Modern Spanish AUGUST 2018 Plan 2 - Partial Floor Plans Lower Floors A5.17 AUGUST 31, 2018 MAY 2018 DN 17R 2668 40 50 SL 286820 40 SH 8050XOXCHSFX3050FX3050 FX20402424682011'-3"11'-11"x Loft 11'-5"12'-10"x Bedroom 3 Laundry 3050SHOpentoBelow DN 17R 2668 28688050XOXCHS2424682011'-3"11'-11"x Loft 11'-5"12'-10"x Bedroom 3 Laundry OpentoBelow 26 46 SH 26 46 SH(2)30 50 SH3050SH 30 50 SH 2646SH(2)26 46 SH(2) DN 17R 2668 28688050XOXCHSFX3050FX30502424682011'-3"11'-11"x Loft 11'-5"12'-10"x Bedroom 3 Laundry OpentoBelow FX2040 30 50 SH 30 50 SH3050SH FX2040 0 2 4 2B | Boutique2C | Contemporary 2A | Modern Spanish AUGUST 2018 Plan 2 - Partial Floor Plans Upper Floors A5.18 AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 5 Scheme 4Scheme 4 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A5.19 AUGUST 31, 2018 © 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 A5.20 AUGUST 31, 2018 3.5:12 3.5:124:12 4:12 4:12 4:12 4:124:123.5:124:123.5:12 4:12 4:123.5:124:124:124:124:124:124:12 4:12 4:124:12(METAL ROOF)(METAL ROOF) MAY 2018 4:12 4:12 4:12 4:123:123:123:124:123.5:123:12 1/2:123:12 4:12 3:12 (METAL ROOF)1/2:123:123:121/2:123:12 3:12 3:12 3:120 4 8 NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 3A | Modern Spansih Plan 3 - Roof Plans 3B | Boutique 3C | Contemporary AUGUST 2018 A5.21 AUGUST 31, 2018 MAY 2018 308012080 SLIDING DOORCHSCHS TEMP. GL. SLIDER8050 3050SH246816'-0"11'-9"x Dining 14'-0"14'-4"x Great Room 4'-0"5'-4"x Porch Entry Coats UP 17R FXARCHED2050 40 50 SL FXARCHED2050ARCHED FX1030 308012080 SLIDING DOORCHSCHS TEMP. GL. SLIDER8050 3050SH246816'-0"11'-9"x Dining 14'-0"14'-4"x Great Room 4'-'-4"x Porch Entry Coats UP 17R Porch 20 40 SH 30 50 SH 30 50 SH 3050SH30 50 SH 308012080 SLIDING DOORCHSCHS TEMP. GL. SLIDER8050 3050SH246816'-0"11'-9"x Dining 14'-0"14'-4"x Great Room 4'-0"5'-4"x Porch Entry Coats UP 17R 30 50 SH 30 50 SH FX2030 0 2 4 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 Plan 3 - Partial Floor Plans Lower Floors A5.22 AUGUST 31, 2018 MAY 2018 26 68 24 68 50 50 SL DN 17R 20 40 SH TEMP. GL.40 50 SL6050SLFX20409'-3"10'-2"x Loft 11'-2"10'-7"x Bedroom 4 FX2040FX2040FX2040OpentoBelow FX2640 FX2640 FX2640 FX2640 3050SH26 68 24 68 50 50 SL DN 17R 20 40 SH 9'-3"10'-2"x Loft 11'-2"10'-7"x Bedroom 4 OpentoBelowFX2040FX2040FX2040 30 50 SH 30 50 SH3050SH FX3026 30 50 SH 3050SH6050SL26 68 24 68 50 50 SL DN 17R 20 40 SH6050SL9'-3"10'-2"x Loft 11'-2"10'-7"x Bedroom 4 OpentoBelow 3050SHFX2650FX2650FX2650 TEMP. GL.30 50 SH 30 50 SHFX2040FX2040FX2040FX2040 0 2 4 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 Plan 3 - Partial Floor Plans Upper Floors A5.23 AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 3 Scheme 5Scheme 6 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A5.24 AUGUST 31, 2018 © 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 A5.25 AUGUST 31, 2018 MAY 2018 16'-0" x 8'-0" SECT. GAR. DOOR2868 30 50 SH 12080 SLIDING DOOR 2468 TEMP. GL. SLIDER805024682468 CHS C HS C HSCHS 288020 40 SH3016SLTEMP. GL. SLIDER805030 50 SH CHS11'-6"14'-6"xMaster Bedroom 216'-0"11'-9"xDining14'-0"14'-4"xGreat Room6'-9"9'-2"xBike/Storage4'-0"xPorch20'-1"x2-Bay GarageDropMasterBath 2EntryFXARCHED20504050SLFXARCHED2050ARCHED16'-0" x 8'-0" SECT. GAR. DOOR3080 2868 30 50 SH 12080 SLIDING DOOR 2468 TEMP. GL. SLIDER805024682468 CHS C HS C HSCHS 288020 40 SH3016SLTEMP. GL. SLIDER805030 50 SH CHS11'-6"14'-6"xMaster Bedroom 216'-0"11'-9"xDining14'-0"14'-4"xGreat Room6'-9"9'-2"xBike/Storage4'-xPorch20'-1"x2-Bay GarageDropMasterBath 2Entry3050SH3050SH30 50 SH3050SH 0 2 4 AUGUST 2018 Plan 3 - Enhanced Corner Lot Elevations 3A|Modern Spanish Partial Floor Plans|Lower Floors 3C|Contemporary A5.26 AUGUST 31, 2018 MAY 2018 30 50 SH266824685050SLDN17R5050SL 5068 BI-PASS 24682468TEMP. GL.2040SH30 50 SH 20 40 SH 21080 CCHSC HS 2668 2040SHTEMP. GL.4050SL60 50 SL 2040SH2040SH13'-2"15'-2"xMaster Bedroom11'-2"10'-7"xBedroom 4W.I.C.MasterBathOpentoBelow13 LFFX264030 50 SH TEMP. GL.50 50 SL 3.5:12FX30263050SH30 50 SH 30 50 SH266824685050SLDN17R5050SL 5068 BI-PASS TEMP. GL.50 50 SL 24682468TEMP. GL.2040SH30 50 SH 20 40 SH 21080 CCHSC HS 2668 2040SH2040SH2040SH13'-2"15'-2"xMaster Bedroom11'-2"10'-7"xBedroom 4W.I.C.MasterBathOpentoBelow13 LF60 50 SL 3:120 2 4 AUGUST 2018 Plan 3 - Enhanced Corner Lot Elevations 3A|Modern Spanish Partial Floor Plans|Upper Floors 3C|Contemporary A5.27 AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A5.28 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 MAY 1, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 4-Pac Cluster A6.SS STREETSCENE 2A | Modern Spanish1B | Boutique © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Location Map 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A6.1 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 A6.2 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 4:124:12 4:12 3:12 3:123:124:123:124:124:12 4:124:12 3:123:124:122:121/2:121/2:12 1/2:121/2:12 4:12 3:12 MAY 1, 2018 4:124:12 4:12 4:12 4:12 4:124:123:124:124:124:124:124:121/2:12 4:123:121/2:121/2:123:120 4 8 NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 1A | Modern Spansih Plan 1 - Roof Plans 1B | Boutique 1C | Contemporary AUGUST 2018 A6.3 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 MAY 1, 2018 20'-2"21'-2"x 2-Bay Garage 16'-4"16'-2"x Family 11'-6"11'-10"x Bedroom 3 18'-0"11'-6"x Outdoor Living 30SC802468246824682668 BI-PASS606828SC68OPEN TO ABOVE Entry Porch Ba.3 C. P.16'-0" x 8'-0" SECT. GAR. DOOR2040SH2040SHTEMP. GL. SLIDER8080 30 56 SH2056SH2056SH UP17R30 56 SH 30 56 SH FX161612080 3-PANEL MULTI-STACK DR.TEMP. GL.30 56 SH 20'-2"21'-2"x 2-Bay Garage 16'-4"16'-2"x Family 11'-6"11'-10"x Bedroom 3 18'-0"11'-6"x Outdoor Living 30SC802 4 682 4 6824682668 BI-PASS606828SC68OPEN TO ABOVE Entry Ba.3 C. P.16'-0" x 8'-0" SECT. GAR. DOORTEMP. GL. SLIDER8080 2056SH2056SHUP17RFX161612080 3-PANEL MULTI-STACK DR.TEMP. GL.FX3050 30 50 SH3050SHFX5020FX5020 20'-2"21'-2"x 2-Bay Garage 16'-4"16'-2"x Family 11'-6"11'-10"x Bedroom 3 18'-0"11'-6"x Outdoor Living 30SC8024 6824 6824682668 BI-PASS606828SC68OPEN TO ABOVE Entry Porch Ba.3 C. P.16'-0" x 8'-0" SECT. GAR. DOORTEMP. GL. SLIDER8080 2056SH2056SHUP17R30 56 SH 30 56 SH FX161612080 3-PANEL MULTI-STACK DR.TEMP. GL.30 56 SH 30 56 SH FXTEMP. GL.30 503056SH FX80200 2 4 1B | Boutique1C | Contemporary 1A | Modern Spanish AUGUST 2018 Plan 1 - Partial Floor Plans Lower Floors A6.4 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 MAY 1, 2018 15'-8"14'-6"x Bedroom 15'-4"12'-10"x Bedroom 2 2668 24682868 2468 2468210682468OPEN TO BELOW Ba.2 Laun.S. 30 50 SH 2040SH2040SHTEMP. GL.5046SL3050SHFX2046FX2020DN17RMaster Bath 30 50 SH FX1616 FX2046FX2046 FX2046 FX2046 15'-8"14'-6"x Bedroom 2668 24682868 2468 2468210682468OPEN TO BELOW Ba.2 Laun.S.TEMP. GL.5046SL3050SHFX2046FX2020DN17RMaster Bath FX3040FX3040FX2040 30 50 SH3050SH FX4620 15'-2"11'-4"x Bedroom 2 2040SH2040SHFX262015'-8"14'-6"x Bedroom 15'-4"12'-10"x Bedroom 2 2668 24682868 2468 2468210682468OPEN TO BELOW Ba.2 Laun.S.TEMP. GL.5046SLDN17RMaster Bath FXTEMP. GL.30 50FXTEMP. GL.30 50 30 50 SH 30 50 SH FX1616 (1616 FX BELOW)FX8020FX2020FXTEMP. GL.3050FXTEMP. GL.3050FX5020FX1616(1616 FXBELOW)(2) 0 2 4 1B | Boutique1C | Contemporary 1A | Modern Spanish AUGUST 2018 Plan 1 - Partial Floor Plans Upper Floors A6.5 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 A6.6 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 1 Scheme 2Scheme 4 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A6.7 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN 1/2:12 1/2:124:12 4:12 4:12 4:124:124:124:12 4:12 4:12 4:12 4:12 4:124:124:12MAY 1, 2018 4:12 4:12 4:124:124:12 1/2:12 4:123.5:12 3.5:12 4:12 4:12 1/2:121/2:124:124:12 4:124:124:12 4:12 3:123:123:123:12 3:121/2:121/2:120 4 8 NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 2A | Modern Spansih Plan 2 - Roof Plans 2B | Boutique 2C | Contemporary AUGUST 2018 A6.8 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 MAY 1, 2018 16'-4"16'-8"x Family 20'-2"21'-0"x 2-Bay Garage 10'-2"10'-6"x Bedroom 3 16'-6"10'-6"x 30SC80246826682468 2468 Entry Ba.3 P. Porch 16'-6"9'-6"x 16'-0" x 8'-0" SECT. GAR. DOOR50 56 SH 3056SH3056SH1616SH50 56 SL UP17R1616SH1616SHFX1616 1616SH12080 3-PANEL MULTI-STACK DR.TEMP. GL.16'-4"16'-8"x Family 20'-2"21'-0"x 2-Bay Garage Bedroom 3 16'-6"10'-6"x 246826682468 24 6 8 Ba.3 P. 16'-6"9'-6"x 16'-0" x 8'-0" SECT. GAR. DOOR1616SHUP17R1616SH1616SH12080 3-PANEL MULTI-STACK DR.TEMP. GL.30SC8030 56 SH 30 56 SH 30 56 SH 30 56 SH3056SH 3056SH3056SHFX1636 16'-4"16'-8"x Family 20'-2"21'-0"x 2-Bay Garage 10'-2"10'-6"x Bedroom 3 16'-6"10'-6"x 24682668246 8 2468Ba.3 P. 16'-6"9'-6"x 16'-0" x 8'-0" SECT. GAR. DOOR1616SHUP17R1616SH1616SH12080 3-PANEL MULTI-STACK DR.TEMP. GL.30 56 SH 30 56 SH 30 56 SH 30 56 SH 30 56 SH 3056SH3056SH3080 SC(2)3056SHFX1616 0 2 4 2B | Boutique2C | Contemporary 2A | Modern Spanish AUGUST 2018 Plan 2 - Partial Floor Plans Lower Floors A6.9 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 MAY 1, 2018 18'-2"16'-6"x Bedroom 10'-2"13'-8"x Bedroom 2 10'-2"15'-0"x Loft BI-PASS50682668 28682468 24 6830802468Ba.2 29.5 LF Laun. 50 50 SH5050SL2046SH 2046SH404040SLTEMP. GL.26 46 SH 5050SLDN 17R Bath L. WIC 18'-2"16'-6"x Bedroom 10'-2"13'-8"x Bedroom 2 10'-2"15'-0"x Loft BI-PASS506826 68 28682468 246830802468Ba.2 29.5 LF Laun.2046SH404040SLTEMP. GL.26 46 SH DN 17R Bath L. WIC 30 56 SH 30 56 SH3056SH3056SH3056SH3056SHFX1616(2)FX1616 18'-2"16'-6"x Bedroom 10'-2"13'-8"x Bedroom 2 10'-2"15'-0"x Loft BI-PASS50682668 28682468 246830802468Ba.2 29.5 LF Laun.2046SH40404040SLTEMP. GL.26 46 SH DN 17R Bath L. WIC 30 56 SH 30 56 SH 30 56 SH3056SH3056SH3056SH3056SHFX1616(2) 0 2 4 2B | Boutique2C | Contemporary 2A | Modern Spanish AUGUST 2018 Plan 2 - Partial Floor Plans Upper Floors A6.10 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 A6.11 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 4 Scheme 1Scheme 3 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A6.12 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN 4:124:124:124:124:12 4:12 4:12 4:12 4:124:124:124:12 4:12 4:12 2:122:121/2:121/2:12 4:124:12 4:12 MAY 1, 2018 4:124:124:124:12 4:12 4:12 4:12 4:12 4:12 4:124:123:12 1/2:121/2:12 3:12 0 4 8 NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. 3A | Modern Spansih Plan 3 - Roof Plans 3B | Boutique 3C | Contemporary AUGUST 2018 A6.13 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 MAY 1, 2018 20'-2"22'-0"x2-Bay Garage16'-6"12'-8"10'-0"xDiningKitchen26 LF CAB.P.PorchEntry30SC80246816'-0" x 8'-0" SECT. GAR. DOORFX30563056SH5056SLFX4616FX1016BELOW WINDOWUPPRE CAB.TEMP. GL. SLIDER806020'-2"22'-0"x2-Bay Garage16'-6"12'-8"10'-0"xDiningKitchen26 LF CAB.P.PorchEntry30SC80246816'-0" x 8'-0" SECT. GAR. DOORFX30563056SH5056SLFX4616FX1016BELOW WINDOWUPPRE CAB.TEMP. GL. SLIDER806020'-2"22'-0"x2-Bay Garage16'-6"12'-8"10'-0"xDiningKitchen26 LF CAB.P.PorchEntry30SC80246816'-0" x 8'-0" SECT. GAR. DOORFX30563056SHFX4616FX016BELOW WINDOWUPPRE CAB.TEMP. GL. SLIDER80600 2 4 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 Plan 3 - Partial Floor Plans Lower Floors A6.14 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 MAY 1, 2018 16'-0"10'-8"xBedroom 227 LFBI-PASS606826682468TEMP. GL.5046SL2036SH2036SH5050SL2046SHMasterBathWICFX501616'-2"27 LFBI-PASS606826682468TEMP. GL.5046SL2046SHMasterBathWIC16'-2"3050SH3050SH3050SHFX1616FX1616FX1616FX602016'-2"12'-2"xBedroom 22650SH16'-0"10'-8"xBedroom 227 LFBI-PASS606826682468MasterBathWIC16'-2"FX46203050SH3050SH5016SLFX46203050SH2036SH0 2 4 3B | Boutique3C | Contemporary 3A | Modern Spanish AUGUST 2018 Plan 3 - Partial Floor Plans Upper Floors A6.15 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 A6.16 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 2 Scheme 4Scheme 1 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN A6.17 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN MAY 1, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2017053 A7.SS Location Map 2-Story Row Townhomes STREETSCENE 4-PLEX | Modern Spanish 5-PLEX | Boutique © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 A7.1 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. A7.2 AUGUST 31, 2018 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:124:12 4:124:124:124:124:124:124:124:124:124:124:124:12 4:12 4:124:124:124:124:124:12 MAY 2018 PLAN 4A PLAN 2A PLAN 1A PLAN 3A 4-Plex Roof Plan 0 4 8 Modern Spanish NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 2018 A7.3 AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. Scheme 4 Scheme 5 A7.4 AUGUST 31, 2018 A7.5 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 A7.6 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 A7.7 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 A7.8 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:124:12 4:124:124:124:124:124:124:124:124:124:124:124:12 4:12 4:124:124:124:124:124:124:124:124:12 4:12 4:12 MAY 2018 PLAN 4A PLAN 2A PLAN 1A PLAN 3A 5-Plex Roof Plan 0 4 8 PLAN 2XA Modern Spanish NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 2018 A7.9 AUGUST 31, 2018 Scheme 6 Scheme 2 A7.10 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 A7.11 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 A7.12 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: ARTIST’S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY. AUGUST 31, 2018 AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 A8.125500 Multi-Family Site Plan AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.220180540 2 4 A8.2 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.320180540 2 4 A8.3 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.420180540 2 4 A8.4 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.520180540 4 8 A8.5 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.620180540 4 8 A8.6 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.720180540 4 8 A8.7 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.820180540 4 8 A8.8 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.920180540 4 8 A8.9 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Boutique Scheme 6 Boutique Scheme 6 AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.1020180540 4 8 A8.10 Multi-Family NOTE: ARTIST'S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Boutique Scheme 6 AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.1120180540 4 8 A8.11 Multi-Family NOTE: ARTIST'S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.1220180540 4 8 A8.12 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.1320180540 4 8 A8.13 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.1420180540 4 8 A8.14 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.1520180540 4 8 A8.15 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.1620180540 4 8 A8.16 Multi-Family © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Boutique Scheme 2 Boutique Scheme 2 AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.1720180540 4 8 A8.17 Multi-Family NOTE: ARTIST'S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Boutique Scheme 2 AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A8.1820180540 4 8 A8.18 Multi-Family NOTE: ARTIST'S CONCEPTION; COLORS, MATERIALS AND APPLICATION MAY VARY © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 A9.125500 Multi-Family Site Plan W/HCLUB ROOM KITCHEN STORAGE JUICE BAR CONFERENCE ROOM LOBBY LEASING OFFICE MANAGERS OFFICE PACKAGES MAIL ROOM BACK OFFICE STORAGE JANITOR FITNESS CENTER WOMEN'S MEN'S ENTRY BREEZWAY COVERED PATIO MAINTENANCE GARAGE / SHOP PET SPA ELEC. F.R. I.T./ TEL./ CABLE MEN'S WOMEN'S VEST OFFICE 1 OFFICE 2 MAY 1, 2018 7,537 CLUBHOUSE BUILDING FLOOR AREA TABLE 9,403 MAIN BUILDING FLOOR PLAN TOTAL SQ. FT. SQ. FT. SQ. FT.COVERED ENTRY SQ. FT. 276 SQ. FT. COVERED PATIO 695 BREEZWAY 847 VESTIBULE SQ. FT.48 Floor Plan - Rec Center 0 4 8 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN. AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A9.220180540 2 4 A9.2 Multi-Family Leasing & Rec POOL EQUIPMENT OUTDOOR HEATER SUMMER KITCHEN MAY 1, 2018 1,197 POOL BUILDING FLOOR AREA TABLE 1,447 MAIN BUILDING FLOOR PLAN TOTAL SQ. FT. SQ. FT. SQ. FT. SQ. FT. OUTDOOR HEATER ROOM 190 SHOWERS 60 Floor Plan - Pool Building 0 2 4 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN. AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A9.320180540 2 4 A9.3 Multi-Family Leasing & Rec AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A9.420180540 2 4 A9.4 Multi-Family Leasing & Rec AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A9.520180540 2 4 A9.5 Multi-Family Leasing & Rec AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A9.620180540 2 4 A9.6 Multi-Family Leasing & Rec AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A9.720180540 2 4 A9.7 Multi-Family Leasing & Rec AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A9.820180540 2 4 A9.8 Multi-Family Leasing & Rec A10.1A10.1 60" ROUND 60" ROUND 60" ROUND 60" ROUND 60" ROUND 60" ROUND 60" ROUND 60" ROUND (8) 60"ROUNDTABLES10CHAIRSW/HW/H10CHAIRS10CHAIRS10CHAIRS10CHAIRS10CHAIRS10CHAIRS10CHAIRSFOOD PREP. CABLE/ I.T. FIRE RISER ELEC. MENS WOMENS STORAGE 1 BALLROOM BREEZEWAY 1 FOYER STORAGE 2 OFFICE FITNESS FITNESS STOR. 3 MENS WOMENS STORAGE 4 OUTDOOR SHOWERS JAN. JAN. MAY 1, 2018 CLUBHOUSE FLOOR AREA TABLE CLUBHOUSE BALLROOM AREA 2614 SQ. FT. CLUBHOUSE FITNESS AREA 2954 SQ. FT. BREEZEWAY 1 3099 SQ. FT. OUTDOOR SHOWER AREA 150 SQ. FT. TOTAL 8818 SQ. FT. Floor Plan - Rec Center 0 4 8 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN. A10.1 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 A10.2 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. GROVE HOUSE MAY 1, 2018 GROVE HOUSE FLOOR AREA TABLE GROVE HOUSE 1500 SQ. FT. TOTAL 1500 SQ. FT. Floor Plan - Grove House 0 2 4 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN. A10.2 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. A10.3 TEL./ CABLE ELEC. MAIN ROOM CHLORINE ROOM ACID ROOM OUTDOOR HEATER AREA POOL EQUIPMENT VENDING STORAGE SHOW. WOMENS MENS VEST. 1 VEST. 2 VEST. 3 JANITOR MAY 1, 2018 POOL BUILDING FLOOR AREA TABLE POOL BUILDING 1465 SQ. FT. VESTIBULE 3 77 SQ. FT. VENDING 112 SQ. FT. EXTERIOR SHOWERS 163 SQ. FT. TOTAL 1817 SQ. FT. OUTDOOR HEATER AREA 176 SQ. FT. Floor Plan - Pool Building 0 4 8 NOTE: WALLS, GATES AND FENCING LOCATIONS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN. A10.3 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. A10.4 AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A10.520170550 4 8 A10.5 The Grove EXTERIOR VIEWS AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A10.620170550 4 8 A10.6 The Grove EXTERIOR VIEWS AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A10.720170550 4 8 A10.7 The Grove EXTERIOR VIEWS AUGUST 31, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA A10.820170550 4 8 A10.8 The Grove EXTERIOR VIEWS MAY 1, 2018AUGUST 31, 2018 1.Enclosed Eave 2X BLOCKING UNDERLAYMENT DIM. PER TILE MFR.HEEL HEIGHTPER PLAN(WHERE OCCURS)INSULATION WHERE OCCURS INTERIOR FINISH WHERE OCCURS 3x FASCIA BD. - SIZE PER ELEV. METAL FLASHING W/ DRIP EAVE CLOSURE STRIP W/ WEEP HOLES 12" STARTER FELT ROOF SHEATHING ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 HEEL TRUSS FRAMING - SEE STRUCT.2"MIN.BUILDING PAPER OVERHANG PER ROOF PLAN STUCCO 2X FRAMING NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF CONC. TILE METAL GUTTER W/ GUTTER COVER PER CRC 327.5.4 CONC. 'S' ROOF TILE Modern Spanish 2"MIN.2.Enclosed Eave 3.Tight Rake ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 OVERHANG PER ROOF PLAN NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF METAL ROOF INSULATION WHERE OCCURS INTERIOR FINISH WHERE OCCURS 2X BLOCKING 2x4 TOP CHORD TRUSS FRAMING - SEE STRUCT. ROOF SHEATHING 30# FELT UNDERLAYMENT STUCCO 3x6 FASCIA BD. BUILDING PAPER ONE LAYER OF VERSA- SHIELD FIRE-RESISTANT ROOF DECK PROTECTION STANDING SEAM METAL ROOF - INSTALL PER MFR. INSTRUCTIONS METAL GUTTER W/ GUTTER COVER PER CRC 327.5.4 METAL 'J' MOLD W/ SEALANT2x FRAMING 4. Eave - metal 6. Rake - metal NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF CONC. TILE 30# FELT UNDERLAYMENT ROOF SHEATHING STUCCO BUILDING PAPER OUTLOOKER BACKSPAN PER STRUCT. OVERHANG PER ROOF PLAN MIN.ROOF FRAMING - SEE STRUCTURAL ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 STANDING SEAM METAL ROOF - INSTALL PER MFR'S SPEC.2"MIN.3"ONE LAYER OF VERSA- SHIELD FIRE-RESISTANT ROOF DECK PROTECTION METAL 'J' MOLD W/ SEALANT 3x BARGE BD. STUCCO NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS STUCCO SL. BUILDING PAPER PER PLAN ELASTOMERIC SHEET WATERPROOFING EXTEND DOWN VERTICAL SURFACE 6" & POSITIVE LAP W/ BUILDING PAPER MIN. 15/32 " PLYWOOD SHEATHING 2X10 LEDGER MILLED 2X10 - RIM TO MATCH RIPPED FRAMING 2X10 FRAMING AT 16" O.C. RIP MIN. 1/4" PER FOOT FOR POSITIVE DRAINAGE CONTROL JOINT - FRY REGLET # DS-75-75 E.I.F.S. DRIP SCREED (OR EQUIVALENT) 6" PAPER BIBB BUILDING PAPER 2X FRAMING OR ROOF TRUSS 2X BLOCKING 6x HEADER PER STRUCT. 10. Stucco Canopy At Win. 11. Corner Trim STUCCO VAPOR BARRIER GYP. BD. SL. BUILDING PAPER STUCCO VAPOR BARRIER WINDOW FRAME 2x6 FRAMING GYP. BD. 2x4 FRAMING INSULATION WHERE OCCURS BUILDING PAPER GYP. BD. 12" WIDE VAPOR BARRIER BIB STUCCO 2x BLOCKING 2x4 SILL BUILDING PAPER OF SEALANT WINDOW FRAME CONTINUOUS BEAD WINDOW JAMB WINDOW HEAD INSULATION WHERE OCCURS 6x HEADER PER STRUCT. SLOPE FOAM TO DRAIN (WHERE OCCURS) - TYP. WINDOW FRAME CONTINUOUS BEAD OF SEALANT INSULATION WHERE OCCURS CONTINUOUS BEAD OF SEALANT 4-1/2'' MIN.PER ELEV.4-1/2'' MIN.PER PLAN 2X4 FRAMING 2X6 FRAMING 4-1/2'' MIN.PER ELEV.6" MIN.1"2"MIN.2" MIN. SLOPED 2x6 FRAMING 2X6 FRAMING SL. ELASTOMERIC SHEET WATERPROOFING EXTEND AS NOTED VAPOR BARRIER BUILDING PAPER INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS 9. Recessed Window - 2x6 STUCCO J-MOLD 2x FRAMING GYP. BD. GYP. BD. 2x FRAMING BUILDING PAPER STUCCO DIMENSIONPER PLANDIMENSION PER PLAN 1x4 WOOD TRIM VAPOR BARRIER SET IN SEALANT WEATHER SEAL WITH GASKET HEADER PER STRUCT. GARAGE DOOR HEAD GARAGE DOOR WEATHER SEAL WITH GASKET 1x4 WOOD TRIM STUCCO J-MOLD VAPOR BARRIER SET IN SEALANT GARAGE DOOR JAMB BUILDING PAPER STUCCO SL. SLOPE FOAM TO DRAIN (WHERE OCCURS)-TYP INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS 7. Garage Door Head/Jamb Architectural Details AD.1 ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 OVERHANG PER ROOF PLAN NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF METAL ROOF INSULATION WHERE OCCURS INTERIOR FINISH WHERE OCCURS 2X BLOCKING 2x4 TOP CHORD TRUSS FRAMING - SEE STRUCT. ROOF SHEATHING 30# FELT UNDERLAYMENT STUCCO 3x FASCIA BD. BUILDING PAPER ONE LAYER OF VERSA- SHIELD FIRE-RESISTANT ROOF DECK PROTECTION STANDING SEAM METAL ROOF - INSTALL PER MFR. INSTRUCTIONS METAL GUTTER W/ GUTTER COVER PER CRC 327.5.4 2x NAILER 5. Eave - metal 8. Stucco Canopy MAY 1, 2018AUGUST 31, 2018 Modern Spanish 17. Balcony Railing - Steel Tube Architectural Details AD.2 1-1/2"=1'-0" GYP. BD. MAY OCCUR BUILDING PAPER 14 GA. SHEET METAL COVER 1'-6" U.N.O. PER ELEVATION BLOCKING PER STRUCT. STUCCO SECTION ELEVATION CL INSULATION MAY OCCUR NOTE: 1. ATTACH THROUGH PRE-DRILLED HOLES - FILL HOLES WITH SEALANT UNTIL "SQUEEZE OUT" OCCURS - TYPICAL. 2. ALL COMPONENTS TO BE WELDED 360° AT JOINTS. ALL WELDS TO BE GROUND SMOOTH. CAP AND WELD ALL TUBE ENDS. SHOP PRIME ALL COMPONENTS. NOTE: CANOPY SUPPORT AND STRUCTURAL CALC'S. BY OTHERS. GENERAL CONTRACTOR TO SUBMIT SHOP DRAWINGS TO THE CITY OFFICIAL FOR REVIEW AND APPROVAL PRIOR TO FABRICATION AND INSTALLATION. SLOPE 1/2:12 1-1/2"X1-1/2" TUBE AT EDGE AND 16" O.C. MAX. IN FIELD BOTH DIRECTIONS INTERMEDIATE SUPPORT WHERE OCCURS EDGE SUPPORT C6X8.2 STEEL C-CHANNEL AT EXPOSED PERIMETER 5/8"Ø STEEL ROD DIAGONAL SUPPORT ATTACHED TO PLATE & BRACKET PER MANUFACTURER 1 4"x6" SQUARE STEEL WALL PLATE W/ (4) 12"x4" LAG BOLTS OVER ELASTOMERIC SHEET WATERPROOFING EXTENDED 6" BEYOND STEEL PLATE OVER SOLID BACKING - TYPICAL C6x8.2 STEEL C-CHANNEL ROVIDE ELASTOMERIC SHEET WATERPROOFING EXTENDED 6" BEYOND STEEL PLATE(S) OVER SOLID BACKING - TYPICAL 1'-6" U.N.O. 1"212"45°CL CL CL METAL SLEEVE FOR LAG BOLT6"6"1 4"x9" SQUARE STEEL PLATE W/ (4) #10 COARSE THREAD SCREWS - PROVIDE (4) 1" DIA. HOLLOW STEEL SPACERS WELDED TO STEEL PLATE. 1x6 PTDF LEDGER BUILDING PAPER BIB BUILDING PAPER METAL FLASHING W/ DRIP 2 LAYERS ELASTOMERIC SHEET WATERPROOFING EXTENDED AS NOTED.12"ELASTOMERIC SHEET WATERPROOFING - EXTEND AS NOTED. 16. Metal Canopy at Stucco ELEVATION SECTIONPER ELEVATION+42" MIN.312"MAX.TO GUARDRAIL STUCCO COLUMN SEE EXT. ELEV. RAIL TO RESIST APPLIED LOADS PER CODE REQUIREMENTS 2" X 2" TUBE STEEL 2" X 2" TUBE STEEL POST 1-1/2" X 1-1/2" TUBE STEEL ELEVATION SECTIONPER ELEVATION312"MAX.RAIL TO RESIST APPLIED LOADS PER CODE REQUIREMENTS STUCCO COLUMN SEE EXT. ELEV.4"MAX.3/16" STAINLESS STEEL CABLE W/ TREADED ENDS & TURNBUCKLE AT TOP AND BOTTOM END NOTE: MAXIMUM SPACING SHALL NOT ALLOW A 4" DIA. SPHERE TO TO PASS THROUGH PER U.B.C. 509.3 3" X 2" TUBE STEEL TO GUARDRAIL 2" X 2" TUBE STEEL POST 2" X 1-1/2" TUBE STEEL 3" X 3" TUBE STEEL POST FASTENERS 3"1x6 COMPOSITE WOOD TRIM - TYP. ELEVATION SECTIONPER ELEVATION+42" MIN.312"MAX.TO GUARDRAIL RAIL TO RESIST APPLIED LOADS PER CODE REQUIREMENTS STUCCO COLUMN SEE EXT. ELEV. SL SL3"2" X 4" TUBE STEEL RAIL SL 18. Balcony Railing - Steel Tube and Cable 19. Balcony Railing - Steel Tube and Composite Wood 2x FRAMING SLOPE 1/2" ELASTOMERIC SHEET WATERPROOFING - EXTEND DOWN VERTICAL SURFACE 6" & POSITIVE LAP W/ BUILDING PAPER 1/2" EXT. GD. PLY. 6" BUILDING PAPER BIBB CONTINUOUS WOOD SHIM BUILDING PAPER6"MANUFACTURED ADHERED STUCCO STONE VENEER PER ELEV. - OVER BROWN COAT INSTALL PER MFR. INSTRUCTIONS NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS STUCCO 13. Stone Parapet 2x FRAMING SLOPE 1/2" ELASTOMERIC SHEET WATERPROOFING - EXTEND DOWN VERTICAL SURFACE 6" & POSITIVE LAP W/ BUILDING PAPER 1/2" EXT. GD. PLY. 6" BUILDING PAPER BIBB CONTINUOUS WOOD SHIM BUILDING PAPER STUCCO6"12. Stucco Parapet F.F.PERELEVATIONFINISH GRADE PER PLAN 1"6" BUILDING PAPER BIBB STUCCO 3/4" EXT. GR. PLYWOOD ELASTOMERIC SHEET WATERPROOFING - EXTEND AS NOTED 2X FRAMING BUILDING PAPER 2x SILL PLATE AT BASE BUILDING PAPER G.I. METAL WEEP SCREED SEE DETAIL 5/D4.1 WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS6"3"VAPOR BARRIER WINDOW FRAME - SEE STANDARD WIN. DET. CONTINUOUS BEAD SEALANT INSULATION WHERE OCCURS SL. GYP. BD. 14. Low Stucco Shelf 15. Low Stone Shelf F.F.PERELEVATIONFINISH GRADE 1"3/4" EXT. GR. PLYWOOD ELASTOMERIC SHEET WATERPROOFING - EXTEND AS NOTED 2X FRAMING BUILDING PAPER 2x SILL PLATE AT BASE G.I. METAL WEEP SCREED SEE DETAIL 5/D4.16"3"INSULATION WHERE OCCURS SL. GYP. BD.6"2x BACKING 6" BUILDING PAPER BIBB BUILDING PAPER MANUFACTURED ADHERED STUCCO STONE VENEER OVER BROWN COAT - INSTALL PER MFR. INSTRUCTIONS NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS STUCCO STONE WALL CAP BORAL TRUEXTERIOR VERTICAL SIDING PER ELEV. MAY 1, 2018AUGUST 31, 2018 2X BLOCKING UNDERLAYMENT DIM. PER TILE MFR.HEEL HEIGHTPER PLAN(WHERE OCCURS)INSULATION WHERE OCCURS INTERIOR FINISH WHERE OCCURS 3x FASCIA BD. - SIZE PER ELEV. METAL FLASHING W/ DRIP EAVE CLOSURE STRIP W/ WEEP HOLES 12" STARTER FELT CONC. FLAT ROOF TILE ROOF SHEATHING ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 HEEL TRUSS FRAMING - SEE STRUCT.2"MIN.BUILDING PAPER OVERHANG PER ROOF PLAN STUCCO 2X FRAMING NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF CONC. TILE METAL GUTTER W/ GUTTER COVER PER CRC 327.5.4 Boutique 1.Enclosed Eave ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 OVERHANG PER ROOF PLAN NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF METAL ROOF INSULATION WHERE OCCURS INTERIOR FINISH WHERE OCCURS 2X BLOCKING 2x4 TOP CHORD TRUSS FRAMING - SEE STRUCT. ROOF SHEATHING 30# FELT UNDERLAYMENT STUCCO 3x6 FASCIA BD. BUILDING PAPER ONE LAYER OF VERSA- SHIELD FIRE-RESISTANT ROOF DECK PROTECTION STANDING SEAM METAL ROOF - INSTALL PER MFR. INSTRUCTIONS METAL GUTTER W/ GUTTER COVER PER CRC 327.5.4 METAL 'J' MOLD W/ SEALANT2x FRAMING 2. Eave - metal NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF CONC. TILE 30# FELT UNDERLAYMENT ROOF SHEATHING STUCCO BUILDING PAPER OUTLOOKER BACKSPAN PER STRUCT. OVERHANG PER ROOF PLAN MIN.ROOF FRAMING - SEE STRUCTURAL ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 STANDING SEAM METAL ROOF - INSTALL PER MFR'S SPEC.2"MIN.3"ONE LAYER OF VERSA- SHIELD FIRE-RESISTANT ROOF DECK PROTECTION METAL 'J' MOLD W/ SEALANT 3x BARGE BD. 5. Rake - metal STUCCO NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS STUCCO SL. BUILDING PAPER PER PLAN ELASTOMERIC SHEET WATERPROOFING EXTEND DOWN VERTICAL SURFACE 6" & POSITIVE LAP W/ BUILDING PAPER MIN. 15/32 " PLYWOOD SHEATHING 2X10 LEDGER MILLED 2X10 - RIM TO MATCH RIPPED FRAMING 2X10 FRAMING AT 16" O.C. RIP MIN. 1/4" PER FOOT FOR POSITIVE DRAINAGE CONTROL JOINT - FRY REGLET # DS-75-75 E.I.F.S. DRIP SCREED (OR EQUIVALENT) 6" PAPER BIBB BUILDING PAPER 2X FRAMING OR ROOF TRUSS 2X BLOCKING 6x HEADER PER STRUCT. 9. Stucco Canopy Architectural Details 10. Corner Trim STUCCO VAPOR BARRIER GYP. BD. SL. BUILDING PAPER STUCCO VAPOR BARRIER WINDOW FRAME 2x6 FRAMING GYP. BD. 2x4 FRAMING INSULATION WHERE OCCURS BUILDING PAPER GYP. BD. 12" WIDE VAPOR BARRIER BIB STUCCO 2x BLOCKING 2x4 SILL BUILDING PAPER OF SEALANT WINDOW FRAME CONTINUOUS BEAD WINDOW JAMB WINDOW HEAD INSULATION WHERE OCCURS 6x HEADER PER STRUCT. SLOPE FOAM TO DRAIN (WHERE OCCURS) - TYP. WINDOW FRAME CONTINUOUS BEAD OF SEALANT INSULATION WHERE OCCURS CONTINUOUS BEAD OF SEALANT 4-1/2'' MIN.PER ELEV.4-1/2'' MIN.PER PLAN 2X4 FRAMING 2X6 FRAMING 4-1/2'' MIN.PER ELEV.6" MIN.1"2"MIN.2" MIN. SLOPED 2x6 FRAMING 2X6 FRAMING SL. ELASTOMERIC SHEET WATERPROOFING EXTEND AS NOTED VAPOR BARRIER BUILDING PAPER INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS 8. Recessed Window - 2x6 STUCCO J-MOLD 2x FRAMING GYP. BD. GYP. BD. 2x FRAMING BUILDING PAPER STUCCO DIMENSIONPER PLANDIMENSION PER PLAN 1x4 WOOD TRIM VAPOR BARRIER SET IN SEALANT WEATHER SEAL WITH GASKET HEADER PER STRUCT. GARAGE DOOR HEAD GARAGE DOOR WEATHER SEAL WITH GASKET 1x4 WOOD TRIM STUCCO J-MOLD VAPOR BARRIER SET IN SEALANT GARAGE DOOR JAMB BUILDING PAPER STUCCO SL. SLOPE FOAM TO DRAIN (WHERE OCCURS)-TYP INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS 6. Garage Door Head/Jamb 1"x2" SQUARE STEEL TUBE FRAME W/ METAL LOUVER BARS WELDED IN PLACE- GRIND SMOOTH ALL WELDS CONCEALED STEEL ANCHOR PLATE & AWNING BRACKET ATTACHMENT TUBE INSERT - ATTACH TO STUD OR SOLID BLOCKING - EXTEND ELASTOMERIC SHEET WATERPROOFING 12" DOWN FACE OVER SOLID BACKING - EXTEND TUBE INSERT BEYOND WALL FINISH AND PROVIDE CONTINUOUS SEALANT INSULATION CONCEALED STEEL ANCHOR PLATES - ATTACH TO STUD OR SOLID BLOCKING - EXTEND ELASTOMERIC SHEET WATERPROOFING 12" DOWN FACE OVER SOLID BACKING - EXTEND PLATE BEYOND WALL FINISH AND PROVIDE CONTINUOUS SEALANT 60°90°STUCCO / STONE VENEER 1" RIGID FOAM O/ BUILDING PAPER WINDOW BEYOND PER PLAN 1 ' - 6 "9"NOTE: ALL ATTACHMENTS PER STRUCT- ATTACH THROUGH PRE-DRILLED HOLES - FILL HOLES W/ SEALANT UNTIL "SQUEEZE OUT" OCCURS. NOTE: ALL COMPONENTS TO BE WELDED 360° AT JOINTS- ALL WELDS TO BE GROUND SMOOTH- CAP & WELD ALL TUBE ENDS- SHOP PRIME ALL COMPONENTS.PER ELEVATION3" @ STUCCO WALL @ STONE VENEER WALL 7" TOP OF WINDOW CONCEALED STEEL ANCHOR PLATE & AWNING BRACKET ATTACHMENT TUBE INSERT CONCEALED STEEL ANCHOR PLATES TOP OF WINDOW 4. Metal Awning AD.3 ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 OVERHANG PER ROOF PLAN NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF METAL ROOF INSULATION WHERE OCCURS INTERIOR FINISH WHERE OCCURS 2X BLOCKING 2x4 TOP CHORD TRUSS FRAMING - SEE STRUCT. ROOF SHEATHING 30# FELT UNDERLAYMENT STUCCO 3x FASCIA BD. BUILDING PAPER ONE LAYER OF VERSA- SHIELD FIRE-RESISTANT ROOF DECK PROTECTION STANDING SEAM METAL ROOF - INSTALL PER MFR. INSTRUCTIONS METAL GUTTER W/ GUTTER COVER PER CRC 327.5.4 2x NAILER 3. Eave - metal 7. Stucco Canopy MAY 1, 2018AUGUST 31, 2018 Architectural Details Boutique AD.4 16. Balcony Railing - Steel Tube 1-1/2"=1'-0" GYP. BD. MAY OCCUR BUILDING PAPER 14 GA. SHEET METAL COVER 1'-6" U.N.O. PER ELEVATION BLOCKING PER STRUCT. STUCCO SECTION ELEVATION CL INSULATION MAY OCCUR NOTE: 1. ATTACH THROUGH PRE-DRILLED HOLES - FILL HOLES WITH SEALANT UNTIL "SQUEEZE OUT" OCCURS - TYPICAL. 2. ALL COMPONENTS TO BE WELDED 360° AT JOINTS. ALL WELDS TO BE GROUND SMOOTH. CAP AND WELD ALL TUBE ENDS. SHOP PRIME ALL COMPONENTS. NOTE: CANOPY SUPPORT AND STRUCTURAL CALC'S. BY OTHERS. GENERAL CONTRACTOR TO SUBMIT SHOP DRAWINGS TO THE CITY OFFICIAL FOR REVIEW AND APPROVAL PRIOR TO FABRICATION AND INSTALLATION. SLOPE 1/2:12 1-1/2"X1-1/2" TUBE AT EDGE AND 16" O.C. MAX. IN FIELD BOTH DIRECTIONS INTERMEDIATE SUPPORT WHERE OCCURS EDGE SUPPORT C6X8.2 STEEL C-CHANNEL AT EXPOSED PERIMETER 5/8"Ø STEEL ROD DIAGONAL SUPPORT ATTACHED TO PLATE & BRACKET PER MANUFACTURER 14"x6" SQUARE STEEL WALL PLATE W/ (4) 12"x4" LAG BOLTS OVER ELASTOMERIC SHEET WATERPROOFING EXTENDED 6" BEYOND STEEL PLATE OVER SOLID BACKING - TYPICAL C6x8.2 STEEL C-CHANNEL ROVIDE ELASTOMERIC SHEET WATERPROOFING EXTENDED 6" BEYOND STEEL PLATE(S) OVER SOLID BACKING - TYPICAL 1'-6" U.N.O. 1"212"45°CL CL CL METAL SLEEVE FOR LAG BOLT6"6"14"x9" SQUARE STEEL PLATE W/ (4) #10 COARSE THREAD SCREWS - PROVIDE (4) 1" DIA. HOLLOW STEEL SPACERS WELDED TO STEEL PLATE. 1x6 PTDF LEDGER BUILDING PAPER BIB BUILDING PAPER METAL FLASHING W/ DRIP 2 LAYERS ELASTOMERIC SHEET WATERPROOFING EXTENDED AS NOTED.12"ELASTOMERIC SHEET WATERPROOFING - EXTEND AS NOTED. 15. Metal Canopy at Stucco ELEVATION SECTIONPER ELEVATION+42" MIN.312"MAX.TO GUARDRAIL STUCCO COLUMN SEE EXT. ELEV. RAIL TO RESIST APPLIED LOADS PER CODE REQUIREMENTS 2" X 2" TUBE STEEL 2" X 2" TUBE STEEL POST 1-1/2" X 1-1/2" TUBE STEEL ELEVATION SECTIONPER ELEVATION312"MAX.RAIL TO RESIST APPLIED LOADS PER CODE REQUIREMENTS STUCCO COLUMN SEE EXT. ELEV.4"MAX.3/16" STAINLESS STEEL CABLE W/ TREADED ENDS & TURNBUCKLE AT TOP AND BOTTOM END NOTE: MAXIMUM SPACING SHALL NOT ALLOW A 4" DIA. SPHERE TO TO PASS THROUGH PER U.B.C. 509.3 3" X 2" TUBE STEEL TO GUARDRAIL 2" X 2" TUBE STEEL POST 2" X 1-1/2" TUBE STEEL 3" X 3" TUBE STEEL POST FASTENERS 3"1x6 COMPOSITE WOOD TRIM - TYP. ELEVATION SECTIONPER ELEVATION+42" MIN.312"MAX.TO GUARDRAIL RAIL TO RESIST APPLIED LOADS PER CODE REQUIREMENTS STUCCO COLUMN SEE EXT. ELEV. SL SL3"2" X 4" TUBE STEEL RAIL SL 17. Balcony Railing - Steel Tube and Cable 2x FRAMING SLOPE 1/2" ELASTOMERIC SHEET WATERPROOFING - EXTEND DOWN VERTICAL SURFACE 6" & POSITIVE LAP W/ BUILDING PAPER 1/2" EXT. GD. PLY. 6" BUILDING PAPER BIBB CONTINUOUS WOOD SHIM BUILDING PAPER6"MANUFACTURED ADHERED STUCCO STONE VENEER PER ELEV. - OVER BROWN COAT INSTALL PER MFR. INSTRUCTIONS NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS STUCCO 12. Stone Parapet 2x FRAMING SLOPE 1/2" ELASTOMERIC SHEET WATERPROOFING - EXTEND DOWN VERTICAL SURFACE 6" & POSITIVE LAP W/ BUILDING PAPER 1/2" EXT. GD. PLY. 6" BUILDING PAPER BIBB CONTINUOUS WOOD SHIM BUILDING PAPER STUCCO6"11. Stucco Parapet F.F.PERELEVATIONFINISH GRADE PER PLAN 1"6" BUILDING PAPER BIBB STUCCO 3/4" EXT. GR. PLYWOOD ELASTOMERIC SHEET WATERPROOFING - EXTEND AS NOTED 2X FRAMING BUILDING PAPER 2x SILL PLATE AT BASE BUILDING PAPER G.I. METAL WEEP SCREED SEE DETAIL 5/D4.1 WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS6"3"VAPOR BARRIER WINDOW FRAME - SEE STANDARD WIN. DET. CONTINUOUS BEAD SEALANT INSULATION WHERE OCCURS SL. GYP. BD. 13. Low Stucco Shelf 14. Low Stone Shelf F.F.PERELEVATIONFINISH GRADE 1"3/4" EXT. GR. PLYWOOD ELASTOMERIC SHEET WATERPROOFING - EXTEND AS NOTED 2X FRAMING BUILDING PAPER 2x SILL PLATE AT BASE G.I. METAL WEEP SCREED SEE DETAIL 5/D4.16"3"INSULATION WHERE OCCURS SL. GYP. BD.6"2x BACKING 6" BUILDING PAPER BIBB BUILDING PAPER MANUFACTURED ADHERED STUCCO STONE VENEER OVER BROWN COAT - INSTALL PER MFR. INSTRUCTIONS NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS STUCCO STONE WALL CAP BORAL TRUEXTERIOR VERTICAL SIDING PER ELEV. 18. Balcony Railing - Steel Tube and Composite Wood MAY 1, 2018AUGUST 31, 2018 2"MIN.Contemporary 1.Enclosed Eave NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF CONC. TILE UNDERLAYMENT ROOF SHEATHING STUCCO BUILDING PAPER OVERHANG PER ROOF PLAN 2"MIN.ROOF FRAMING - SEE STRUCTURAL CONC. FLAT ROOF TILE RAKE "FILLER" STOR @ FLAT CONC. TILE 2"MIN.ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 12"G.I. METAL FLASHING WITH DRIP 3x BARGE BD. METAL 'J' MOLD W/ SEALANT PLYWOOD SHEATHING (WHERE OCCURS) 2.Enclosed Eave 3.Enclosed Rake ROOF SHEATHING FLAT CONC. ROOF TILE ROOF FRAMING PER STRUCT. METAL FLASHING WITH DRIP 2X BLOCKING 4x6 DECORATIVE RAFTER TAIL(S) - SPACING PER ELEV. BUILDING PAPER STUCCO UNDERLAYMENT 12" STARTER FELT STARTER BOARDS METAL CLEAT OVERHANG PER ROOF PLAN 2X NAILER RAFTER TAI L B A C K S P A N ATTACH TO B L O C KI N G PER STRUC T. ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 OVERHANG PER ROOF PLAN NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF METAL ROOF INSULATION WHERE OCCURS INTERIOR FINISH WHERE OCCURS 2X BLOCKING 2x4 TOP CHORD TRUSS FRAMING - SEE STRUCT. ROOF SHEATHING 30# FELT UNDERLAYMENT STUCCO 3x6 FASCIA BD. BUILDING PAPER ONE LAYER OF VERSA- SHIELD FIRE-RESISTANT ROOF DECK PROTECTION STANDING SEAM METAL ROOF - INSTALL PER MFR. INSTRUCTIONS METAL GUTTER W/ GUTTER COVER PER CRC 327.5.4 METAL 'J' MOLD W/ SEALANT2x FRAMING 4. Eave - metal 6. Rake - metal NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF CONC. TILE 30# FELT UNDERLAYMENT ROOF SHEATHING STUCCO BUILDING PAPER OUTLOOKER BACKSPAN PER STRUCT. OVERHANG PER ROOF PLAN MIN.ROOF FRAMING - SEE STRUCTURAL ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 STANDING SEAM METAL ROOF - INSTALL PER MFR'S SPEC.2"MIN.3"ONE LAYER OF VERSA- SHIELD FIRE-RESISTANT ROOF DECK PROTECTION METAL 'J' MOLD W/ SEALANT 3x BARGE BD. STUCCO NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS STUCCO SL. BUILDING PAPER PER PLAN ELASTOMERIC SHEET WATERPROOFING EXTEND DOWN VERTICAL SURFACE 6" & POSITIVE LAP W/ BUILDING PAPER MIN. 15/32 " PLYWOOD SHEATHING 2X10 LEDGER MILLED 2X10 - RIM TO MATCH RIPPED FRAMING 2X10 FRAMING AT 16" O.C. RIP MIN. 1/4" PER FOOT FOR POSITIVE DRAINAGE CONTROL JOINT - FRY REGLET # DS-75-75 E.I.F.S. DRIP SCREED (OR EQUIVALENT) 6" PAPER BIBB BUILDING PAPER 2X FRAMING OR ROOF TRUSS 2X BLOCKING 6x HEADER PER STRUCT. 10. Stucco Canopy Architectural Details 11. Corner Trim STUCCO J-MOLD 2x FRAMING GYP. BD. GYP. BD. 2x FRAMING BUILDING PAPER STUCCO DIMENSIONPER PLANDIMENSION PER PLAN 1x4 WOOD TRIM VAPOR BARRIER SET IN SEALANT WEATHER SEAL WITH GASKET HEADER PER STRUCT. GARAGE DOOR HEAD GARAGE DOOR WEATHER SEAL WITH GASKET 1x4 WOOD TRIM STUCCO J-MOLD VAPOR BARRIER SET IN SEALANT GARAGE DOOR JAMB BUILDING PAPER STUCCO SL. SLOPE FOAM TO DRAIN (WHERE OCCURS)-TYP INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS 7. Garage Door Head/Jamb AD.5 STUCCO VAPOR BARRIER GYP. BD. SL. BUILDING PAPER STUCCO VAPOR BARRIER WINDOW FRAME 2x6 FRAMING GYP. BD. 2x4 FRAMING INSULATION WHERE OCCURS BUILDING PAPER GYP. BD. 12" WIDE VAPOR BARRIER BIB STUCCO 2x BLOCKING 2x4 SILL BUILDING PAPER OF SEALANT WINDOW FRAME CONTINUOUS BEAD WINDOW JAMB WINDOW HEAD INSULATION WHERE OCCURS 6x HEADER PER STRUCT. SLOPE FOAM TO DRAIN (WHERE OCCURS) - TYP. WINDOW FRAME CONTINUOUS BEAD OF SEALANT INSULATION WHERE OCCURS CONTINUOUS BEAD OF SEALANT 4-1/2'' MIN.PER ELEV.4-1/2'' MIN.PER PLAN 2X4 FRAMING 2X6 FRAMING 4-1/2'' MIN.PER ELEV.6" MIN.1"2"MIN.2" MIN. SLOPED 2x6 FRAMING 2X6 FRAMING SL. ELASTOMERIC SHEET WATERPROOFING EXTEND AS NOTED VAPOR BARRIER BUILDING PAPER INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT INDICATES LINE OF SMOOTH TROWEL FINISH COAT WHEN TRIM IS PRESENT WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS 9. Recessed Window - 2x6 ONE LAYER OF 72 LB. MINERAL- SURFACED NONPERFORATED CAP SHEET MEETING ASTM D3909 OVERHANG PER ROOF PLAN NOTE: REFER TO ROOF MANUF. SPECIFICATIONS FOR INSTALLATION OF METAL ROOF INSULATION WHERE OCCURS INTERIOR FINISH WHERE OCCURS 2X BLOCKING 2x4 TOP CHORD TRUSS FRAMING - SEE STRUCT. ROOF SHEATHING 30# FELT UNDERLAYMENT STUCCO 3x FASCIA BD. BUILDING PAPER ONE LAYER OF VERSA- SHIELD FIRE-RESISTANT ROOF DECK PROTECTION STANDING SEAM METAL ROOF - INSTALL PER MFR. INSTRUCTIONS METAL GUTTER W/ GUTTER COVER PER CRC 327.5.4 2x NAILER 5. Eave - metal 8. Stucco Canopy MAY 1, 2018AUGUST 31, 2018 Architectural Details Contemporary AD.6 17. Balcony Railing - Steel Tube 1-1/2"=1'-0" GYP. BD. MAY OCCUR BUILDING PAPER 14 GA. SHEET METAL COVER 1'-6" U.N.O. PER ELEVATION BLOCKING PER STRUCT. STUCCO SECTION ELEVATION CL INSULATION MAY OCCUR NOTE: 1. ATTACH THROUGH PRE-DRILLED HOLES - FILL HOLES WITH SEALANT UNTIL "SQUEEZE OUT" OCCURS - TYPICAL. 2. ALL COMPONENTS TO BE WELDED 360° AT JOINTS. ALL WELDS TO BE GROUND SMOOTH. CAP AND WELD ALL TUBE ENDS. SHOP PRIME ALL COMPONENTS. NOTE: CANOPY SUPPORT AND STRUCTURAL CALC'S. BY OTHERS. GENERAL CONTRACTOR TO SUBMIT SHOP DRAWINGS TO THE CITY OFFICIAL FOR REVIEW AND APPROVAL PRIOR TO FABRICATION AND INSTALLATION. SLOPE 1/2:12 1-1/2"X1-1/2" TUBE AT EDGE AND 16" O.C. MAX. IN FIELD BOTH DIRECTIONS INTERMEDIATE SUPPORT WHERE OCCURS EDGE SUPPORT C6X8.2 STEEL C-CHANNEL AT EXPOSED PERIMETER 5/8"Ø STEEL ROD DIAGONAL SUPPORT ATTACHED TO PLATE & BRACKET PER MANUFACTURER 14"x6" SQUARE STEEL WALL PLATE W/ (4) 12"x4" LAG BOLTS OVER ELASTOMERIC SHEET WATERPROOFING EXTENDED 6" BEYOND STEEL PLATE OVER SOLID BACKING - TYPICAL C6x8.2 STEEL C-CHANNEL ROVIDE ELASTOMERIC SHEET WATERPROOFING EXTENDED 6" BEYOND STEEL PLATE(S) OVER SOLID BACKING - TYPICAL 1'-6" U.N.O. 1"212"45°CL CL CL METAL SLEEVE FOR LAG BOLT6"6"14"x9" SQUARE STEEL PLATE W/ (4) #10 COARSE THREAD SCREWS - PROVIDE (4) 1" DIA. HOLLOW STEEL SPACERS WELDED TO STEEL PLATE. 1x6 PTDF LEDGER BUILDING PAPER BIB BUILDING PAPER METAL FLASHING W/ DRIP 2 LAYERS ELASTOMERIC SHEET WATERPROOFING EXTENDED AS NOTED.12"ELASTOMERIC SHEET WATERPROOFING - EXTEND AS NOTED. 16. Metal Canopy at Stucco ELEVATION SECTIONPER ELEVATION+42" MIN.312"MAX.TO GUARDRAIL STUCCO COLUMN SEE EXT. ELEV. RAIL TO RESIST APPLIED LOADS PER CODE REQUIREMENTS 2" X 2" TUBE STEEL 2" X 2" TUBE STEEL POST 1-1/2" X 1-1/2" TUBE STEEL ELEVATION SECTIONPER ELEVATION312"MAX.RAIL TO RESIST APPLIED LOADS PER CODE REQUIREMENTS STUCCO COLUMN SEE EXT. ELEV.4"MAX.3/16" STAINLESS STEEL CABLE W/ TREADED ENDS & TURNBUCKLE AT TOP AND BOTTOM END NOTE: MAXIMUM SPACING SHALL NOT ALLOW A 4" DIA. SPHERE TO TO PASS THROUGH PER U.B.C. 509.3 3" X 2" TUBE STEEL TO GUARDRAIL 2" X 2" TUBE STEEL POST 2" X 1-1/2" TUBE STEEL 3" X 3" TUBE STEEL POST FASTENERS 3"1x6 COMPOSITE WOOD TRIM - TYP. ELEVATION SECTIONPER ELEVATION+42" MIN.312"MAX.TO GUARDRAIL RAIL TO RESIST APPLIED LOADS PER CODE REQUIREMENTS STUCCO COLUMN SEE EXT. ELEV. SL SL3"2" X 4" TUBE STEEL RAIL SL 18. Balcony Railing - Steel Tube and Cable 2x FRAMING SLOPE 1/2" ELASTOMERIC SHEET WATERPROOFING - EXTEND DOWN VERTICAL SURFACE 6" & POSITIVE LAP W/ BUILDING PAPER 1/2" EXT. GD. PLY. 6" BUILDING PAPER BIBB CONTINUOUS WOOD SHIM BUILDING PAPER6"MANUFACTURED ADHERED STUCCO STONE VENEER PER ELEV. - OVER BROWN COAT INSTALL PER MFR. INSTRUCTIONS NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS STUCCO 13. Stone Parapet 2x FRAMING SLOPE 1/2" ELASTOMERIC SHEET WATERPROOFING - EXTEND DOWN VERTICAL SURFACE 6" & POSITIVE LAP W/ BUILDING PAPER 1/2" EXT. GD. PLY. 6" BUILDING PAPER BIBB CONTINUOUS WOOD SHIM BUILDING PAPER STUCCO6"12. Stucco Parapet F.F.PERELEVATIONFINISH GRADE PER PLAN 1"6" BUILDING PAPER BIBB STUCCO 3/4" EXT. GR. PLYWOOD ELASTOMERIC SHEET WATERPROOFING - EXTEND AS NOTED 2X FRAMING BUILDING PAPER 2x SILL PLATE AT BASE BUILDING PAPER G.I. METAL WEEP SCREED SEE DETAIL 5/D4.1 WHERE OCCURS- DECORATIVE TRIM PER ELEVATION, SIZE/SHAPE PER ELEVATION. INSTALL PER MANUF. INSTRUCTIONS6"3"VAPOR BARRIER WINDOW FRAME - SEE STANDARD WIN. DET. CONTINUOUS BEAD SEALANT INSULATION WHERE OCCURS SL. GYP. BD. 14. Low Stucco Shelf 15. Low Stone Shelf F.F.PERELEVATIONFINISH GRADE 1"3/4" EXT. GR. PLYWOOD ELASTOMERIC SHEET WATERPROOFING - EXTEND AS NOTED 2X FRAMING BUILDING PAPER 2x SILL PLATE AT BASE G.I. METAL WEEP SCREED SEE DETAIL 5/D4.16"3"INSULATION WHERE OCCURS SL. GYP. BD.6"2x BACKING 6" BUILDING PAPER BIBB BUILDING PAPER MANUFACTURED ADHERED STUCCO STONE VENEER OVER BROWN COAT - INSTALL PER MFR. INSTRUCTIONS NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS NOTE: SEE CRC SECTION R703.12 FOR ADHERED VENEER REQUIREMENTS STUCCO STONE WALL CAP BORAL TRUEXTERIOR VERTICAL SIDING PER ELEV. 19. Balcony Railing - Steel Tube and Composite Wood Modern Spanish Scheme 1 Scheme 4 Scheme 2 Scheme 5 Scheme 3 Scheme 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 1 OF 18 SCHEME 1 OF 6 REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. Material Color Manufacturer Roofing: Concrete ‘S’ Tile 3814 San Pablo Blend Eagle Metal Bird Stop @ ‘S’ Tile (factory finish)Terracotta Eagle Metal Roof Weathered Copper Custom-Bilt Metals Manufactured Stone/ Board Form Cedar Craft Board Form Creative Mines Manufactured Stone Sanibel Coastal Reef Eldorado Stucco Color SW 6133 Muslin Sherwin Williams Trim Color #1 SW 7525 Tree Branch Sherwin Williams Trim Color #2 SW 9112 Song Thrush Sherwin Williams Accent Color (applied to): Front Door Shutters Unit Doors SW 7522 Meadowlark Sherwin Williams Decorative Metal & Metal Canopies/Awnings SW 6258 Tricorn Black Sherwin Williams Prefab Pipes SW 6047 Hot Cocoa Sherwin Williams Decorative Tile SD105-a 470U (field)Arto NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘A’ ELEVATIONS ONLY, MODERN SPANISH REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 4 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 4 OF 18 Material Color Manufacturer Roofing: Concrete ‘S’ Tile 3813 San Mateo Blend Eagle Metal Bird Stop @ ‘S’ Tile (factory finish)Terracotta Eagle Metal Roof Patina Green Custom-Bilt Metals Manufactured Stone/ Board Form Barnwood Craft Board Form Creative Mines Manufactured Stone Greentea Craft Split Modular Creative Mines Stucco Color SW 7008 Alabaster Sherwin Williams Trim Color #1 SW 7525 Tree Branch Sherwin Williams Trim Color #2 SW 7507 Stone Lion Sherwin Williams Accent Color (applied to): Front Door Shutters Unit Doors SW 9128 Green Onyx Sherwin Williams Decorative Metal & Metal Canopies/Awnings SW 6258 Tricorn Black Sherwin Williams Prefab Pipes SW 7705 Wheat Penny Sherwin Williams Decorative Tile SD117-b 470U (field)Arto NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘A’ ELEVATIONS ONLY, MODERN SPANISH REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 3 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 3 OF 18 Material Color Manufacturer Roofing: Concrete ‘S’ Tile 37646 Desert Clay Eagle Metal Bird Stop @ ‘S’ Tile (factory finish)Black Eagle Metal Roof Zinc Gray Custom-Bilt Metals Manufactured Stone/ Board Form Doverwood Vintage Ranch Eldorado Manufactured Stone Greypearl Craft Split Modular Creative Mines Stucco Color SW 0050 Classic Light Buff Sherwin Williams Trim Color #1 SW 6039 Poised Taupe Sherwin Williams Trim Color #2 SW 7037 Balanced Beige Sherwin Williams Accent Color (applied to): Front Door Shutters Unit Doors SW 0001 Mulberry Silk Sherwin Williams Decorative Metal & Metal Canopies/Awnings SW 6258 Tricorn Black Sherwin Williams Prefab Pipes SW 7025 Backdrop Sherwin Williams Decorative Tile SD108-b 405C (field)Arto NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘A’ ELEVATIONS ONLY, MODERN SPANISH REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 6 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 6 OF 18 Material Color Manufacturer Roofing: Concrete ‘S’ Tile 3532 Weathered Terracotta Eagle Metal Bird Stop @ ‘S’ Tile (factory finish)Terracotta Eagle Metal Roof Zincalume Plus Custom-Bilt Metals Manufactured Stone/ Board Form Cedar Craft Board Form Creative Mines Manufactured Stone Greypearl Craft Split Modular Creative Mines Stucco Color SW 7552 Bauhaus Buff Sherwin Williams Trim Color #1 SW 9084 Cocoa Whip Sherwin Williams Trim Color #2 SW 7512 Pavilion Beige Sherwin Williams Accent Color (applied to): Front Door Shutters Unit Doors SW 7619 Labradorite Sherwin Williams Decorative Metal & Metal Canopies/Awnings SW 6258 Tricorn Black Sherwin Williams Prefab Pipes SW 6060 Moroccan Brown Sherwin Williams Decorative Tile SR302-b 7581C (field)Arto NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘A’ ELEVATIONS ONLY, MODERN SPANISH REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 2 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 2 OF 18 Material Color Manufacturer Roofing: Concrete ‘S’ Tile 3578 Ramona Eagle Metal Bird Stop @ ‘S’ Tile (factory finish)Black Eagle Metal Roof Zincalume Plus Custom-Bilt Metals Manufactured Stone/ Board Form Monsoon Craft Board Form Creative Mines Manufactured Stone Black Truffle Craft Split Modular Creative Mines Stucco Color DE 6123 Trail Dust Dunn Edwards Trim Color #1 SW 7026 Griffin Sherwin Williams Trim Color #2 SW 7504 Keystone Gray Sherwin Williams Accent Color (applied to): Front Door Shutters Unit Doors SW 9182 Rojo Marron Sherwin Williams Decorative Metal & Metal Canopies/Awnings SW 6258 Tricorn Black Sherwin Williams Prefab Pipes SW 7705 Wheat Penny Sherwin Williams Decorative Tile SD106-c 405C (field)Arto NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘A’ ELEVATIONS ONLY, MODERN SPANISH REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 5 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 5 OF 18 Material Color Manufacturer Roofing: Concrete ‘S’ Tile SCC 8825 Weathered Terracotta Eagle Metal Bird Stop @ ‘S’ Tile (factory finish)Black Eagle Metal Roof Weathered Copper Custom-Bilt Metals Manufactured Stone/ Board Form Doverwood Vintage Ranch Eldorado Manufactured Stone Karma Craft Inner Piece Creative Mines Stucco Color SW 7518 Beach House Sherwin Williams Trim Color #1 SW 6090 Java Sherwin Williams Trim Color #2 SW 7519 Mexican Sand Sherwin Williams Accent Color (applied to): Front Door Shutters Unit Doors DET 553 Easy Breezy Blue Dunn Edwards Decorative Metal & Metal Canopies/Awnings SW 6258 Tricorn Black Sherwin Williams Prefab Pipes SW 7705 Wheat Penny Sherwin Williams Decorative Tile SR302-b 7581c (field)Arto NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘A’ ELEVATIONS ONLY, MODERN SPANISH MAY 1, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA CM.12017053CM.1 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 Boutique SCHEME 1 OF 6 REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 7 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 4502 Arcadia Canyon Eagle Metal Roof Weathered Copper Custom-Bilt Metals Manufactured Stone/Board Form Doverwood Vintage Ranch Eldorado Manufactured Stone Black Truffle Craft Split Modular Creative Mines Thin Brick Sierra Slate H.C. Muddox Stucco Color #1 SW 6099 Sand Dollar Sherwin Williams Stucco Color #2 SW 9167 Polished Concrete Sherwin Williams Trim Color SW 6005 Folkstone Sherwin Williams Accent Color (applied to): Front Door Metal Canopies/Awnings Unit Doors SW 6006 Black Bean Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘B’ ELEVATIONS ONLY, BOUTIQUE REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 4 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 10 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 4697 Slate Range Eagle Metal Roof Old Town Gray Custom-Bilt Metals Manufactured Stone/Board Form Monsoon Craft Board Form Creative Mines Manufactured Stone Greentea Craft Split Modular Creative Mines Thin Brick Glacier White Wirecut Endicott Stucco Color #1 SW 7547 Sandbar Sherwin Williams Stucco Color #2 SW 7549 Studio Taupe Sherwin Williams Trim Color SW 7645 Thunder Gray Sherwin Williams Accent Color (applied to): Front Door Metal Canopies/Awnings Unit Doors SW 6201 Thunderous Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘B’ ELEVATIONS ONLY, BOUTIQUE REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 3 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 9 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 4621 Tehachapi Blend Eagle Metal Roof Zinc Gray Custom-Bilt Metals Manufactured Stone/Board Form Monsoon Craft Board Form Creative Mines Manufactured Stone Sanibel Coastal Reef Eldorado Thin Brick Glacier White Wirecut Endicott Stucco Color #1 SW 6115 Totally Tan Sherwin Williams Stucco Color #2 DE 761 Cochise Dunn Edwards Trim Color SW 2806 Rookwood Brown Sherwin Williams Accent Color (applied to): Front Door Metal Canopies/Awnings Unit Doors SW 7019 Gauntlet Gray Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘B’ ELEVATIONS ONLY, BOUTIQUE REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 6 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 12 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 4689 Brown Range Eagle Metal Roof Zincalume Plus Custom-Bilt Metals Manufactured Stone/Board Form Doverwood Vintage Ranch Eldorado Manufactured Stone Lunar Craft Split Modular Creative Mines Thin Brick Carob H.C. Muddox Stucco Color #1 SW 7635 Palisade Sherwin Williams Stucco Color #2 SW 9165 Gossamer Veil Sherwin Williams Trim Color SW 7019 Gauntlet Gray Sherwin Williams Accent Color (applied to): Front Door Metal Canopies/Awnings Unit Doors SW 6251 Outerspace Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘B’ ELEVATIONS ONLY, BOUTIQUE REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 2 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 8 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 47646 Desert Clay Eagle Metal Roof Weathered Copper Custom-Bilt Metals Manufactured Stone/Board Form Cedar Craft Board Form Creative Mines Manufactured Stone Alpaca Orchard Limestone Creative Mines Thin Brick Buckskin Endicott Stucco Color #1 DE 6205 Stucco Tan Dunn Edwards Stucco Color #2 SW 7044 Amazing Gray Sherwin Williams Trim Color SW 9091 Half-Caff Sherwin Williams Accent Color (applied to): Front Door Metal Canopies/Awnings Unit Doors SW 6208 Pewter Green Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘B’ ELEVATIONS ONLY, BOUTIQUE REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 5 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 11 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 4549 Santa Paula Eagle Metal Roof Zincalume Plus Custom-Bilt Metals Manufactured Stone/Board Form Cedar Craft Board Form Creative Mines Manufactured Stone Greentea Craft Farmhouse Ledge Creative Mines Thin Brick Light Sandstone Velour Endicott Stucco Color #1 1SW 7517 China Doll Sherwin Williams Stucco Color #2 1SW 7519 Mexican Sand 1Sherwin Williams Trim Color SW 7525 Tree Branch Sherwin Williams Accent Color (applied to): Front Door Metal Canopies/Awnings Unit Doors SW 2808 Rookwood Dark Brown Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘B’ ELEVATIONS ONLY, BOUTIQUE Scheme 1 Scheme 4 Scheme 2 Scheme 5 Scheme 3 Scheme 6 MAY 1, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA CM.22017053CM.2 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 Contemporary REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 1 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 13 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 4697 Slate Range Eagle Metal Roof Zinc Gray Custom-Bilt Metals Manufactured Stone/Board Form Cedar Craft Board Form Creative Mines Manufactured Stone Enlighten Craft Inner Piece Creative Mines Stucco Color #1 1 SW 7022 Alpaca 1 Sherwin Williams 1 Stucco Color #2 (applied to): Stucco Trim SW 7566 Westhighland White Sherwin Williams Accent Color (applied to): Front Door SW 2857 Peace Yellow Sherwin Williams Metal Canopies SW 7019 Gauntlet Gray Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘C’ ELEVATIONS ONLY, CONTEMPORARY REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 4 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 16 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 4679 Light Gray Range Eagle Metal Roof Zincalume Plus Custom-Bilt Metals Manufactured Stone/Board Form Doverwood Vintage Ranch Eldorado Manufactured Stone Greentea Craft Split Modular Creative Mines Stucco Color #1 SW 7104 Cotton White Sherwin Williams 1 Stucco Color #2 (applied to): Stucco Trim DET 615 Stone Mason Dunn Edwards Accent Color (applied to): Front Door SW 6356 Copper Mountain Sherwin Williams Metal Canopies SW 7020 Black Fox Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘C’ ELEVATIONS ONLY, CONTEMPORARY REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 3 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 15 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 4530 Weathered Adobe Eagle Metal Roof Weathered Copper Custom-Bilt Metals Manufactured Stone/Board Form Cedar Craft Board Form Creative Mines Manufactured Stone Sand Dollar Carved Rectangle Creative Mines Stucco Color #1 SW 7538 Tamarind Sherwin Williams 1 Stucco Color #2 (applied to): Stucco Trim SW 7103 Whitetail Sherwin Williams Accent Color (applied to): Front Door SW 7743 Mountain Road Sherwin Williams Metal Canopies SW 7020 Black Fox Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘C’ ELEVATIONS ONLY, CONTEMPORARY REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 6 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 18 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 4502 Arcadia Canyon Eagle Metal Roof Weathered Copper Custom-Bilt Metals Manufactured Stone/Board Form Monsoon Craft Board Form Creative Mines Manufactured Stone Karma Craft Inner Piece Creative Mines Stucco Color #1 1 SW 6070 Heron Plume Sherwin Williams 1 Stucco Color #2 (applied to): Stucco Trim SW 1015 Skyline Steel Sherwin Williams Accent Color (applied to): Front Door Metal Canopies SW 7020 Black Fox Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘C’ ELEVATIONS ONLY, CONTEMPORARY REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 2 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 14 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 4690 Pewter Bronze Blend Eagle Metal Roof Zinc Gray Custom-Bilt Metals Manufactured Stone/Board Form Barnwood Craft Board Form Creative Mines Manufactured Stone Greypearl Craft Split Modular Creative Mines Stucco Color #1 SW 7633 Taupe Tone Sherwin Williams 1 Stucco Color #2 (applied to): Stucco Trim SW 7554 Steamed Milk Sherwin Williams Accent Color (applied to): Front Door SW 6221 Moody Blue Sherwin Williams Metal Canopies SW 7019 Gauntlet Gray Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘C’ ELEVATIONS ONLY, CONTEMPORARY REVISIONS: Number Date Description 1 8/29/18 Color scheme revisions. SCHEME 5 OF 6 UNIVERSITY PARK Palm Desert, California UNIVERSITY PARK INVESTORS, LLC May 1, 2018 | 2016177 PAGE 17 OF 18 Material Color Manufacturer Roofing: Concrete Slate Tile 4689 Brown Range Eagle Metal Roof Old Town Gray Custom-Bilt Metals Manufactured Stone/Board Form Monsoon Craft Board Form Creative Mines Manufactured Stone Black Truffle Craft Split Modular Creative Mines Stucco Color #1 1SW 7567 Natural Tan 1Sherwin Williams 1 Stucco Color #2 (applied to): Stucco Trim 1SW 7031 Mega Greige Sherwin Williams Accent Color (applied to): Front Door SW 9129 Jade Dragon Sherwin Williams Metal Canopies SW 7074 Software Sherwin Williams NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Karen Moyer (949) 250-0607. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. Exterior Color & Materials Palette ‘C’ ELEVATIONS ONLY, CONTEMPORARY Scheme 1 Scheme 4 Scheme 2 Scheme 5 Scheme 3 Scheme 6 MAY 1, 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA CM.32017053CM.3 1/2:124.5:124.5:124.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 1/2:124.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:124.5:124.5:12 4.5:12 1/2:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 1/2:124.5:124.5:121/2:12MAY 2018 0 4 8 PLAN 3B PLAN 2C PLAN 1B PLAN 2XAPLAN 4APLAN 1B ADU PLAN 1B ADU Roof Plans NOTE: ALLOWABLE EAVES ENCROACHMENT BASED ON CRC. AUGUST 31, 2018 219218217216214213212211215AA BB FF GG GG DD EE CC 11 22 33 44 55 66 PORTOLA AVENUEPORTOLA AVENUEGERALD FORD DRIVEGERALD FORD DRIVE PACIFIC AVENUEPACIFIC AVENUEC O L L E G E D R IV E C O L L E G E D R IV E UNI V E R SIT Y P A R K D RIV EUNI V E R SIT Y P A R K D RIV E PATHWAYS AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.11002000 Parks, Trails, and OS Plan AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.215300 Grand Paseo Area 1 AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.315300 Grand Paseo Area 2 AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.415300 Gerald Ford Retention Basin AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.515300 Park A AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.615300 Park B AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.715300 Park C AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.815300 Park D AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.915300 Park E AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.1015300 The Grove AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.1115300 College Drive Area A AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.1215300 College Drive Area B AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.1315300 Extended Art Trail AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.1415300 4-PAC Area AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.1515300 Townhomes Area A AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.1615300 Townhomes Area B AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.1715300 Multi-Family Homes Area A AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.1815300 Multi-Family Homes Area B AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L1.1915300 Planting Legend AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L2.135700 Wall and Fence Plan A AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L2.235700 Wall and Fence Plan B AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L2.335700 Wall and Fence Plan C AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L2.435700 Wall and Fence Plan D AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L2.535700 Wall and Fence Plan E AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L2.635700 Wall and Fence Plan F AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L2.7120 Wall and Fence Details AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.115300 Street Tree Plan A AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.215300 Street Tree Plan B AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.315300 Street Tree Plan C AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.415300 Street Tree Plan D AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.515300 Street Tree Plan E AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.615300 Street Tree Plan F AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.715300 Street Tree Plan G AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.815300 Street Tree Plan H AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.915300 Street Tree Plan I AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.1015300 Street Tree Plan J AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.1115300 Street Tree Plan K AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.1215300 Street Tree Plan L AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.1315300 Street Tree Plan M AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.1415300 Street Tree Plan N AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.1515300 Street Tree Plan O AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.1615300 Street Tree Plan P AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.1715300 Street Tree Plan Q AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.1815300 Street Tree Plan R AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.1915300 Street Tree Plan S AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.2015300 Street Tree Plan T AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.2115300 Street Tree Plan U AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.22 Street Tree Sections 1-11 AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.23 Street Tree Sections 12-21 AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L3.24 Street Tree Sections 22-34 AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L4.15100 4-PAC Typical Front Yard AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L4.25100 40X80 Typical Front Yard AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L4.35100 2 PAC Typical Front Yard AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L4.45100 50x100 Typical Front Yard AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L4.55100 55x90 Typical Front Yard AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L4.65100 60x100 Typical Front Yard 219218217216214213212211215TheGrove AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L5.11002000 Community Entries Art Walk Way Finding Sign Grand Paseo Way Finding Sign Existing Sign Project Logo Signage - NTS PORTOLA AVENUEPORTOLA AVENUEGERALD FORD DRIVEGERALD FORD DRIVE PACIFIC AVENUEPACIFIC AVENUEC O L L E G E D R IV E C O L L E G E D R IV E UNI V E R SIT Y P A R K D RIV EUNI V E R SIT Y P A R K D RIV E 1’ 1’ 3’ echinocactus grusonii golden barrel cactus FEROCACTUS RED BARREL CACTUS OPUNTIA SANTA RITASATA RITA PRICKLY PEAR DASYLERION WHEELERI DESERT SPOON DASYLERION LONGISSIMA MEXICAN GRASS TREE AGAVE AMERICANA CENTURY PLANT AGAVE ANGUSTIFOLIA AGAVE PARRYI V. TRUNCATA ARTICHOKE AGAVE AGAVE VICTORIAE-REGINAE QUEEN VICTORIA AGAVE ENCELIA FARINOSA BRITTLEBUSH AGAVE GEMINIFLORA TWIN FLOWER AGAVE EUPHORBIA MILII CROWN OF THORNS AGAVE SISALANA SISAL LANTANA CAMARA FURCRAEA MACDOUGALLII MACDOUGAL'S AGAVE RUSSELIA EQUISETIFORMIS CORAL FOUNTAIN agave desmettiana smooth edge agave fouquieria splendensocotillo AGAVE WEBERII WEBER AGAVE agave PAlmerii palmer agaveCARISSA M. 'BOXWOOD BEAUTY' desert marigold BAILEYA MULTIRADIATA CAESELPINIA PULCHERRIMA RED BIRD OF PARADISE acacia redolens desert carpet acacia leucophyllum 'rio bravo' AGAVE X 'BLUE GLOW' BLUE GLOW AGAVE aloe blue elfblue elf aloe asclepias subulata desert milkweed pedilanthus macrocarpus lady slipper YUCCA ROSTRATA BEAKED YUCCA tecoma 'solar flare' lantana new gold erememophila glabra mingenew Gold eremophila maculata valentine bush eremophila 'blue bells'rustic brown boulders8" minus cresta rubble3/8" minus brimstone d.g. AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L6.1 Planting and Materials A ACACIA SMALLII SWEET ACACIA ACACIA SALICINA WILLOW ACACIA mulga palo brea palo blanca ACACIA ANEURA acacia willardiana beaucarnia recurvata pony tail palm OLEA EUROPEA 'WILSONII' WILSON OLIVE SOPHORA SECUNDIFLORA TEXAS MOUNTAIN LAUREL DALBERGIA SISSOO SISSOO TREE TIPUANA TIPU TIPU TREEcercidium x 'desert museum'palo verde THEVITIA PERUVIANA JAPANESE OLEANDER YUCCA GLORIOSA SPANISH DAGGER ACACIA STENOPHYLLA SHOESTRING ACACIA chamaerops humilis mediterranean fan palmCAESALPINIA CACALACO "SMOOTHIE' CASCALOTE TREE desert willow chilopsis linearis ficus nitida 'columnar' columnar ficus lysiloma microphylla feather tree ARISTIDA PURPUREA PURPLE THREE AWN QUERCUS VIRGINIANA SOUTHERN LIVE OAK BAUHINIA BALEKIANA HONG KONG ORCHID TREE phoenix roebellini pigmy date palm mulenbergii 'regal mist' pink muhly prosopsis glandulosa 'maverick' thornless mesquite PENSTEMON EATONII fIRECRACKER PENSTEMONwashingtonia hybrid filabusta palm rUELLIA BRITTONIANA 'KATIE' DWARF RUELLIAwashingtonia robusta mexican fan palm DALIA GREGGII TRAILING INDIGO BUSH phoenix dactylifera date palm salvia clevlandiii chapparal sage pachypodium lamerii madagascar palm senna nemophila green senna muhlenbergii lindeimeriautumn gold muhly CALLISTEMON VIMINALIS 'LITTLE JOHN' LITTLE JOHN BOTTLEBRUSH CERCIDIUM PRAECOX AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L6.2 Planting and Materials B A A A A A A A A A A A A A A A B B B B B B B B B B B B B C C C C C C C C C C C C C C Cs sssss V V V V V 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.1 0.3 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.1 0.0 0.2 0.9 0.8 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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(760) 777-9131 FAX (760) 777-9132 PALM DESERT, CA LIC# 2754, EXP 04/30/18 92211 H ERMANN UNIVERSITY PARK, PALM DESERT, CA 92260 D ESIGN G ROUP SUITE 102 NORTH KEY PLAN AREA OF WORK ZONE 0.1 fc 1.1 fc 0.0 fc N/A N/A Statistics Description Symbol Avg Max Min Max/Min Avg/Min SEE SHEET E1.1SHEET MATCHLINEFIXTURE LEGEND 36" BOLLARD @ ALL LOCATIONS EXCEPT ART NODE 32 WATT LED 2450 LUMENS 36" BOLLARD @ ART NODES 32 WATT LED 2450 LUMENS 0.0 0.0 0.0 0.1 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 1.1 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.2 0.8 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.2 0.7 0.5 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 1.0 0.5 0.1 0.0 0.0 0.0 0.1 0.2 1.0 0.5 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.5 0.3 0.1 0.0 0.0 0.0 0.0 0.1 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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(760) 777-9131 FAX (760) 777-9132 PALM DESERT, CA LIC# 2754, EXP 04/30/18 92211 H ERMANN UNIVERSITY PARK, PALM DESERT, CA 92260 D ESIGN G ROUP SUITE 102 NORTH KEY PLAN AREA OF WORK ZONE 0.1 fc 1.1 fc 0.0 fc N/A N/A Statistics Description Symbol Avg Max Min Max/Min Avg/Min FIXTURE LEGEND 36" BOLLARD @ ALL LOCATIONS EXCEPT ART NODE 32 WATT LED 2450 LUMENS 36" BOLLARD @ ART NODES 32 WATT LED 2450 LUMENS SEE SHEET E1.6 SHEET MATCHLINE 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.1 0.7 1.0 0.3 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.6 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 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0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.00.00.0 0.0 0.0 0.1 0.1 0.1 0.0 0.1 0.3 0.4 0.1 0.0 0.1 0.7 1.0 0.2 0.1 0.1 0.2 0.3 0.1 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.00.00.0 0.00.00.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.1 0.2 0.7 0.4 0.1 0.1 0.3 1.1 0.4 0.1 0.1 0.2 0.1 0.1 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.2 0.5 0.2 0.1 0.3 0.5 0.5 0.1 0.1 0.4 0.2 0.1 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L7.8 Lighting Plan H 15 300 77-899 WOLF RD. PH. (760) 777-9131 FAX (760) 777-9132 PALM DESERT, CA LIC# 2754, EXP 04/30/18 92211 H ERMANN UNIVERSITY PARK, PALM DESERT, CA 92260 D ESIGN G ROUP SUITE 102 36" BOLLARD - CUSTOM @ ART NODES 36" BOLLARD - TO MATCH EXIST. (PATTERN/LASER CUT TO BE DETERMINED) AUGUST 2018 UNIVERSITY PARK INVESTORS, LLC PALM DESERT, CA2018047 L7.9 Lighting Details CITY OF PALM DESERT, CALIFORNIA UNIVERSITY PARK R E V I S I O N S 75410 Gerald Ford Drive, #100, Palm Desert, CA 92211 Phone: (760) 346-7481 · MBAKERINTL.COM PREPARED BY:DEVELOPER:SHEET OF R E V I S I O N S CITY OF PALM DESERT, CALIFORNIA UNIVERSITY PARK R E V I S I O N S 75410 Gerald Ford Drive, #100, Palm Desert, CA 92211 Phone: (760) 346-7481 · MBAKERINTL.COM PREPARED BY:DEVELOPER:SHEET OF R E V I S I O N S CITY OF PALM DESERT, CALIFORNIA UNIVERSITY PARK R E V I S I O N S 75410 Gerald Ford Drive, #100, Palm Desert, CA 92211 Phone: (760) 346-7481 · MBAKERINTL.COM PREPARED BY:DEVELOPER:SHEET OF R E V I S I O N S SECTION1 SECTION2 SECTION3 SECTION4 SECTION5 SECTION6 SECTION7 SECTION8 SECTION9 SECTION10 SECTION11 SECTION12 SECTION13 6 6 7 7 6 6 5 6 2 6 7 8 7 8 8 8 8 CITY OF PALM DESERT, CALIFORNIA UNIVERSITY PARK R E V I S I O N S 75410 Gerald Ford Drive, #100, Palm Desert, CA 92211 Phone: (760) 346-7481 · MBAKERINTL.COM PREPARED BY:DEVELOPER:SHEET OF R E V I S I O N S SECTION14 SECTION15 SECTION16 SECTION17 SECTION18 SECTION19 SECTION20 SECTION21 TYPICAL INTERSECTION DETAIL 8 9 8 9 9 9 9 9 15 8 SECTION22 8 SECTION23 8 SECTION24 9 SECTION27 6 SECTION28 6 SECTION 29 6 SECTION26 9 SECTION25 9 CITY OF PALM DESERT, CALIFORNIA UNIVERSITY PARK R E V I S I O N S 75410 Gerald Ford Drive, #100, Palm Desert, CA 92211 Phone: (760) 346-7481 · MBAKERINTL.COM PREPARED BY:DEVELOPER:SHEET OF R E V I S I O N S TYPICAL UTILITY DETAIL 4-PACK PRODUCT TYPICAL UTILITY DETAIL TOWN HOMES SECTION31 6 SECTION32 7 SECTION 33 8 SECTION 34 8 SECTION30 6 PRIVATE DRIVEWAY TYPICAL SECTION 20' ALLEYPRIVATE DRIVEWAY TYPICAL SECTION 20' 4-PACK PRIVATE DRIVEWAY TYPICAL SECTION 20' TOWNHOME TYPICAL UTILITY DETAIL ALLEY PRODUCT V V V V V V V sss ssssssssssssssFH V V s V V V V V V V V V V V V V s V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V 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244.4 246.7 248.6 250.7 251.7 253.6 254.5 254.7 257.2 258.4 260.7 261.4 263.6 264.5 266.7 267.4 269.5 270.3 272.4 274.5 274.3 272.7 272.2 272.6 272.8 271.6 270.9 268.7 268.9 263.6 259.7 261.2 257.5 253.8 254.8 256.6 249.8 247.5 248.7 243.3 241.4 239.1 238.3 231.5 234.4 232.8 232.8 231.4 231.8 230.5 236.6 236.8239.2 240.4 243.2 243.6 236.3 233.3 23 248.6 242.3 250.3 239.5 237.6 247.4 248.4 245.6 245.7 250.5253.6 247.2 257.1 249.9 257.2 254.4 251.5257.5 264.2 261.8 267.6 236.5 245.5 245.4 245.3 237.8 231.5 229.4 233.9 227.3228.5 225.4 226.6 230.5 228.7 224.5 221.4 219.3 216.9 215.5 212.4 210.8 207.3 210.4 215.2 218.6 215.6 221.3 222.4 223.7 223.6 222.7 217.9 220.7 215.8 211.8 213.6 206.7 206.6 201.7 198.4 201.5 204.6 206.4 209.8 212.6 207.5 203.3 198.3 216.7 221.6 228.3 224.4 231.8 235.5 234.7 231.4 239.4 237.7 234.6 238.3 237.6 231.4 228.3 225.1 225.3 221.6 225.2 220.6 221.2 217.6 217.3 213.7 212.6 211.7 208.7 208.6 205.6 205.4 210.6 199.5 201.2 202.7 196.6 196.7 183.2 183.2 195.3197.4 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275.4 276.4 271.4 272.8 273.6 271.4 267.6 266.4 264.9 267.3 263.7 262.5 259.6 262.5 256.5 247.6 256.2 252.4 241.5 244.3 243.5 236.3 238.7 231.7 227.4 224.4 226.5 229.7 234.9 231.5 231.6 234.6 232.6 239.4 237.7 242.8 243.3 228.8 227.3 232.3 229.7 236.6 230.4 235.6 243.6 240.6 253.5253.4 257.9 265.6 260.6 272.6 270.3 256.5 249.2 218.7 212.3 211.4 198.4 218.9 245.8 242.6 CITY OF PALM DESERT, CALIFORNIA UNIVERSITY PARK R E V I S I O N S 75410 Gerald Ford Drive, #100, Palm Desert, CA 92211 Phone: (760) 346-7481 · MBAKERINTL.COM PREPARED BY:DEVELOPER:SHEET OF R E V I S I O N S SEE SHEET 7SEE S H E E T 8 TYPICAL LOT SETBACKS 45X90 PAIRED HOMES TYPICAL CORNER LOT SETBACKS 45X90 PAIRED HOMES TYPICAL LOT SETBACKS 55X90 CONVENTIONAL HOMES TYPICAL LOT SETBACKS 40X80 ALLEY HOMES V V V V V V sss s ss s s sssssssssssssFH V V s V V V V V V Vs V V V V V V V V V V V V V s s V ss s V s V V s s s s s V s V Vs V V V s V FH V V V V V V V V ss V s ss s V V V V V V V V V s ssss sXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX170 17017019 0200205 210 215 220 225 230 235 2302 2 5 22 0 215 210 20 5 20 0 195 19 0 18 5 180 175 175175 180 180 180 18018 0 17 5 1801851 9 0 1952 0 0 2 0 5 210 21 5 215 220 22 5 230 1801 8 0 180 180 180180180205200 1 9 5 190 185175170175 175 175 195 2 3 2 3 0 2 2 5 220 19019520020521022 0 215 2 1 0 205 200 18017518521 5 21 0 1 8 5 180 2 3 5 23 0 225166.7 167.3 167.6 167.5 167.7 167.9 168.3 168.7 168.9 169.3 169.5 169.9 170.2 170.6 170.1 170.9 171.3 171.5 171.9 172.2 172.5 172.8 173.1 173.2 173.8 174.1 174.5 174.9 175.3 175.6 176.3 175.6 176.4 177.2 175.6 176.9 177.5 234.4 232.8 232.8 229.4 231.4 231.8 227.6 230.5 226.4 225.3 223.6 222.5 220.7 219.7 217.6 215.8 213.5 211.5 209.3 207.5 206.2 204.3 203.3 201.5 200.4 198.5 197.4 196.4 228.2 223.7 218.4 223.7 219.7 210.7 216.8 212.6 210.8 223.7 220.5 219.4 217.5 218.3 216.8 214.5 210.4 215.5 226.2 232.5 228.3 230.3 224.7 227.5 226.3 223.2 228.5 225.3 222.3 220.3 227.3 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PET SPA GARAGE / S H O P MAINTEN A N C E COVER E D P A TI O BREEZW A Y ENTRY MEN'S WOMEN' S FITNES S C E N T E R JANITO R STORAG E BACK O F FI C E MAIL RO O M PACKAG E S MANAGE R S O F FI C E LEASIN G O F FI C E LOBBY CONFER E N C E R O O M JUICE B A R STORAG E KITCHEN CLUB RO O M POOL EQUIPM E N T OUTDOO R HEATER SUMME R KITCHE N CITY OF PALM DESERT, CALIFORNIA UNIVERSITY PARK R E V I S I O N S 75410 Gerald Ford Drive, #100, Palm Desert, CA 92211 Phone: (760) 346-7481 · MBAKERINTL.COM PREPARED BY:DEVELOPER:SHEET OF R E V I S I O N SSEE SHEET 8TYPICAL LOT SETBACKS 4 PACK HOMES TYPICAL LOT SETBACKS TOWNHOMES DRAFT Addendum to the City of Palm Desert GPU/UNSP and University Neighborhood Specific Plan Final Environmental Impact Report State Clearinghouse No. 2015081020 Prepared for: City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 Prepared by: Meridian Consultants LLC 910 Hampshire Road, Suite V Westlake Village, CA 91361 June 2018 Meridian Consultants i University Park Specific Plan EIR Addendum 203-001-18 June 2018 TABLE OF CONTENTS Section Page Introduction .................................................................................................................................................. 1 Project Description........................................................................................................................................ 7 Impact Analysis ........................................................................................................................................... 13 Aesthetics ....................................................................................................................................... 13 Agricultural Resources ................................................................................................................... 17 Air Quality ...................................................................................................................................... 20 Biological Resources ...................................................................................................................... 23 Cultural Resources ......................................................................................................................... 29 Geology and Soils ........................................................................................................................... 35 Greenhouse Gas Emissions ............................................................................................................ 40 Hazards and Hazardous Materials ................................................................................................. 42 Hydrology and Water Quality ........................................................................................................ 47 Land Use ......................................................................................................................................... 54 Mineral Resources ......................................................................................................................... 56 Noise .......................................................................................................................................... 57 Population, Employment, and Housing ......................................................................................... 61 Public Services and Utilities ........................................................................................................... 64 Transportation ............................................................................................................................... 76 References .................................................................................................................................................. 80 Appendices Appendix A Air Quality and Greenhouse Gas Emissions Modeling Appendix B Biological Resources Report Appendix C Cultural Resources Report Appendix D Hydrological Report Meridian Consultants ii University Park Specific Plan EIR Addendum 203-001-18 June 2018 List of Figures Figure Page 1 Regional Location Map .................................................................................................................... 5 2 Specific Plan Area Vicinity Map ........................................................................................................ 6 3 University Park Vicinity Map ............................................................................................................ 9 4 Site Plan ......................................................................................................................................... 10 5 Project Open Space Network ......................................................................................................... 11 6 Planning Areas and Phases ............................................................................................................ 12 Meridian Consultants 1 University Park Specific Plan EIR Addendum 203-001-18 June 2018 INTRODUCTION The City of Palm Desert (City) received applications from University Park Investor, LLC (Project Applicant or UPI) to develop approximately 175 acres located within the University Park Specific Plan (Specific Plan or UNSP) Area. University Park is a master residential development comprising both recreational and residential land uses regulated by the UNSP. In conjunction with the update of the General Plan (GPU), the City prepared the UNSP to provide additional regulatory guidance for development of the Specific Plan Area. The City adopted the UNSP on November 10, 2016, after certifying the Final Program Environmental Impact Report (EIR) for the City’s General Plan Update and University Neighborhood Specific Plan (State Clearinghouse Number 2015081020). PROJECT SUMMARY The CEQA Guidelines require an EIR to include a statement briefly describing the intended uses of the EIR, including a list of agencies expected to use the EIR in their decision making, and the list of the permits and other approvals required to implement the Project. The City of Palm Desert will use this EIR Addendum to provide information on the potential environmental effects of the following proposed actions: • Master Precise Plan Approval • Tentative Parcel Map Approval • Vesting Tentative Tract Map Approval The Project Applicant proposes to develop approximately 175 acres located within the Specific Plan Area with 1,069 homes and related supporting improvements, including parks, pedestrian trails, streets and utilities, landscaping and street trees, exterior lighting, and perimeter walls and fencing. Refer to Section 2.0: Project Description for a comprehensive description of the proposed Project. ENVIRONMENTAL REVIEW REQUIREMENTS The General Plan and Specific Plan EIR (GPU/UNSP) evaluated the potential environmental effects of the UNSP. Under Section 15182 of the CEQA Guidelines, when an EIR has been prepared for a specific plan, no additional environmental review is required for a residential project that conforms to the specific plan unless any of the circumstances identified in Section 15162 required the preparation of a subsequent EIR or a supplement to the EIR on the specific plan. The maximum development yield for the Meridian Consultants 2 University Park Specific Plan EIR Addendum 203-001-18 June 2018 areas subject to the UNSP is 2,618 dwelling units.1 The proposed Project would develop 1,069 residential units on the Project Site, which is in accordance with the UNSP maximum development yield as well as land use designation and zoning code. The Project further conforms with the UNSP Development Standards and Design Guidelines, which provide direction for the approved housing types and styles. The proposed Project’s residential master plan further conforms with applicable City of Palm Desert development standards. Section 15164 provides that an Addendum to an EIR may be prepared to document changes that make the prior EIR adequate for the current project when these changes do not result in the identification of any new significant impacts or substantial increase in the severity of previously identified significant impacts. Circulation of an EIR Addendum for public review is not required. Instead, the information in an Addendum is to be considered with the original EIR. This Addendum to the GPU/UNSP EIR for the University Park Project has been prepared because: 1. No substantial changes are proposed in the proposed UPI Project that require major revisions of the GPU/UNSP EIR due to the occurrence of new significant effects or a substantial increase in the severity of previously identified significant impacts; 2. No substantial changes in circumstances under which the proposed UPI Project is undertaken will occur that will require major revisions of the GPU/UNSP EIR due to the occurrence of new significant environmental effects or a substantial increase in the severity of previously identified effects; and 3. No new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the GPU/UNSP EIR was prepared shows any of the following: A. The proposed UPI Project will have one or more significant effects not discussed in the GPU/UNSP EIR; B. Significant effects previously examined will be substantially more severe than shown in the GPU/UNSP EIR; C. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the proposed UPI Project, but the project proponents decline to adopt the mitigation measure or alternative; or, 1 City of Palm Desert, University Neighborhood Specific Plan [UNSP] (January 07, 2017), p. 6-12. Meridian Consultants 3 University Park Specific Plan EIR Addendum 203-001-18 June 2018 D. Mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt these mitigation measure or alternative. The analysis of the proposed UPI Project provided in this Addendum supports the conclusion that neither the UPI Project nor changes to the circumstances under which the UNSP will be developed will result in any new significant impacts or any substantial increase in the severity of any of the significant impacts identified in the GPU/UNSP EIR. Additionally, no new information of substantial importance has been identified that indicates the UPI Project as currently proposed would result in any new significant impacts or any substantial increase in the severity of the significant impacts identified in the General Plan and Specific Plan EIR. This Addendum provides an update to the environmental information and analysis of the UNSP Specific Plan in the GPU/UNSP EIR, analyzes the impacts of the proposed UPI Project, and compares the environmental impacts of the proposed UPI Project with the impacts identified in the GPU/UNSP EIR. This Addendum provides the following information for each environmental topic addressed in the GPU/UNSP EIR. First, a summary of impacts identified in the GPU/UNSP EIR is provided. This is followed by an analysis of the proposed Project; next, these impacts are compared with the impacts identified for the proposed development in the GPU/UNSP EIR. This analysis includes, where applicable, a discussion of new City, State, or local rules, regulations, and ordinances. Last, the mitigation measures contained in the General Plan and Specific Plan EIR have been updated as appropriate or will apply to minimize potentially significant impacts. Following this introduction, the background of the University Park Specific Plan project (“Specific Plan”) is described. This background section is followed by a description of the proposed Project. The environmental analysis follows the project description section. BACKGROUND University Neighborhood Specific Plan Overview As shown in Figure 1: Regional Location, the 400-acre University Neighborhood Specific Plan Area (Specific Plan Area) is roughly 3 miles north of the City’s center and civic core, west of Interstate 10, south of Gerald Ford Drive, east of Portola Avenue, and north of Frank Sinatra Drive in Palm Desert. Figure 2: Specific Plan Area Vicinity Map shows the boundaries of the Specific Plan Area and its location in relation to the City of Palm Desert. The Specific Plan Area is relatively flat, with slight rolling topography, and slopes gently toward the east. It is bounded by development on the west and south sides consisting of the following: Meridian Consultants 4 University Park Specific Plan EIR Addendum 203-001-18 June 2018 • University of California, Riverside, Palm Desert Campus (approximately 35 acres) immediately east of the Specific Plan area • California State University, San Bernardino, Palm Desert Campus • University-owned planning area (approximately 155 acres) east of the Specific Plan Area (still under development) • Desert Willow Golf Resort to the south • Single-family developments to the west The land to the north is currently under development, and is the Millennium Palm Desert Specific Plan development, a 150-acre multiuse specific plan that will include up to 690 residential units, and 27 acres for a new regional park. To the east are University Park retail, office, and hospitality uses. The planning and design of the UNSP is based on a preexisting urban development pattern and street network adopted by a General Plan Revision, known as the University Park Plan (Community Facilities District 2005-1). The plan established 17 parcels on approximately 268 acres of undeveloped land to consist of mixed-use, residential, and commercial uses, a golf course, and other open spaces. The collector streets existing today (College Drive, University Park Drive, Technology Drive, and Pacific Avenue) and related backbone infrastructure were constructed between 2006 and 2007. However, the subsequent economic recession prevented completion of University Park. Since 2007, the Specific Plan Area has remained largely undeveloped, with the exception of two community parks that together total 5 acres.2 The GPU/UNSP EIR was prepared and certified by the City of Palm Desert to meet the requirements for environmental review under the California Environmental Quality Act (CEQA). The GPU/UNSP EIR addressed a series of related discretionary actions that made up the Project and adoption of the Specific Plan. The Palm Desert City Council certified the GPU/UNSP EIR and approved the UNSP and the related agreements on November 10, 2016. 2 City of Palm Desert, GPU/UNSP & University Neighborhood Specific Plan Final Environmental Impact Report (August 2016). Riverside County Palm Desert Indian Wells La Quinta Rancho Mirage Palm Springs Cathedral City Indio Regional Location Map FIGURE 1SOURCE: City of Palm Desert - 2018 203-001-18 N City of Palm Desert Specific Plan Area 111CALIFORNIA 10INTERSTATE 10 INTERSTATE 111CALIFORNIA Specific Plan Area Vicinity Map FIGURE 2SOURCE: City of Palm Desert - 2018 203-001-18 N Meridian Consultants 7 University Park Specific Plan EIR Addendum 203-001-18 June 2018 PROJECT DESCRIPTION The University Park Project is proposed within the northeastern portion of the Specific Plan Area located south of Gerald Ford Drive and east of Portola Avenue within the City of Palm Desert. A description of the approved University Neighborhood Specific Plan and the University Park Project is provided in this section. PROPOSED UNIVERSITY PARK PROJECT The University Park Project would occupy 175 acres of the roughly 400-acre Specific Plan Area. Figure 3: University Park Vicinity Map displays the University Park Project within the context of the broader University Neighborhood Specific Plan Area. The proposed Project would involve the following discretionary actions: Master Precise Plan, Vesting Tentative Tract Map, and Tentative Parcel Map approvals. The Project includes the development of a variety of residential product types organized into a residential master planned community of villages, as shown in Figure 4: Site Plan. As shown of Figure 5: Project Open Space Network, the master plan will also include seven parks that are connected by a network of pedestrian paths that follow the street network. Parks A, B, C, D, and E are smaller neighborhood parks dispersed throughout the community. The Grand Paseo is a linear park that provides visual relief along Pacific Avenue. The Grove is the central private recreation center serving the University Park homes. The proposed Project includes the majority of the undeveloped residential property within University Park. The entire site was previously master planned, with multiple tentative tract maps processed and approved. The landform was disturbed in preparation for housing development under the previous approvals. This disturbance consisted of clearing, grubbing, mass grading, over-excavation, and recompaction of broad areas of the site in concert with the backbone infrastructure constructed for the Specific Plan Area in 2006 and 2007. Eight different types of single- and multifamily residential units are proposed: • 40′ × 80′ lot alley-loaded single-family home • 4-pac cluster single-family home • 45′ × 90′ lot 2-pac single-family home • 55′ × 90′ lot single-family home • 50′ × 100′ lot single-family home • 60′ × 100′ lot single-family home Meridian Consultants 8 University Park Specific Plan EIR Addendum 203-001-18 June 2018 • Townhomes • Multifamily residential units Project Phasing UPI will construct in-tract improvements and build finished lots in several of the Villages to sell to homebuilders, who will build and sell homes consistent with development standards and guidelines prescribed by UPI and approved by the City with the Master Precise Plan. In some cases, and depending on market conditions, UPI may deliver graded “superpads” to homebuilders rather than finished lots with in-tract improvements completed. The builders would then proceed to complete the improvements and finish lots themselves as a precursor to home construction. The entire site will be regraded to accommodate the revised master plan of development. Grading operations will be similar to previous grading performed in the early 2000s, consisting of mass earthwork and over-excavation. Earthwork within the site overall will be “balanced” within the Village areas, with no import or export of material contemplated. In-tract site infrastructure delivery would be similarly phased to track with market conditions. Extensions of utilities into the Village areas would be staged to mirror phased construction releases of homes. As seen in Figure 6: Planning Areas and Phases, development of the Project is currently planned to occur in five phases. Current plans are to begin development in the northwest portion of the site, north of College Drive and west of Pacific Avenue. This first phase includes three housing types. The Village south of College Drive, including the single-family lots, is contemplated as a second development phase, followed by the northeast portion of the site. Finally, the 4-pac, townhomes, and multifamily areas would be developed. Timing is subject to change pending market conditions and other logical and logistical considerations related to the extension of infrastructure. Total buildout is expected to occur in 5–7 years following the first home sale. 10 Co l l e g e D r .Cook St.Un iversity Park Dr. Frank Sinatra Dr. Gerald Ford Dr.Portola Rd.University Park Vicinity Map FIGURE 3SOURCE: WHA Inc.- 2018 203-001-18 N Project Site University Park Specific Plan Area AA BB FF GG GG DD EE CC 11 22 33 44 55 66 PORTOLA AVENUEPORTOLA AVENUEGERALD FORD DRIVEGERALD FORD DRIVE PACIFIC AVENUEPACIFIC AVENUEC O L L E G E D R IV E C O L L E G E D R IV E UNI V E R SITY P A R K D RIV EUNI V E R SITY P A R K D RIV E 100 2000 Site Plan FIGURE 4 203-001-18 SCALE IN FEET 4002000 800 SOURCE: Hermann Design Group - 2018 N Framework Open Spaces 10 Frank Sinatra Drive Cook StreetPortola AvenueC ollege Drive University Park Drive Technology DrivePark B The Grand Paseo Park C Park D Park E The Grove Park A Pacific AvenueGerald Ford Drive Project Open Space Network FIGURE 5SOURCE: WHA Inc.- 2018 203-001-18 N Frank Sinatra Drive Cook StreetPortola AvenueUniversity Park Drive Technology DriveGerald Ford Drive Pacific Avenue10 C ollege Drive P A 2PA1 P A 3 P A 4 P A 5 Planning Areas and Phases FIGURE 6SOURCE: WHA Inc.- 2018 203-001-18 N Meridian Consultants 13 University Park Specific Plan EIR Addendum 203-001-18 June 2018 IMPACT ANALYSIS OVERVIEW This analysis section includes separate subsections for each environmental topic addressed in the GPU/UNSP EIR. Each topical section first presents a summary of the information and conclusions of the analysis of development in the GPU/UNSP EIR. Updated information reflecting any change in the environmental setting related to each topic is presented first in each subsection, followed by analysis of the potential environmental effects of the proposed University Park Project. For each topic, a determination is also made on whether the current proposal would result in any new significant impacts or any substantial increase in the severity of the impacts identified in the GPU/UNSP EIR. The mitigation measures identified in the GPU/UNSP EIR are also updated as needed to address the University Park Project. AESTHETICS Discussion 1. Have a substantial adverse effect on a scenic vista? GPU/UNSP EIR Analysis: The GPU/UNSP EIR stated that implementation of the GPU includes physical improvements to City transportation infrastructure, including parking, roadways, and traffic signals, among others, which could potentially alter or obstruct scenic vistas from public spaces or along the identified vistas in the City’s Planning Area. In general, scenic vistas are defined as viewpoints from publicly accessible areas, such as parks and roadways, that provide expansive views of a highly valued landscape for the benefit of the public. Scenic vistas in the City are generally limited to the Santa Rosa, San Jacinto, and San Bernardino mountain ranges surrounding the Coachella Valley. The GPU policies seek to reduce impacts on scenic vistas at a programmatic level to not only protect scenic views, but to take advantage of the City’s mountain and hillside views when planning public facilities, roads, and private development. In addition, the Palm Desert Municipal Code (PDMC) designates Scenic Preservation Overlay Districts, setting development standards for scenic corridors. In the Specific Plan Area, Gerald Ford Drive on the northern border and Portola Avenue on the west are both routes designated by the City as local scenic roadways. The intent of the scenic roadway designation is to require special setbacks and landscaping where applicable to protect and enhance views of the surrounding hillsides and mountain ranges. The UNSP includes public frontage standards, street standards, and street landscaping standards consistent with the General Plan. Additionally, the UNSP further reduces potential aesthetic impacts by Meridian Consultants 14 University Park Specific Plan EIR Addendum 203-001-18 June 2018 providing supplemental requirements beyond what the General Plan requires. Among these requirements are coordination with local utility companies to identify unobtrusive locations for the installation and placement of utility boxes to avoid potential conflicts with other uses and reduce visual impacts. Implementation of GPU/UNSP policies and adherence to the PDMC were identified at reducing potential impacts on scenic vistas in the Planning Area to less than significant. No Substantial Change from Previous Analysis. Scenic views in the vicinity of the Project Site include those of the Santa Rosa, San Jacinto, and San Bernardino mountain ranges from the majority of the site and surrounding roadways, including Portola Road, Gerald Ford Drive, Pacific Avenue, College Drive, and University Park Drive. The Project Site is immediately south of Gerald Ford Drive and east of Portola Avenue, both of which are routes designated by the City as local scenic roadways. The intent of the scenic roadway designation is to require special setbacks and landscaping where applicable to protect and enhance views of the surrounding hillsides and mountain ranges. the Project calls for the placement of lower-density development near these scenic roadways that would follow setback requirements. Further, the installation and placement of utility boxes for the Project would be coordinated with local utility companies to identify unobtrusive locations and avoid potential conflicts with other uses. Where possible, utility boxes would be screened to reduce visual impact.3 The proposed University Park Project is consistent with both the UNSP and GPU. Adherence to GPU/UNSP policies and the PDMC would ensure that impacts associated with scenic vistas are similarly less than significant. 2. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? GPU/UNSP EIR Analysis: The GPU/UNSP EIR identified scenic roadways/highways within the City’s Planning Area. The only officially designated scenic highway by the State of California is State Route 74, the Palms to Pines Scenic Byway. This highway runs from the west boundary of the San Bernardino National Forest to Highway 111, with 3.5 miles of the scenic highway in Palm Desert. Highway 111 is an eligible scenic highway that runs for approximately 3 miles in the City, although it does not have a scenic designation. The GPU seeks to enhance and protect scenic corridors through policies that restrict the placement of new billboards along the City’s roads and highways; preserve signature views; require the preparation of a grading analysis on hillside development; and develop and update parking management plans along 3 University Park Standards & Guidelines (May 2018), p. 2-33. Meridian Consultants 15 University Park Specific Plan EIR Addendum 203-001-18 June 2018 the Highway 111 corridor. Additionally, the Highway 111 corridor is sought to be revitalized into a downtown-type City Center. Implementation of the GPU policies and actions would seek to ensure that impacts associated with State scenic highways would be less than significant. No Substantial Change from Previous Analysis. The Project Site consists of 175 acres of undeveloped land, a majority of which has been previously graded, and currently contains no scenic resources on site. The closest scenic highway to the Project Site is the Highway 111 corridor, approximately 3.5 miles to the southwest. The Project Site is bordered on the north by Gerald Ford Drive and on the west by Portola Avenue; both routes are designated by the City as local scenic roadways. As previously discussed, the intent of the scenic roadway designation is to require special setbacks and landscaping where applicable. The UNSP includes public frontage standards, street standards, and street landscaping standards consistent with the General Plan, and provides supplemental requirements beyond what the General Plan would require. These setbacks and landscaping are presently in place, and the Project would not modify them. Additionally, the Project calls for the placement of lower-density development near these scenic roadways that would follow setback requirements. Adherence to local policies and the PDMC would ensure that impacts would be similarly less than significant. 3. Substantially degrade the existing visual character or quality of the site and its surroundings? GPU/UNSP EIR Finding: The GPU/UNSP EIR characterized Palm Desert as an urban collection of residential and commercial neighborhoods against the backdrop of mountainous natural open space areas. Adoption and implementation of the GPU/UNSP would not substantially alter the visual quality or character of any neighborhood or area of the City. Future land uses as designated by the GPU would ensure that new development would be similar in location and character to existing development. Implementation of GPU/UNSP policies and adherence to the PDMC would reduce potential impacts on the existing visual character and quality of future developments to a less than significant level. No Substantial Change from Previous Analysis. The proposed Project would be planned consistent with the development standards and design guidelines in the UNSP. Further, The University Park Master Plan includes substantial open space areas and a design that is consistent with neighboring communities. These areas will provide both passive and active recreational opportunities for the neighborhood residents and City. The Project includes an art walk, paths, parks, private recreation center, and community garden that are part of the open space plan. These spaces expand the amount of usable exterior space and connect neighborhoods to one another, creating a visually cohesive community. In addition, the Project Site will be landscaped with noninvasive, drought-tolerant plants that are climate appropriate and similar to those in the surrounding desert environs. Overall, the Project Site will be Meridian Consultants 16 University Park Specific Plan EIR Addendum 203-001-18 June 2018 designed in a manner that is consistent in character to the surrounding community. Adherence to local regulations regarding the protection of the existing visual character and quality of the site and its surroundings, as well as implementation of the design features indicated in the University Park Standards and Guidelines, would ensure that impacts are similarly less than significant. 4. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that most of Palm Desert is urbanized and consists of typical urban light and glare sources. The GPU includes policies mitigating the negative effects of light and glare, including the requirement that street lights be pedestrian oriented and scaled; be attractively designed; be compatible in design with other street furniture; and provide adequate visibility and security for night sky protection. Additionally, light pollution from outdoor sources would be limited to maintain night sky viewing. The PDMC outlines outdoor lighting requirements to ensure systems minimize light spillover and glare. Implementation of GPU policies and adherence to the PDMC would ensure impacts would be less than significant. No Substantial Change from Previous Analysis. The Project would develop 175 acres of the Specific Plan Area and would include approximately 1,069 units of residential housing. As part of this development, street and building lighting or building materials could produce new sources of light or glare. However, as stated in the University Park Standards and Guidelines, the Project will preserve the nighttime dark sky by minimizing the amount of exterior light. This will be accomplished through the use of low- intensity, indirect light sources to the extent required for safety and accentuation of landscape design. Uplighting will be properly diffused to limit lighting to the appropriate tree or plantings. The Project will not allow excessive lighting, and light fixtures will be located and designed to avoid spillover onto adjacent lots. Further, fixtures are not allowed to illuminate or point toward the street or neighboring lots. For these reasons, no additional impacts not already evaluated in the GPU/UNSP EIR for anticipated development within the Specific Plan Area would occur. As such, impacts would be less than significant. 5. Cumulative effects? GPU/UNSP EIR Finding: According to the GPU/UNSP EIR, adoption and implementation of the GPU/UNSP would not include new development that would substantially degrade scenic vistas from other nearby areas outside the Planning Area, damage scenic resources within a State scenic highway, existing visual character within or surrounding the Planning Area, or create new sources of light or glare. Therefore, cumulative aesthetic impacts would be less than cumulatively considerable. Meridian Consultants 17 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. The Project would comply with the policies and provisions of the GP and PDMC, which include protecting the visual character of the Planning Area, including its edges, through Citywide development standards and other requirements noted in policies and implementation programs. The Project would further adhere to the University Park Standards and Guidelines. As such, impacts would similarly be less than cumulatively considerable. AGRICULTURAL AND FOREST RESOURCES Discussion 1. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? GPU/UNSP EIR Finding: The GPU/UNSP EIR disclosed that there was no Prime Farmland or Farmland of Statewide Importance in the Planning Area. However, the Planning Area does contain Unique Farmland and Farmland of Local Importance. Of these areas, the Farmland of Local Importance is located within City limits and within the Specific Plan Area. This area is not currently used nor zoned for agricultural uses (zoned Residential and Public Facility), and the land use designation would remain unchanged. The GPU/UNSP EIR concluded that no impacts would occur upon adoption and implementation of the GPU/UNSP. No Substantial Change from Previous Analysis. According to the California Department of Conservation (CDC) California Important Farmland Finder,4 the Project Site is not currently used for agricultural uses. No areas that contain existing or proposed agricultural or forestry uses lie within the Specific Plan Area. Development of the Specific Plan Area into a combined Cal State and UC Riverside branch campus and residential subdivisions was already anticipated and evaluated by the GPU/UNSP EIR, and the Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. 2. Conflict with existing zoning for agricultural use or a Williamson Act contract? GPU/UNSP EIR Finding: According to the GPU/UNSP EIR, there are no current agricultural uses nor zoning designation within the Specific Plan Area. The area is zoned Residential and Public Facility; thus, 4 California Department of Conservation, Important Farmland Finder, https://maps.conservation.ca.gov/DLRP/CIFF/. Meridian Consultants 18 University Park Specific Plan EIR Addendum 203-001-18 June 2018 no conflict would arise in regard to the existing zoning. Further, implementation of the UNSP would similarly have no impacts to agriculture as the General Plan as a whole. No Substantial Change from Previous Analysis. The Project Site is not under a Williamson Act contract. Additionally, according to the GPU/UNSP EIR, there are no areas zoned for agricultural use on or near the Project Site. Therefore, the proposed Project does not have the potential to conflict with an existing Williamson Act Contract or with existing agricultural uses or zoning designations. The Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. 3. Conflict with existing zoning for, or cause rezoning of, forestland (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))? GPU/UNSP EIR Finding: While the GPU/UNSP EIR did not specifically address this subject, the GPU/UNSP EIR contained sufficient information related to the land uses, vegetation types, and zoning designations of the GPU/UNSP to reasonably conclude that (1) the property and immediately surrounding area do not contain forestlands; and (2) adoption and implementation of the GPU/UNSP would not result in substantial adverse effects to forestland. No Substantial Change from Previous Analysis. The Project Site is not zoned for forestland or timberland. No lands in the Project Site vicinity are zoned for forestland or timberland. Accordingly, the Project would not conflict with or cause the rezoning of forestland or timberland; no impact would occur. This conclusion is consistent with the information disclosed in the GPU/UNSP EIR. 4. Result in the loss of forestland or conversion of forestland to non-forest use? GPU/UNSP EIR Finding: Although the GPU/UNSP EIR did not specifically address this subject, the GPU/UNSP EIR contained sufficient information related to the land uses, vegetation types, and zoning designations of the GPU/UNSP to reasonably conclude that (1) the property and immediately surrounding area do not contain forestlands; and (2) adoption and implementation of the GPU/UNSP would not result in substantial adverse effects to forestland. No Substantial Change from Previous Analysis. The Project Site is not forest land; therefore, implementation of the Project would not result in the loss of forest land or the conversion of forest land to nonforest use. This conclusion is consistent with the information disclosed in the GPU/UNSP EIR. Meridian Consultants 19 University Park Specific Plan EIR Addendum 203-001-18 June 2018 5. Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to nonagricultural use or conversion of forestland to non-forest use? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that implementation of the GPU/UNSP would not result in the conversion of Farmland (i.e., “Prime Farmland”) to nonagricultural use. Areas of Farmland of Local Importance within the Specific Plan Area are not currently used nor zoned for agricultural uses (zoned Residential and Public Facility), and the land use designation would remain unchanged. Although the GPU/UNSP EIR did not specifically address the potential loss of forestland resources, the GPU/UNSP EIR contained sufficient information related to the land uses, vegetation types, and zoning designations within the GPU/UNSP to reasonably conclude that the property and immediately surrounding area do not contain forestlands, and that adoption and implementation of the GPU/UNSP would not result in substantial adverse effects to forestland. No Substantial Change from Previous Analysis. As previously disclosed, the Project would develop an area known historically as Farmland of Local Importance. However, this area is not currently used or zoned for agricultural uses. Conversion of the land into a combined Cal State and UC Riverside branch campus and residential subdivisions was already anticipated and evaluated by the GPU/UNSP EIR. The Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. The Project Site is not forest land; therefore, implementation of the Project would not result in the loss of forest land or the conversion of forest land to nonforest use. This conclusion is consistent with the information disclosed in the GPU/UNSP EIR. 6. Cumulative effects? GPU/UNSP EIR Finding: According to the GPU/UNSP EIR, adoption and implementation of the GPU/UNSP, in addition to anticipated future development in surrounding cities, could cause a substantial change in the significance of agricultural and forest resources as defined in CEQA Guidelines Section 15064.5. The loss of some agricultural resources could be prevented through implementation of CEQA review and city policies, which would not, however, ensure that these resources are protected and preserved. This impact would be less than cumulatively considerable. No Substantial Change from Previous Analysis. The Project would not impact agricultural or forest resources as defined in CEQA Guidelines Section 15064.5. As such, implementation of the Project would not contribute to the cumulative impact to these resources. Meridian Consultants 20 University Park Specific Plan EIR Addendum 203-001-18 June 2018 AIR QUALITY Discussion 1. Conflict with or obstruct implementation of the regional air quality management plan? GPU/UNSP EIR Finding: As noted by the GPU/UNSP EIR, adoption and implementation of the GPU/UNSP would not include any specific development proposals. However, it allows new development and regrading of property throughout the planning area, which could result in air contaminant emissions associated with construction and operation of future and existing land uses that would affect how the region attains and maintains air quality standards. Adoption and implementation of the City of Palm Desert’s General Plan policies and programs would comply with the regional Air Quality Management Plan (AQMP) and would result in a less than significant impact. No Substantial Change from Previous Analysis. The Project Site is located within the Salton Sea Air Basin. The South Coast Air Quality Management District (SCAQMD) has adopted the 2016 Air Quality Management Plan (AQMP) for the South Coast Air Basin and the Riverside County portion of the Salton Sea Air Basin. The GPU/UNSP EIR concluded that the development of the proposed UNSP would be within the Southern California Association of Governments (SCAG) 2040 population forecast. Furthermore, consistency with the AQMP is also a function of consistency with applicable AQMP control measures. The population forecast for the UNSP is within the population growth parameters considered in the AQMP. Furthermore, the land uses proposed by the UNSP are consistent with the land plans of the GPU/UNSP EIR and the AQMP. Development of the UNSP will not obstruct implementation of the AQMP or attainment of State or federal air quality standards. As such, the UNSP would not result in new or substantially increased impacts that were not previously disclosed in the GPU/UNSP EIR. 2. Violate any air quality standard or contribute substantially to an existing or projected air quality violation? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that adoption and implementation of the GPU/UNSP would not include any specific development proposals. However, it would allow for new development and redevelopment of property throughout the planning area, which could result in air contaminant emissions associated with construction and operation of future and existing land uses that would affect how the region attains and maintains air quality standards. Adoption and implementation of the GPU policies and programs and UNSP and enforcement of current SCAQMD Rules and Regulations would help reduce short- and long-term emissions and these emissions could be mitigated, ensuring impacts would be less than significant. Meridian Consultants 21 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. The UNSP would develop the site with land uses planned by the GPU/UNSP EIR; therefore, the Project would not generate air pollutant emissions that were not already anticipated by the GPU/UNSP EIR. Notwithstanding, an air quality analysis (Appendix A) was conducted to quantify air pollutant emissions associated with the Project. The Project’s maximum construction- and operational-related criteria pollutant emissions are summarized in Table 6 through 7. The UNSP would not exceed the SCAQMD significance thresholds for any criteria pollutant during construction or operational activities. Therefore, the UNSP would not violate any air quality standard or contribute substantially to an existing or Project air quality violation. Based on the foregoing analysis, the UNSP would not result in new air quality impacts that were not disclosed in the GPU/UNSP EIR or increase the severity of air quality impacts that were previously disclosed. 3. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? GPU/UNSP EIR Finding: As noted by the GPU/UNSP EIR, adoption and implementation of the GPU/UNSP would not include any specific development proposals. However, it would allow for new development and redevelopment of property throughout the planning area, which could result in air contaminant emissions associated with construction and operation of future and existing land uses that would affect how the region attains and maintains air quality standards. Adoption and implementation of the GPU policies and programs and UNSP and enforcement of current SCAQMD Rules and Regulations would help reduce short-term emissions, and these emissions could be mitigated, ensuring that impacts would be less than significant. No Substantial Change from Previous Analysis. The SCAQMD considers any project-specific emissions of criteria pollutants that exceed applicable SCAQMD significance thresholds to also be cumulatively considerable. If a project does not exceed the SCAQMD regional thresholds, then SCAQMD considers that project’s air pollutant emissions to be less than cumulatively considerable. As discussed above, the UNSP would not exceed the applicable SCAQMD significance thresholds for any criteria pollutant during construction or operational activities. Accordingly, the UNSP’s air pollutant emissions would not contribute to the nonattainment of applicable federal or State ambient air quality standards. The UNSP would not result in new air quality impacts that were not disclosed in the GPU/UNSP EIR or increase the severity of air quality impacts that were previously disclosed. Meridian Consultants 22 University Park Specific Plan EIR Addendum 203-001-18 June 2018 4. Expose sensitive receptors to substantial pollutant concentrations? GPU/UNSP EIR Finding: The GPU/UNSP EIR stated that adoption and implementation of the GPU/UNSP would not include any specific development proposals. However, it would allow for new development and redevelopment of property throughout the planning area, which could result in air contaminant emissions associated with construction and operation of future and existing land uses that may result in adverse impacts to local air quality and potential impacts to sensitive receptors that would be temporary for each construction project but could occur for multiple projects simultaneously. Additionally, the GPU/UNSP EIR identifies that adoption and implementation of the GPU/UNSP would generate and contribute vehicle traffic to existing roadways within the City as a result of proposed land uses, which could contribute to potential CO hot spots. However, traffic volumes which would result from implementation of the GPU/UNSP would not be large enough to trigger a CO hot spot. Adoption and implementation of the City of Palm Desert’s General Plan policies and programs and enforcement of current SCAQMD Rules and Regulations would help reduce short- and long-term emissions and these emissions can be mitigated, ensuring that impacts to sensitive receptors would be less than significant. No Substantial Change from Previous Analysis. The UNSP would develop the site with land uses planned by the GPU/UNSP EIR; therefore, the Project would not generate air pollutant emissions that were not already anticipated by the GPU/UNSP EIR. Notwithstanding, a localized air quality analysis was performed to quantify air pollutant emissions associated with construction and operation of the UNSP. As shown in Table 8 through 9 in Appendix A, the UNSP would not exceed the SCAQMD significance thresholds for localized air pollutant emissions during construction and operation. Based on the foregoing analysis, the UNSP would not result in new or air quality impacts that were not disclosed in the GPU/UNSP EIR or increase the severity of air quality impacts that were previously disclosed. 5. Create objectionable odors affecting a substantial number of people? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted the GPU/UNSP does not include land uses that would generate substantial odors or expose existing receptors to odors. Should future needs arise, adoption and implementation of City’s General Plan policies and programs and compliance with SCAQMD Rules and Regulations would result in a less than significant impact. No Substantial Change from Previous Analysis. Similar to the GPU/UNSP EIR, construction activity would generate temporary airborne odors associated with the operation of construction vehicles (i.e., diesel exhaust) and the application of architectural coatings. However, these odors are not generally Meridian Consultants 23 University Park Specific Plan EIR Addendum 203-001-18 June 2018 considered to be especially offensive. Emissions would be temporary and would be confined to the immediate vicinity of the construction site and activity. The UNSP would include residential land uses which are not typically associated with objectionable odors. Furthermore, SCAQMD Rule 402 (Nuisance) would prohibit any land uses (except agricultural land uses) from generating odors that endanger the comfort, repose, health, or safety of any such persons of the public.5 Similar the GPU/UNSP EIR, compliant with the applicable SCAQMD regulatory measures, the UNSP would ensure receptors are not exposed to substantial odor emissions. Therefore, implementation of the UNSP would not result in any new impacts or increase the severity of impacts previously disclosed. BIOLOGICAL RESOURCES The following analysis incorporates by reference information from the University Park Special-Status Species Suitability Assessment completed by ELMT Consulting, Inc. and dated May 2018, included as Appendix C to this Addendum. Discussion 1. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as candidate, sensitive, or special status species in local or regional plans, policies or regulations, or by the California Department of Fish and Wildlife or the US Fish and Wildlife Service? GPU/UNSP EIR Finding: The GPU/UNSP EIR identified 48 special-status species recorded in the California Natural Diversity Database with occurrences within 1 mile of the City’s Planning Area. The GPU/UNSP EIR further identified the special-status species with the potential to occur within the City’s Planning Area as follows: 10 special-status plant species were known to occur, while an additional 12 species were determined to have the potential to occur based on the presence of suitable habitat and previous occurrences in a 5-mile vicinity. Additionally, 15 special-status wildlife species were known to occur in the Planning Area while an additional 15 species were determined to have the potential to occur based on the presence of suitable habitat, previous occurrences in the vicinity, and/or overlap with Coachella Valley Multi-Species Habitat Conservation Plan (CVMSHCP) species distribution models. 5 South Coast Air Quality Management District, SCAQMD Rule 402: Nuisance, http://www.aqmd.gov/docs/default- source/rule-book/rule-iv/rule-402.pdf. Meridian Consultants 24 University Park Specific Plan EIR Addendum 203-001-18 June 2018 The GPU/UNSP EIR determined that adoption and implementation of the GPU/UNSP would result in the loss or degradation of existing populations or suitable habitat of special-status plant and wildlife species. However, development projects are required to adhere to the CVMSHCP, which includes the payment of a mitigation fee, among other requirements. Additionally, the GPU/UNSP EIR included Mitigation Measure 4.5-1 pertaining to special-status species with the potential to occur in the Planning Area such as raptors or migratory birds that were not part of the CVMSHCP which ensures that (1) a biological survey is conducted before grading plans for development are approved and (2) a feasible project- specific mitigation plan is approved for projects where special-status species were found, likely to occur, or where the presence of the species can be reasonably inferred, to reduce the potential for the project to contribute to the decline of affected special-species populations in the region to the extent that their decline would impact the viability of the regional population. In conclusion, through compliance with the CVMSHCP, Mitigation Measure MM 4.5-1, and adoption and implementation of General Plan policies and implementation actions and the UNSP, impacts from adoption and implementation of the GPU/UNSP would be less than significant. No Substantial Change from Previous Analysis. Under current conditions, the majority of the Project Site is graded and disturbed, similar to the conditions that existed at the time of GPU/UNSP EIR analysis. Notwithstanding the Project Site’s disturbed status, there is a low to moderate potential for 12 special- status plant species and seven special-status wildlife species as having potential to occur on the site based on habitat requirements, availability and quality of suitable habitat, and known distributions. Of the special-status plant species with a moderate potential to occur on the site, two are covered by the CVMSHCP: Coachella Valley milk vetch and Mecca-aster (Xylorhiza cognata). The other ten are as follows: Borrego milk vetch (Astragalus lentiginosus var. borreganus), ribbed cryptantha (Johnstonella costata), winged cryptantha (Johnstonella holoptera), pointed dodder (Cuscuta californica var. apiculata), Abram’s spurge (Euphorbia abramsiana), Arizona spurge (Euphorbia arizonica), flat-seeded spurge (Euphorbia platysperma), slender cottenheads (Nemacaulis denudata var. gracilis), glandular ditaxis (Ditaxis claryana), and California ditaxis (Ditaxis serrata var. californica). No special-status plant species were observed on the Project Site during field surveys conducted in 2018. The Project Site was determined to have a low to moderate potential to support seven CVMSHCP- covered wildlife species. These wildlife species are as follows: burrowing owl, flat-tailed horned lizard, Crissal thrasher (Toxostoma crissale), Le Conte's thrasher (Toxostoma lecontei), Coachella Valley round- tailed ground squirrel, Coachella giant sand-treader cricket, and Coachella Valley fringe-toed lizard. In addition, the Project Site was determined to have a high potential to support four special-status wildlife Meridian Consultants 25 University Park Specific Plan EIR Addendum 203-001-18 June 2018 species that are not covered under the CVMSHCP, including California horned lark (Eremophila alpestris actia), loggerhead shrike (Lanius ludovivianus), Costa’s hummingbird (Calypte costae), and black-tailed gnatcatcher (Polioptila melanura). Costa’s hummingbird and black-tailed gnatcatcher were the only two special-status wildlife species observed on-site during field surveys conducted in 2018. The Proposed Project would comply with the requirements of the CVMSHCP and Mitigation Measure MM 4.5-1 of the GPU. As part of the CVMSHCP and prior to the issuance of any grading permits, the CVMSHCP Conservation Fee would be paid. Additionally, while the Proposed Project is not listed as a planned “Covered Activity” under the published CVMSHCP, it is still considered to be a current Covered Activity pursuant to Section 7.1 of the CVMSHCP. As a Covered Activity located outside designated conservation areas, construction of the Proposed Project is expected to implement the applicable avoidance, minimization, and mitigation measures described in Section 4.4 of the CVMSHCP. In addition to compliance with City and regional requirements, the Project would incorporate Mitigation Measures MM 5.4-1 and MM 5.4-2 to help reduce biological resource impacts to the burrowing owl and other nesting special-status bird species, specifically Costa’s hummingbird and black-tailed gnatcatcher. Based on the Project footprint, compliance with local and regional requirements, and with the implementation of Mitigation Measures MM 5.4-1 and MM 5.4-2, none of the special-status species known to occur in the general vicinity of the Project Site would be directly or indirectly impacted from implementation of the Proposed Project. Therefore, it was determined that the Project would have “no effect” on federally, State-, or CVMSHCP-listed species known to occur in the general vicinity of the Project Site. Additionally, the Project would have “no effect” on federally designated critical habitats. MM 5.4-1 Burrowing Owl. To avoid impacts to burrowing owls during construction, the following actions, which are consistent with the Staff Report on Burrowing Owl Mitigation prepared by the California Department of Fish and Wildlife on March 7, 2012 and approved and accepted by the U.S. Fish and Wildlife Service, shall be taken: 1. Two pre-construction clearance surveys should be conducted 14-30 days and 24 hours prior to any ground disturbance or vegetation removal activities to determine the location of any active burrows on and within 550 yards of an approved Project Site. If no active burrows are found in the survey area, site disturbance may commence providing a biological monitor is on site. 2. A biological monitor, with the authority to halt or redirect grading, shall be present whenever grading or construction vehicles are present and operating on the project Meridian Consultants 26 University Park Specific Plan EIR Addendum 203-001-18 June 2018 site. The function of the monitor is to protect burrowing owls that arrive on or near the project site after the clearance survey and during the construction period. MM 5.4-2 Nesting Birds. To avoid impacts associated with the take, possession, or destruction of birds, their nests or eggs during construction, including loggerhead shrike, Costa’s hummingbird, and black-tailed gnatcatcher, breeding surveys shall be conducted simultaneously with burrowing owls surveys, 30 days prior to any construction activities planned between February 1 and August 31, which is the breeding season for these species. If a loggerhead shrike, Costa’s hummingbird, and black-tailed gnatcatcher nest is found, a buffer shall be established in which construction activities are prohibited until all young have fledged. The width of the buffer shall be determined by a qualified biologist. 2. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or US Fish and Wildlife Service? GPU/UNSP EIR Finding: The GPU/UNSP EIR disclosed that adoption and implementation of the GPU/UNSP could result in the loss or degradation of riparian habitat or other sensitive natural communities considered sensitive habitats under CEQA. About 80 acres of desert fan palm oasis are located in the City’s Sphere of Influence (SOI). A 1602 Streambed Alteration Agreement from the California Department of Fish and Wildlife (CDFW) may be required for development associated with removal or disturbance to riparian habitat and waters of the State, which would require the preparation and implementation of a vegetation mitigation and monitoring plan. Further, all projects must comply with the CVMSHCP, which requires development applicants pay a mitigation fee, among other policies. Additionally, the GPU includes policies and implementation actions to protect and enhance sensitive habitat upon consideration of approval of new development and infrastructure improvements by the City. As such, compliance with regional and State requirements, combined with adoption and implementation of GPU/UNSP policies and implementation actions, would result in a less than significant impact. No Substantial Change from Previous Analysis. The Project Site does not contain any riparian habitat or other sensitive natural communities. The Project would remove two small retention basins located in the northern portion of the site; however, these retention basins are not considered to be riparian habitat. Accordingly, the Project would not result in any impacts to riparian habitat or other sensitive Meridian Consultants 27 University Park Specific Plan EIR Addendum 203-001-18 June 2018 natural communities. The Project would not result in a new or more severe impact that was not previously disclosed in the GPU/UNSP EIR. 3. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that implementation of the GPU/UNSP could result in the loss of jurisdictional waters of the United States and waters of the State. However, applicable State and federal agencies operate under a no net loss of wetlands policy that ensures jurisdictional water loss does not occur. Approval of the applicable requirements for development by the US Army Corps of Engineers, CDFW, and/or Regional Water Quality Control Board (RWQCB) ensures that this impact would be considered less than significant. No Substantial Change from Previous Analysis. The Project Site does not contain any wetland features, nor does it contain federally protected wetlands as defined by Section 404 of the CWA. As such, the Project would have no impact on federally protected wetlands and would not result in any new or more severe impacts to protected wetlands that were not previously disclosed in the GPU/UNSP EIR. 4. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? GPU/UNSP EIR Finding: The GPU/UNSP EIR identified the primary travel corridors available in Palm Desert as the drainages and associated riparian habitats and golf courses that provide adequate cover and vegetation to be used as a migratory corridor for common and special-status wildlife species. Additionally, several portions of the Planning Area, including the undeveloped mountainous areas and desert washes, could facilitate regional wildlife movement. In particular, the CDFW determined the mountainous southern Planning Area as being located in an Essential Connectivity Area. However, the Planning Area is not located in a CVMSHCP-identified corridor. Notwithstanding, the GPU/UNSP EIR disclosed that adoption and implementation of the GPU/UNSP could impede wildlife movement in the Planning Area due to disturbance, degradation, and removal of these important corridors. However, adoption and implementation of General Plan policies and implementation actions would include further protection for existing open spaces and wildlife corridors. As a result, impacts would be less than significant. Meridian Consultants 28 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. The Project Site is not located within any regional wildlife corridors or linkages, or CVMSHCP conservation areas. The Project Site is located in a highly urbanized area and is isolated from regional wildlife corridors and linkages, and there are no riparian corridors, creeks, or useful patches of stepping stone habitat within or connecting the Project Site to the CVMSHCP conservation areas. Thus, the Project Site does not contain any streams that support fish or other aquatic species. As such, implementation of the Project would not interfere with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors. The Project would not result in any impacts to wildlife corridors that were not previously disclosed in the GPU/UNSP EIR. 5. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that implementation of the proposed Project would not result in a conflict with a local policy or ordinance protecting biological resources. The City has not adopted any policies or ordinances protecting biological resources other than compliance with the CVMSHCP, and all projects must comply with this plan. Therefore, there would be no impact. No Substantial Change from Previous Analysis. The City has not adopted any local policies or ordinances protecting biological resources, thus the Project would not conflict with any such policies. Further, no trees are located on the Project Site. This conclusion is consistent with the information disclosed in the GPU/UNSP EIR. 6. Conflict with the provisions of an adopted habitat conservation plan, natural community conservation plan, or other approved local, regional, or state habitat conservation plan? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that implementation of the proposed Project could conflict with provisions of the CVMSHCP. However, compliance with provisions in the CVMSHCP, including payment of mitigation fees to fund the minimization to certain special-status species and habitats, would result in less than significant impacts. No Substantial Change from Previous Analysis. The Project would be required to comply with provisions in the CVMSHCP, which include payment of mitigation fees to fund the minimization to certain special-status species and habitats. In addition, implementation of Mitigation Measures MM 5.4-1 and MM 5.4-2 would work to ensure none of the special-status species known to occur in the general vicinity of the Project Site would be directly or indirectly impacted from implementation Meridian Consultants 29 University Park Specific Plan EIR Addendum 203-001-18 June 2018 of the Proposed Project. With adherence to the provisions of the VCMSHCP and implementation of mitigation, impacts would be less than significant. 7. Cumulative effects? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that implementation of the GPU/UNSP, in combination with existing, approved, proposed, and reasonably foreseeable development in the region, would result in the conversion of habitat and impact biological resources. However, the GPU/UNSP would not convert existing open space areas to developed uses. Additionally, development is subject to the policies and implementation actions of the GPU/UNSP and the provisions of the CVMSHCP. As such, compliance with the CVMSHCP and other State and federal regulations discussed in this section ensure impacts would be less than cumulatively considerable. No Substantial Change from Previous Analysis. The Project Site is designated Town Center Neighborhood 6 and, consistent with this land use designation is zoned Planned Residential, thus would not involve the conversion of existing open space areas to developed uses. Additionally, the Project would comply with the policies and implementation actions of the GPU, the provisions of the CVMSHCP, and State and federal requirements outlined in this section. As such, impacts would be less than cumulatively considerable. CULTURAL RESOURCES The following analysis incorporates by reference information from the University Park Cultural Resources Study completed by Statistical Research Inc. and dated April 2018, included as Appendix B to this Addendum. Discussion 1. Cause a substantial adverse change in the significance of a historical resource as defined in CEQA Guidelines Section 15064.5? GPU/UNSP EIR Finding: The GPU/UNSP EIR disclosed that adoption and implementation of the GPU/UNSP could result in new development and redevelopment of property throughout the Planning Area, which could cause a substantial change in the significance of a historical resource as defined in State CEQA Guidelines Section 15064.5. Implementation of the GPU/UNSP policies and actions would protect historical resources. This impact would be less than significant. 6 City of Palm Desert, General Plan (adopted November 10, 2016), Ch. 3: Land Use and Community Character, Figure 3.1: Land Use Designations, 39, accessed May 31, 2018, http://www.cityofpalmdesert.org/home/showdocument?id=16858. Meridian Consultants 30 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. The entire 175-acre Project Site was surveyed for Historic and archaeological artifact and remains. The existing collector streets (College Drive, University Park Drive, Technology Drive, and Pacific Avenue) were previously constructed between 2006 and 2007. Much of the Project area, including all of the two northern parcels and approximately one-quarter of the southern parcel, was previously disturbed in preparation for housing development in 2006. This disturbance consisted of clearing, grubbing, mass grading, overexcavation, and recompaction in concert with the backbone infrastructure work. Transects were used within the Project areas. The Project area within the three blocks consists of sandy soils with some desert vegetation. No prehistoric or historical- period artifacts or features were recorded during the survey. Much of the Project area adjacent to the fences was covered in modern trash, most likely thrown over the fences in the very recent past.7,8 While the proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR, implementation of the General Plan update policies to protect historic resources, such as Policy 9.1 (regulating the disturbance of human remains), Policy 9.2 (provides guidance for discovered human remains) and Policy 9.3 (which addressed tribal coordination for future development projects), and Mitigation Measures M 4.6-2a through MM 4.6-2e, along with adherence to existing federal, State, and City regulations, would preserve locally designated historical resources, would similarly reduce potentially significant impacts to a less than significant level. MM 4.6-2a For future projects that require excavation activity (e.g., clearing/grubbing, grading, trenching, or boring) into native soil and that have the potential to exhibit native ground surface within or in the immediate vicinity of the excavation footprint, project applicants an archaeological study (Phase I Assessment) shall be required. Timing/Implementation: During the environmental review process Enforcement/Monitoring: City of Palm Desert Planning Department MM 4.6-2b If resources are identified, they shall be evaluated for their eligibility for listing in the California Register of Historical Resources, the National Register of Historic Places (if applicable), and/or a local listing and to determine whether the resource qualifies as a unique archaeological resource pursuant to CEQA (Phase II Assessment). Methodologies for evaluating a resource can include, but are not limited to, subsurface archaeological 7 Statistical Research, Inc., University Park Cultural Resource Study, Palm Desert, Riverside County, California (April 2018). 8 See Appendix B to this Addendum. Meridian Consultants 31 University Park Specific Plan EIR Addendum 203-001-18 June 2018 test excavations, additional background research, and coordination with Native Americans and other interested individuals in the community. Timing/Implementation: During the environmental review process Enforcement/Monitoring: City of Palm Desert Planning Department MM 4.6-2c If the resources are determined eligible for listing in the California Register of Historical Resources, appropriate mitigation shall be developed and implemented to mitigate impacts to the resource. If resource avoidance measures, such as resource “capping” (covering a resource with a layer of fill soils before building on the resource) or incorporating a resource into a park plan or open space, are deemed not feasible, additional subsurface archaeological excavations (i.e., data recovery) that serve to recover significant archaeological resources before they are damaged or destroyed by the proposed development shall be implemented (Phase III Assessment). Documentation (technical reports and California Department of Parks and Recreation Site Forms) and recovered materials (artifacts and other specimens) shall be curated at a suitable repository and/or museum for future study and research. Timing/Implementation: During the environmental review process Enforcement/Monitoring: City of Palm Desert Planning Department MM 4.6-2d Archaeological construction monitoring and construction personnel awareness training shall be conducted for development proposals that have a high potential to encounter previously unknown buried resources during construction. If resources are encountered during construction, appropriate treatment measures shall be developed to preserve the resource. If it is not feasible to preserve the resource, a program to remove or recover the resource from the construction site shall be implemented. Timing/Implementation: During grading and construction Enforcement/Monitoring: City of Palm Desert Planning Department 2. Cause a substantial adverse change in the significance of a unique archaeological resource pursuant to CEQA Guidelines Section 15064.5? GPU/UNSP EIR Finding: As noted by the GPU/UNSP EIR, adoption and implementation of the GPU/UNSP could result in new development and redevelopment of previously undisturbed land throughout the Meridian Consultants 32 University Park Specific Plan EIR Addendum 203-001-18 June 2018 Planning Area, which could cause a substantial change in the significance of a unique archaeological resource as defined in CEQA Guidelines Section 15064.5. This impact would be potentially significant. Mitigation Measures For future projects that require excavation activity (e.g., clearing/grubbing, grading, trenching, or boring) into native soil and that have the potential to exhibit native ground surface within or in the immediate vicinity of the excavation footprint, project applicants will be required to conduct archaeological resources assessments to identify and mitigation potential impacts to archaeological resources. A Phase 1 Assessment typically consists of identifying known archaeological resources through records search and consultation with Native American Tribes, a pedestrian survey of the project site, a review of the land use history, and coordination with knowledgeable organizations or individuals. If warranted, additional analyses such as archaeological test excavations and/or remote sensing methods can be implemented to identify resources. Coordination with the Native American Tribes is assured through compliance with AB-52 and SB-18 and through implementation of Title 29 of the PDMC. In conjunction with these assessments, future project applicants will be required to implement Mitigation Measures MM 4.6-2a through MM 4.6-2d. Mitigation Measures MM 4.6-2a through MM 4.6-2e would require various assessments, as necessary, by a qualified archaeologist for projects subject to CEQA involving ground-disturbing activities on previously undisturbed land and would require preparation and implementation of a treatment plan if buried resources would be affected by a proposed project. Thus, with implementation of the mitigation measures above, the General Plan update would provide for the appropriate treatment and/or preservation of resources if encountered. Therefore, potentially significant impacts to archaeological resources would be reduced to a less than significant level. No Substantial Change from Previous Analysis. Geoarchaeological studies of the Project area indicate that it has a moderate sensitivity for buried cultural resources.9 As such, potentially significant impacts could occur to a cultural resource, including archaeological resources, below the ground surface during construction activities. Appropriate care and attention, as directed by a qualified archaeologist, at the time of resource discovery during soil-disturbing activities would help prevent a substantial adverse change in the significance of an archaeological resource. As with all projects under the GPU/UNSP EIR, should human remains be discovered on this or other project sites, project proponents must implement mitigation measures to prevent impacts to human remains to receive permit approval. Policy 9.2 in the 9 See Appendix B to this Addendum Meridian Consultants 33 University Park Specific Plan EIR Addendum 203-001-18 June 2018 GPU/UNSP EIR requires that any human remains discovered during implementation of public and private projects be treated with respect and dignity and fully comply with the California Native American Graves Protection and Repatriation Act and other appropriate laws. Policy 9.3 requires notification of California Native American tribes and organizations of proposed projects that have the potential to adversely impact cultural resources. With Mitigation Measures MM 4.6-2a through MM 4.6-2d incorporated, impacts would be reduced to less than significant. 3. Disturb any human remains, including those interred outside of formal cemeteries? GPU/UNSP EIR Finding: The GPU/UNSP EIR stated that adoption and implementation of the GPU/UNSP could result in new development and redevelopment of previously undisturbed land throughout the Planning Area, which could disturb human remains. Required compliance with California Health and Safety Code Sections 7050.3 and 7052 and California Public Resources Code Section 5097 would result in less than significant impacts to human remains. No Substantial Change from Previous Analysis. In the event human remains are discovered during construction, activity would cease, and protocol will be followed according to the State’s Health and Safety Code, Section 7050.5(b).10 This protocol includes contacting the Riverside County Coroner’s Office and initiating additional coordination if the remains are determined to be those of a Native American. However, the proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. The Project would further comply with California Health and Safety Code Sections 7050.5 and 7052 and California Public Resources Code Section 5097. With existing protocol in place, impacts concerning the disturbance of any human remains would similarly be less than significant. 4. Cause a substantial adverse change in the significance of a tribal cultural resource as defined in Public Resources Code Section 21074? GPU/UNSP EIR Finding: As disclosed by the GPU/UNSP EIR, adoption and implementation of the GPU/UNSP could result in new development and redevelopment of previously undisturbed land throughout the Planning Area, which could cause a substantial adverse change in the significance of a tribal cultural resource as defined in Public Resources Code Section 21074. This impact would be potentially significant. Coordination with Native American tribes and implementation of Title 29 of the 10 See Appendix B to this Addendum. Meridian Consultants 34 University Park Specific Plan EIR Addendum 203-001-18 June 2018 PDMC would ensure compliance with GPU/UNSP EIR Mitigation Measures 4.6a-2a through 4.6-2d, as provided above. These measures require various assessments, as necessary, by a qualified archaeologist for projects subject to CEQA involving ground-disturbing activities on previously undisturbed land and require preparation and implementation of a treatment plan if buried resources are affected by a proposed project. With mitigation incorporated, impacts would be reduced to a less than significant level. No Substantial Change from Previous Analysis. The Project Site was surveyed for the existence of historical, archaeological resources, and tribal cultural resources in accordance with GPU/UNSP EIR Mitigation Measures 4.6a-2a through 4.6-2d, as provided above. Upon survey of the Project Site, no structures or historic or cultural resources were observed.11 In addition, according to a records search conducted with the California Historical Resources Information System Eastern Information Center (EIC), Department of Anthropology, University of California, Riverside, the National Register of Historic Places, and the Office of Historic Preservation, no resources eligible for listing in a register are located on the Project Site. Additionally, development of the Project would take place above ground on largely disturbed and previously graded land, thereby minimizing the potential to disturb tribal cultural resources. As such, the Project would not result in any new or more severe impacts that were not already disclosed in the GPU/UNSP EIR. 5. Cumulative effects? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that adoption and implementation of the GPU/UNSP, in addition to anticipated future development in surrounding cities, could cause a substantial change in the significance of historical resources as defined in CEQA Guidelines Section 15064.5. The loss of some historical resources could be prevented through implementation of GPU policies, actions undertaken by the City’s Cultural Resources Prevention Committee, and preservation policies in other communities. However, this would not ensure that these resources are protected and preserved. This impact would be cumulatively considerable. With implementation of the GPU policies to protect historic resources, namely General Plan Environmental Resources Element Policy 9.5, along with adherence to existing federal, State, and City regulations, locally designated historical resources would be preserved. Therefore, this impact would be less than cumulatively considerable. Further, the GPU/UNSP EIR noted that adoption and implementation of the GPU/UNSP, in addition to anticipated future development in surrounding cities, could cause a substantial change in the 11 See Appendix B to this Addendum. Meridian Consultants 35 University Park Specific Plan EIR Addendum 203-001-18 June 2018 significance of an archaeological resource as defined in CEQA Guidelines Section 15064.5. The loss of some archaeological resources could be prevented through implementation of GPU policies and similar policies in other communities. Still, this would not ensure that those resources are protected and preserved. This impact would be cumulatively considerable. However, with adherence to GPU Mitigation Measures MM 4.6-2a through MM 4.6-2d, as provided above, impacts would be less than cumulatively considerable. Lastly, the GPU/UNSP EIR made mention that adoption and implementation of the GPU/UNSP, in addition to anticipated regional growth, would not result in cumulative impacts to human remains because those impacts would be inherently site specific. This impact would be less than cumulatively considerable. No Substantial Change from Previous Analysis. As mentioned previously, prior mass grading conducted on the Project Site, along with site pedestrian and records surveys, have not identified any historical resource, archaeological resource, or human remains on site. Further, the proposed Project would comply with the policies and provisions of the GP, including Mitigation Measures MM 4.6-2a through MM 4.6-2d, as provided above thereby ensuring that the development would not result in cumulative impacts to a historical resource, archaeological resource, or human remains. As such, impacts would similarly be less than cumulatively considerable. GEOLOGY AND SOILS Discussion 1. (a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. GPU/UNSP EIR Finding: The GPU/UNSP EIR found that no Alquist-Priolo Special Earthquake Study Zone Faults traverse the City. The closest active faults are the San Andreas Fault, located approximately 4 miles to the north; the San Jacinto Fault, located 10 miles to the southwest; and the Elsinore Fault, located approximately 30 miles to the southwest. The GPU/UNSP EIR noted that new development would be subjected to a number of State and local requirements, including the Seismic Hazards Mapping Act, California Building Code (CBC), and the PDMC. Furthermore, a number of General Plan policies exist to protect development from seismic hazards, including Policy 2.1 (seismic safety standards) and Policy Meridian Consultants 36 University Park Specific Plan EIR Addendum 203-001-18 June 2018 2.2 (structural stability requirements), among others. Development within the UNSP would be required to meet all structural requirements to reduce the potential for risks associated with geological and soil conditions. As such, impacts would be less than significant. No Substantial Change from Previous Analysis. The Project Site is not located within any Alquist-Priolo Earthquake Fault Zone, and there are no known faults on site. The closest significant fault zone is the Banning Fault Zone, approximately 3.2 miles northwest of City limits.12 The proposed Project would adhere to all State and local requirements regarding seismic hazards. Accordingly, the Project would not expose people or structures to adverse effects related to the rupture of an earthquake fault. This conclusion is consistent with the findings in the GPU/UNSP EIR, and impacts would be less than significant. 1. (b) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: strong seismic ground shaking? GPU/UNSP EIR Finding: The GPU/UNSP EIR identified seismic ground shaking as a primary hazard associated with seismic activity. While no active faults traverse the City, the GPU/UNSP EIR noted that the Southern California region, including Palm Desert, is subject to the effects of seismic activity. With adherence to State and local requirements in new development, including the Seismic Hazards Mapping Act, CBC, and PDMC, the GPU/UNSP EIR concluded that impacts associated with geologic hazards, including strong seismic ground shaking, would be reduced to less than significant. No Substantial Change from Previous Analysis. The Project would adhere to existing regulatory programs and policies upon implementation, resulting in impacts of less-than-significant degrees similar to those associated with the GPU/UNSP EIR. 1. (c) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: seismic-related ground failure, including liquefaction? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted ground failure, including liquefaction, to be a secondary hazard associated with seismic activity. While no active faults traverse the City, the GPU/UNSP EIR disclosed that the Southern California region, including Palm Desert, was subject to the 12 Southern California Earthquake Data Center, “Significant Earthquakes and Faults,” accessed May 4, 2018, http://scedc.caltech.edu/significant/. Meridian Consultants 37 University Park Specific Plan EIR Addendum 203-001-18 June 2018 effects of seismic activity. With adherence to State and local requirements in new development, including the Seismic Hazards Mapping Act, CBC, and PDMC, the GPU/UNSP EIR concluded that impacts associated with geologic hazards, including seismic-related ground failure, would be reduced to less than significant. No Substantial Change from Previous Analysis. The Project would adhere to existing regulatory programs and policies upon implementation, resulting in impacts of less-than-significant degrees similar to those associated with the GPU/UNSP EIR. 1. (d) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: landslides? GPU/UNSP EIR Finding: The GPU/UNSP EIR identified slope failure, including landslides, as a secondary hazard associated with seismic activity. While no active faults traverse the City, the GPU/UNSP EIR noted that the Southern California region, including Palm Desert, was subject to the effects of seismic activity. With adherence to State and local requirements in new development, including the Seismic Hazards Mapping Act, CBC, and the PDMC, the GPU/UNSP EIR concluded that impacts associated with geologic hazards, including seismic-related slope failure, would be reduced to less than significant. No Substantial Change from Previous Analysis. The Project would adhere to existing regulatory programs and policies upon implementation, resulting in less than significant impacts similar to those associated with the GPU/UNSP EIR. 2. Result in substantial soil erosion or the loss of topsoil? GPU/UNSP EIR Finding: The GPU/UNSP EIR made mention that grading and site preparation activities associated with new development disturb and potentially expose underlying soils to erosion. However, with adherence to State and local requirements regarding erosion, including the CBC, National Pollution Discharge Elimination System (NPDES), and PDMC, the potential for construction-related impacts would be reduced. Compliance with the CBC and the NPDES would minimize effects from erosion and ensure consistency with the Water Quality Control Plan of the Colorado River Basin RWQCB. Additionally, compliance with PDMC Chapter 24.20 and NPDES requirements would result in less than significant impacts related to soil erosion. No Substantial Change from Previous Analysis. The majority of the site was previously disturbed in preparation for housing development. This disturbance consisted of clearing, grubbing, mass grading, over-excavation, and recompaction. The Project would adhere to existing regulatory programs and policies upon implementation, resulting in impacts of less-than-significant degrees similar to those Meridian Consultants 38 University Park Specific Plan EIR Addendum 203-001-18 June 2018 associated with the GPU/UNSP EIR. The Project Site is approximately 175 acres in size, which would require adherence to the provisions of the NPDES Statewide General Permit (Order No. 2009-0009- DWQ). The Project Applicant would prepare and comply with an approved stormwater pollution prevention plan (SWPPP) that provides a schedule for the implementation and maintenance of erosion control measures and a description of the erosion control practices, including appropriate design details and a time schedule. The SWPPP would consider the full range of erosion control best management practices (BMPs), including any additional site-specific and seasonal conditions. The State General Permit also requires that those implementing SWPPPs meet prerequisite qualifications that would demonstrate the skills, knowledge, and experience necessary to implement such plans. NPDES requirements would significantly reduce the potential for substantial erosion or topsoil loss to occur in association with implementation of the Project. Additionally, the Project Applicant would adhere to provisions of the GPU and PDMC that support advantageous stormwater and land management methods. Adherence to these requirements would result in less than significant impacts related to soil erosion. 3. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? GPU/UNSP EIR Finding: As stated by the GPU/UNSP EIR, development would not be allowed on a geologic unit that is unstable. In addition, seismic requirements applied by the CBC and PDMC would reduce or eliminate potential expansive soil-related impacts. As such, impacts would be less than significant. No Substantial Change from Previous Analysis. The Project would not be located on an area of unstable soils. In addition, adherence to existing CBC and PDMC requirements regarding seismic requirements would maintain less than significant impacts. 4. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (since renamed as the California Building Code), creating substantial risks to life or property? GPU/UNSP EIR Finding: The GPU/UNSP EIR described subsidence as the sudden shrinking or gradual downward settling and compaction of soil and other surface material with little or no horizontal motion. It does not appear that expansive clays or soils exhibiting shrink-swell characteristics underlie the Planning Area. Regardless, the CBC and PDMC would reduce or eliminate potential expansive soil- related impacts. As such, impacts would be less than significant. Meridian Consultants 39 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. The Project would not be located on an area of known expansive soils. Adherence to the CBC and the City’s Municipal Code would reduce the effects resulting from developing on unstable soils to a minimum, and thereby maintain less than significant impacts. 5. Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that the PDMC does not include provisions for new development with on-site septic systems and relies on the Riverside County Department of Environmental Health for management of existing individual septic systems. Therefore, there would be no impact related to the use of septic tanks or alternative wastewater disposal systems. No Substantial Change from Previous Analysis. The Project would adhere to the PDMC and does not propose to introduce septic tanks or alternative wastewater disposal systems. There would be no impact. 6. Directly or indirectly destroy a unique paleontological resource or site or unique geological feature? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that the GPU/UNSP did not propose any development activities that would directly disturb undiscovered paleontological resources. Future discretionary approvals that could result in the potential disturbance of paleontological resources would be subjected to individual review of potential impacts under a separate CEQA document. Additionally, adherence to the General Plan requires any paleontological artifacts found in the City or the SOI to be reported to the City and temporarily loaned to local museums. Impacts would be less than significant. No Substantial Change from Previous Analysis. Within the scope of the GPU/UNSP EIR, residential subdivisions in the Specific Plan Area were previously anticipated and evaluated. A majority of the site was previously disturbed in preparation for housing development. This disturbance consisted of clearing, grubbing, mass grading, over-excavation, and recompaction, with no unique paleontological resources or unique geologic features disturbed at that time. Should paleontological resources be discovered during Project grading, General Plan Environmental Resources Element Policy 9.6 requires any paleontological artifacts found in the City or the SOI to be reported to the City and temporarily loaned to local museums like the Western Science Center for Archaeology and Paleontology in Hemet. The Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Meridian Consultants 40 University Park Specific Plan EIR Addendum 203-001-18 June 2018 7. Cumulative effects? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that subsequent land use activities associated with adoption and implementation of the GPU/UNSP, in combination with other existing, planned, proposed, and reasonably foreseeable development in the region, could result in cumulative geologic and soil hazards as well as cumulative impacts to paleontological resources in the region. However, policy provisions in the GPU and continued implementation of the PDMC would ensure that potential development would not be adversely impacted by cumulative geologic and soil hazards. Additionally, policy provisions in the GPU would ensure that impacts to paleontological resources would be less than cumulatively considerable. This would be a less than cumulatively considerable impact. No Substantial Change from Previous Analysis. The Project would comply with provisions of the GP and PDMC, ensuring that the development is not adversely impacted by cumulative geologic and soil hazards nor would it adversely impact paleontological resources. Impacts would similarly be less than cumulatively considerable. GREENHOUSE GAS EMISSIONS Discussion 1. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment or that would conflict with applicable plans, policies, or regulations adopted for the purpose of reducing greenhouse gas emissions? GPU/UNSP EIR Finding: As disclosed by the GPU/UNSP EIR, adoption and implementation of the GPU/UNSP would generate greenhouse gas emissions from short-term construction development of and long-term operation of planned land uses. Adherence to SCAQMD guidance would reduce construction- generated GHG emissions, and the Project would be required to implement energy-efficiency design requirements consistent with the California Green Building Standards Code (California Code of Regulations, Title 24, Part 11), commonly referred to as the CALGreen Code. Additionally, SCAG’s 2016– 2040 Regional Transportation Plan/Sustainable Communities Strategy (2016 RTP/SCS), adopted April 7, 2016, is a long-range visioning plan that balances future mobility and housing needs with economic, environmental, and public health goals and implements GHG reduction goals promulgated by the State. The UNSP does not conflict with the stated goals of the RTP/SCS. For these reasons, the proposed Project would not interfere with SCAG’s ability to achieve the region’s mobile source GHG reduction targets outlined in the 2016 RTP/SCS. However, the resulting GHG emissions generated by the project would nevertheless be considered cumulatively considerable and significant and unavoidable. Meridian Consultants 41 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. Similar to the GPU/UNSP EIR, the growth forecast for the UNSP is within SCAG’s most recent growth projections for the City of Palm Desert. As such, the growth forecast is also within the population growth parameters considered in the AQMP, which is updated by the SCAQMD to manage air emissions in the City and the Coachella Valley in accordance with local, State, and federal standards. The UNSP would develop the site with land uses planned by the GPU/UNSP EIR; therefore, the Project would not generate GHG emissions that were not already anticipated by the GPU/UNSP EIR. Notwithstanding, a GHG analysis (Appendix B) was conducted to quantify GHG emissions associated with the Project. The Project GHG emissions are summarized in Table 7. The UNSP would not exceed the SCAQMD significance threshold for per service population for the year 2020 and 2035. In support of AB 32, the State has promulgated specific laws aimed at reducing GHG emission Statewide. Most of these legislative efforts are related to programmatic Statewide plans, policies, and regulations, and do not address individual development projects. However, the City of Palm Desert adopted the Strategic Plan and the Environmental Sustainability Plan to further reduce GHG emissions at the local level. Implementation of programs and policies, derived from the City’s General Plan, would further reduce potential GHG-related impacts. The UNSP would be consistent with the SCAQMD, Palm Desert Strategic Plan, and Palm Desert Environmental Sustainability Plan requirements. Based on the foregoing analysis, the UNSP would not result in new GHG impacts that were not disclosed in the GPU/UNSP EIR or increase the severity of GHG impacts that were previously disclosed. 2. Develop land uses and patterns that cause wasteful, inefficient, and unnecessary consumption of energy or construct new or retrofitted buildings that would have excessive energy requirements for daily operation? GPU/UNSP EIR Finding: The GPU/UNSP EIR states that adoption and implementation of the GPU/UNSP would not include any specific development proposals; however, it would allow for new development and redevelopment of property throughout the planning area, which would result in increased energy use associated with construction and operation of future and existing land uses. The development allowed under the GPU/UNSP would be required to comply with Title 24 Building Energy Efficiency Standards, which provide minimum efficiency standards related to various building features—including appliances, water- and space-heating and -cooling equipment, building insulation and roofing, and lighting—thereby significantly reducing energy usage. Additionally, private utility companies would provide informed input on all development proposals during site review to assess the potential demands for utility services on a project-by-project basis. Impacts would be less than significant. Meridian Consultants 42 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. Similar to the GPU/UNSP EIR, the development would be required to comply with Title 24 Building Energy Efficiency Standards. Sustainable elements are expected to be integrated into the construction of the proposed uses. Sustainable elements include compliance with Policy 6.1 which requires new buildings to incorporate energy efficient building and site design strategies for the desert environment that include appropriate solar orientation, thermal mass, use of natural daylight and ventilation, and shading. In addition, Policy 6.9 requires new buildings constructed to incorporate passive solar design features, such as daylighting and passive solar heating. Private utility companies are bound to update energy systems to meet any additional energy demand. As mentioned previously, the UNSP would not exceed the SCAQMD significance threshold for per service population for the year 2020 and 2035. Therefore, the UNSP would not place a substantial demand on regional energy supply or require significant additional capacity, or significantly increase peak and base period electricity demand, or cause wasteful, inefficient, and unnecessary consumption of energy during Project construction, operation, and/or maintenance, or preempt future energy development or future energy conservation. HAZARDS AND HAZARDOUS MATERIALS Discussion 1. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that adoption and implementation of the GPU Update would enable development of new residential, commercial, industrial, and institutional uses. The amount of new development would likely increase, thus the amount of hazardous materials transported through the planning area would likely increase as a result. The GPU/UNSP EIR stated that the regulatory environment in place provided a high level of protection from hazards materials manufactured within, transported to, and stored in industrial and educational facilities. Federal and regional agencies control the generation, transportation, treatment, storage, and disposal of hazardous waste. General Plan Safety Element policy directed the City to identify and describe the community’s hazards, maintain and update the Local Hazard Mitigation Plan, and consult with agencies and partners to provide public education materials on safe locations and evacuation routes in case of emergency or a hazardous event. Compliance with federal, State, and local regulations concerning the routine transport, use, or disposal of hazardous materials, supported by implementation of the GPU/UNSP policies, would reduce potential impacts to a less than significant level. Meridian Consultants 43 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. Consistent with the GPU/UNSP EIR determination that adoption and implementation of the GPU/UNSP would enable new residential, commercial, industrial, and institutional uses, the proposed Project would develop residential and park uses within the Specific Plan Area. Construction activities would likely result in an increase of hazardous materials transported, used, or disposed of. However, adherence to federal, State, and local regulations concerning the routine transport, use, or disposal of hazardous materials, would similarly reduce potential impacts to a less than significant level. 2. Create a significant hazard to the public or the environment through reasonably foreseeable upset and/or accident conditions involving the release of hazardous materials into the environment? GPU/UNSP EIR Finding: As noted by the GPU/UNSP EIR, adoption and implementation of the GPU/UNSP would enable development of new residential, commercial, industrial, and institutional uses. The amount of new development would likely increase, thus the transport and use of hazardous materials would likely increase. As such, the possibility of upset and/or accident conditions involving the release of hazardous materials into the environment could be elevated. The public could also be exposed to hazardous materials if new development or redevelopment is located on a current or historical hazardous material site. At the time of analysis, there were no known hazardous material sites known to handle and store hazardous materials or associated with a hazardous material-related release in the City. Additionally, the City is considered to have low potential for naturally occurring asbestos or radon. The GPU/UNSP EIR stated that the regulatory environment in place provides a high level of protection from hazardous materials manufactured within, transported to, and stored in industrial and educational facilities. Federal and regional agencies control the generation, transportation, treatment, storage, and disposal of hazardous waste. The General Plan Safety Element policy directs the City to identify and describe the community’s hazards; maintain and update the Local Hazard Mitigation Plan; and consult with agencies and partners to provide public education materials on safe locations and evacuation routes in case of emergency or a hazardous event. Compliance with federal, State, and local regulations concerning the routine transport, use, or disposal of hazardous materials, supported by implementation of the GPU/UNSP policies, would reduce potential impacts to a less than significant level. No Substantial Change from Previous Analysis. Consistent with the GPU/UNSP EIR determination that adoption and implementation of the GPU/UNSP would enable new residential, commercial, industrial, and institutional uses, the proposed Project would develop residential and park uses within the Specific Plan Area. The Project Site is not located on a known hazardous material site. Construction activities would likely result in an increase of the transport, use, and disposal of hazardous materials. However, Meridian Consultants 44 University Park Specific Plan EIR Addendum 203-001-18 June 2018 adherence to federal, State, and local regulations concerning the routine transport, use, or disposal of hazardous materials, would similarly reduce potential impacts to a less than significant level. 3. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that future land uses consistent with the GPU/UNSP could include commercial uses within one-quarter mile of existing and new schools. The California Department of Education establishes standards for school sites regarding the health and safety of location choice. Any future proposed school that will receive State funding for acquisition or construction would be required to go through a rigorous environmental review and cleanup process under the supervision of the Department of Toxic Substances Control. Adherence to State statutory and regulatory requirements addressing safety from hazards, including hazardous materials, would reduce impacts to a less than significant level. No Substantial Change from Previous Analysis. The proposed Project would involve the construction of residential and park uses within the Specific Plan Area consistent with the development envisioned in the GPU/UNSP. No existing school is located within one-quarter mile of the Project Site. The closest school is Xavier College Preparatory High School, approximately 0.8 miles northwest of the Project Site across the Christopher Columbus Transcontinental Highway (I-10). Construction activities have the potential to increase the frequency, use, and transport of hazardous materials in the Project vicinity, but adherence to State statutory and regulatory requirements addressing safety from hazards, including hazardous materials, would similarly reduce impacts to a less than significant level. 4. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, create a significant hazard to the public or the environment? GPU/UNSP EIR Finding: As determined by the GPU/UNSP EIR, the public could be exposed to hazardous materials if new development or redevelopment is located on a current or historical hazardous material site. At the time of analysis, there were no open hazardous material sites known to handle and store hazardous materials or associated with a hazardous material-related release in the City. As such, there would be no impacts. No Substantial Change from Previous Analysis. Consistent with the GPU/UNSP EIR determination that adoption and implementation of the GPU/UNSP would enable new residential, commercial, industrial, and institutional uses, the proposed Project would develop residential and park uses within the Specific Meridian Consultants 45 University Park Specific Plan EIR Addendum 203-001-18 June 2018 Plan Area. Construction activities have the potential to increase the frequency of transport and use of hazardous materials. The Project Site is not listed on any hazardous material site database.13 The closest hazardous material site is a former LUST site approximately 0.4 miles southeast off Frank Sinatra Drive, cleaned up and closed as of 1992. As such, there would similarly be no impacts. 5. For a project located within an airport land use plan, result in a safety hazard for people residing or working in the project area? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that the Bermuda Dunes Airport is located within the City’s SOI and under the purview of the Bermuda Dunes Airport Land Use Compatibility Plan Area. Implementation of the GPU could result in the construction of residential, commercial, and industrial uses in proximity to the airport. The GPU/UNSP EIR stated that compliance with General Plan Safety Element policies would ensure the safety of people working or residing within 2 miles of the airport. These policies include adopting and implementing airport compatibility zones upon City annexation of areas under the purview of the airport land use plan, requiring new development in the vicinity of the airport to conform to the County’s airport land use and safety plans, and reviewing all new projects proposing to add square footage or change in building occupancy type within 2 miles of the airport, and residential density and nonresidential intensity requirements for development within the Airport Compatibility Zones. Compliance with existing local and regional regulations would reduce potential impacts to a less than significant level. No Substantial Change from Previous Analysis. The Project Site is not located within an airport land use plan nor is it near a public airport or public use airport. The closest airport is the Bermuda Dunes Airport, approximately 4.6 miles southeast of the Project Site. As such, there would be no impacts. 6. For a project locate within 2 miles of a private airstrip, result in a safety hazard for people residing or working in the project area? GPU/UNSP EIR Finding: The GPU/UNSP EIR did not explicitly discuss private airstrips; no private airstrips exist in the Palm Desert SOI. As such, there would be no impacts. 13 State Water Resources Control Board, GeoTracker, accessed April 30, 2018, geotracker.waterboards.ca.gov/default.asp; Department of Toxic Substances Control, EnviroStor, accessed April 30, 2018, http://www.envirostor.dtsc.ca.gov/public/; and US Environmental Protection Agency, EnviroMapper, accessed April 30, 2018, https://www.epa.gov/emefdata/em4ef.home. Meridian Consultants 46 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. The Project Site is not located within the vicinity of a private airstrip. The closest airport is the Bermuda Dunes Airport, a public use airport approximately 4.6 miles southeast of the Project Site. As such, there would be no impacts. 7. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? GPU/UNSP EIR Finding: The GPU/UNSP EIR stated that the Riverside County Fire Department and the Palm Desert Police Department are responsible for responding to large-scale, emergency hazardous material incidents within the City. The City’s Local Hazard Mitigation Plan outlines actions for agency coordination, management, and resource allocation in the event of an emergency. The GPU/UNSP would not alter land use patterns or designations to such an extent that they would conflict with the Local Hazard Mitigation Plan or the operations of local agencies. Additionally, the maintenance of an efficient circulation system to ensure timely evacuation of residents and mobility of emergency services during an emergency would be accomplished through a number of GPU policies. Among these are directing the City to maintain optimal cooperation and fire response readiness with Riverside County and establishing minimum roadway widths for subdivision development. Compliance with GPU policies would ensure impacts concerning the impairment or interference with an adopted emergency response or evacuation plan would be less than significant. No Substantial Change from Previous Analysis. The proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would not result in new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Impacts concerning the impairment or interference with an adopted emergency response or evacuation plan would be less than significant. 8. Expose people or structures to a significant risk of loss, injury, or death involving wildland fires? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that moderate, high, and very high fire severity zones are located in the Planning Area, both within the existing City limits and in the SOI. Additionally, adoption and implementation of the GPU/UNSP would increase the population located in proximity to wildlands, which would increase the risk from potential wildland fires. Several GPU policies would protect people and property from wildland fire hazards. Among them are directing the City to maintain optimal cooperation and fire response readiness with Riverside County and establishing fire mitigation standards for areas designated by Cal Fire as high and very high fire hazard severity zones. Meridian Consultants 47 University Park Specific Plan EIR Addendum 203-001-18 June 2018 Compliance with the GPU and existing federal, State, and local laws related to wildland fire hazards would ensure that program-level impacts would be less than significant. No Substantial Change from Previous Analysis. The proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Further, according to the Fire Hazard Severity Zone Map for the GPU/UNSP EIR, the Project Site is not located an area prone to wildland fires. The Project Site and surrounding area is classified as Urban Unzoned. As such, impacts concerning wildland fires would similarly be less than significant. HYDROLOGY AND WATER QUALITY Discussion 1. Violate any water quality standards or waste discharge requirements? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that adoption and implementation of the GPU/UNSP would potentially increase the amount of impervious surface in the Planning Area, thereby increasing the total volume and peak discharge rate of stormwater runoff and associated pollutants. Construction activities resulting from implementation of the GPU/UNSP could also increase the amount of sediments and pollutants in stormwater runoff. However, implementation of the GPU policies and implementation actions and enforcement of existing grading, erosion, and flood control regulations would result in a less than significant impact. No Substantial Change from Previous Analysis. Implementation of the Project would increase the amount of impervious surface in the Planning Area, thereby increasing the total volume and peak discharge rate of stormwater runoff and associated pollutants. However, the proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. The Project conforms with the GPU/UNSP in that it includes hydrology and water quality improvement features, such as the Street Landscape Standards, which incorporate areas for stormwater infiltration; On-Site Open Space Design Guidelines, which include drought-tolerant landscaping; and Public Open Space standards, which include recommendations to reduce impermeable surfaces. The Project would further conform with the City of PDMC Chapter 24.20, which establishes requirements for stormwater- and non-stormwater-quality discharge and control by prohibiting discharges of pollutants or waters containing pollutants that cause or contribute to a violation of applicable water quality standards. In addition, a Project-specific water quality management plan (WQMP), in compliance with the Areawide Urban Runoff Management Program, would be required. The Project would additionally adhere to Meridian Consultants 48 University Park Specific Plan EIR Addendum 203-001-18 June 2018 policies contained in the GPU/UNSP EIR and to State General Construction Activity Stormwater Permit requirements. As such, impacts concerning water quality standards or waste discharge requirements would similarly be less than significant. 2. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level? GPU/UNSP EIR Finding: As determined by the GPU/UNSP EIR, adoption and implementation of the GPU/UNSP could potentially increase the amount of impervious surface in the planning area, thereby decreasing the area available to provide groundwater recharge. However, the new areas of impervious surface would be minimal, existing areas of open space would be preserved, and implementation of GPU policies and implementation actions would require an increase of permeable area in new development, redevelopment, and infrastructure investments, resulting in a less than significant impact. No Substantial Change from Previous Analysis. Implementation of the Project would increase the amount of impervious surface in the Planning Area, thereby decreasing the area available to provide groundwater recharge. Further, each of the five planning areas in the Project Site will have a retention basin that allows infiltration and groundwater recharge, and which comply with all current WQMP requirements. The proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Impacts concerning water quality standards or waste discharge requirements would similarly be less than significant. 3. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial on- or off-site erosion or siltation? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that adoption and implementation of the GPU/UNSP would increase the amount of impervious surface in the Planning Area, thereby increasing the total volume and peak discharge rate of stormwater runoff and the potential for erosion and sedimentation. However, implementation of GPU/UNSP policies and implementation actions and enforcement of existing grading, erosion, and flood control regulations would result in a less than significant impact. No Substantial Change from Previous Analysis. Implementation of the Project would increase the amount of impervious surface in the Planning Area, thereby having the potential to alter the existing drainage pattern of the site. The Project Site is relatively flat and undeveloped. There are no existing utilities on site, but such utilities will be designed and connected to the existing wet utilities located Meridian Consultants 49 University Park Specific Plan EIR Addendum 203-001-18 June 2018 within the existing streets and maintained by the Coachella Valley Water District. Runoff will be collected in storm drain facilities and drain to retention basins proposed on site. The proposed development provides four different retention locations on the Project Site. The proposed site grading contains a series of high- and low-point collection locations carefully planned to proportionately collect and convey runoff to different portions of the site.14 These proposed drainage features and retention basins are consistent with that anticipated and evaluated by the GPU/UNSP EIR and would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. The Project would comply with existing requirements and regulations, as well as the GPU/UNSP policies and implementation actions, which would reduce the amount of surface water runoff in the Project Site, and which would minimize the potential for existing drainage patterns to be altered in a manner that could cause increased erosion or sedimentation. As such, impacts concerning on- or off-site erosion or siltation would similarly be less than significant. 4. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in on- or off-site flooding? GPU/UNSP EIR Finding: As determined by the GPU/UNSP EIR, adoption and implementation of GPU/UNSP would increase the amount of impervious surface in the planning area, thereby increasing the total volume and peak discharge rate of stormwater runoff and the potential for flooding. However, implementation of GPU/UNSP policies and implementation actions and enforcement of existing grading, erosion, and flood control regulations would result in a less than significant impact. No Substantial Change from Previous Analysis. Implementation of the Project would increase the amount of impervious surface in the Planning Area, thereby having the potential to alter the existing drainage pattern of the site. Existing major streets intersecting the Project Site include on-street stormwater drainage facilities already in place. The proposed Project’s residential master plan would include additional street stormwater drainage facilities as required and comply with GPU/UNSP Policy 1.1 (requires projects to develop new stormwater infrastructure for new development) to ensure adequate capacity to accommodate peak stormwater runoff flows discharged from the Project Site. Additionally, the Project contains other forms of bioretention on site to encourage site infiltration and minimize runoff is in conformance with Action 2.49 of the GPU/UNSP and Policy 1.3 (encourages the development of groundwater infiltration facilities), which maintain and enforce regulations and 14 Michael Baker International, Onsite Master Preliminary Drainage Study for University Park: TTM 37506 (April 2018). Meridian Consultants 50 University Park Specific Plan EIR Addendum 203-001-18 June 2018 guidelines for the development and maintenance of project-specific on-site retention/ detention basins to control stormwater and implement the NPDES program. These regulations and guidelines include measures to enhance groundwater recharge, complement regional flood control facilities, and address applicable community design policies. Further, the proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR. As such, the Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR and impacts concerning on- or off-site flooding would similarly be less than significant. 5. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that adoption and implementation of the GPU/UNSP would increase the amount of impervious surface in the Planning Area, thereby increasing the total volume of stormwater runoff that could exceed the capacity of stormwater drainage systems or create substantial additional sources of polluted runoff. However, implementation of GPU policies, such as Policy 1.1 and Policy 1.3, and implementation and enforcement of existing grading, erosion, and flood control regulations would result in a less than significant impact. No Substantial Change from Previous Analysis. Implementation of the Project would increase the amount of impervious surface in the Planning Area, thereby increasing the amount of runoff water. The proposed Project’s residential master plan would include additional street stormwater drainage facilities as required and necessitated to ensure adequate capacity to accommodate peak stormwater runoff flows discharged from the Project Site. Additionally, the Project contains other forms of bioretention on site to encourage site infiltration and minimize runoff. Project adherence to applicable water quality regulations and implementation of GPU/UNSP policies, such as Policy 1.1 and Policy 1.3, and implementation actions would further minimize the potential to create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. The proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Impacts concerning runoff water would similarly be less than significant. 6. Otherwise substantially degrade water quality? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that adoption and implementation of the GPU/UNSP could result in development that would increase pollutants and cause degradation of water quality Meridian Consultants 51 University Park Specific Plan EIR Addendum 203-001-18 June 2018 during construction activities or long-term operation. However, implementation of GPU policies and implementation actions and enforcement of existing grading, erosion, and flood control regulations would result in a less than significant impact No Substantial Change from Previous Analysis. Implementation of the Project would increase the amount of impervious surface in the Planning Area, thereby increasing the total volume and peak discharge rate of stormwater runoff and associated pollutants. The Project, however, contains forms of bioretention on site to encourage site infiltration and minimize runoff. Project adherence to applicable water quality regulations and implementation of GPU/UNSP policies and implementation actions would further minimize the potential to substantially degrade water quality. Project adherence to required water quality control permits and requirements and implementation of the GPU/UNSP policies and implementation actions would reduce the potential for future development to degrade water quality. The Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Impacts concerning water quality would similarly be less than significant. 7. Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map? GPU/UNSP EIR Finding: The GPU/UNSP EIR disclosed that adoption and implementation of the GPU/UNSP would not place housing within a 100-year flood hazard area. Additionally, the GPU included policies and implementation actions to decrease exposure to and impact from flood hazards throughout the City. Therefore, this impact would be less than significant. No Substantial Change from Previous Analysis. The Project Site is not located within a 100-year flood hazard area or mapped on a flood hazard delineation map; the site is located in an area of minimal flood hazard (Zone X).15 The proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Impacts would similarly be less than significant. 15 Federal Emergency Management Agency (FEMA), FEMA Flood Map Service Center, https://msc.fema.gov/portal, accessed May 2, 2018. Meridian Consultants 52 University Park Specific Plan EIR Addendum 203-001-18 June 2018 8. Place within a 100-year flood hazard area structures that would impede or redirect flood flows? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that adoption and implementation of the GPU/UNSP could allow development or expansion of facilities to support coastal access in the 100-year flood hazard area. However, implementation of GPU policies and implementation actions and adherence to development regulations specific to flood hazard areas would result in a less than significant impact. No Substantial Change from Previous Analysis. As mentioned earlier, the Project Site is not located within a 100-year flood hazard area. The proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Impacts would similarly be less than significant. 9. Expose people or structures to a significant risk of loss, injury, or death involving flooding, including flooding as a result of the failure of a levee or dam? GPU/UNSP EIR Finding: As stated by the GPU/UNSP EIR, adoption and implementation of the GPU/UNSP would not allow habitable development in locations designated as 100-year flood hazard areas, which generally precludes loss, injury, or death from flooding, including flooding from the failure of a dam or levee. Further, Palm Desert and the SOI do not include water reservoirs or dams subject to failure; however, the Wide Canyon Dam located in Fun Valley has the potential to inundate portions of the Coachella Valley. The Wide Canyon Dam is an earthfill dam, built in 1968, with a dam height of 84 feet and storage of 1,490 acre-feet, and is maintained by the Riverside County Flood Control and Water Conservation District.16 Implementation of GPU policies and actions and adherence to development regulations specific to flood hazard areas would result in a less than significant impact. No Substantial Change from Previous Analysis. As mentioned earlier, the Project Site is located in an area of minimal flood hazard. While no dams or reservoirs are located in the City or SOI, the possibility of dam failure in the region poses additional potential flood hazards to the City. The Wide Canyon Flood Control Dam is an earthen dam in Fun Valley, unincorporated Riverside County, within the City’s SOI and approximately 10.4 miles northwest of the Project Site. 16 City of Palm Desert General Plan Update and University Neighborhood Specific Plan EIR, Hydrology and Water Quality. Meridian Consultants 53 University Park Specific Plan EIR Addendum 203-001-18 June 2018 While the City is not expected to be impacted directly by a seiche, or wave, from the dam, Palm Desert would be subject to potential flood hazards if the dam were to fail. However, the Wide Canyon Dam Failure Inundation Pathway is near Fun Valley and limited to the northwest corner of the SOI, approximately 9 miles northwest of the Project Site. As such, the Project site would not be impacted due to dam failure.17 The proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Impacts would similarly be less than significant. 10. Inundation by seiche, tsunami, or mudflow? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that adoption and implementation of the GPU/UNSP would allow continued development in locations that may be subject to inundation by tsunami or mudflow. However, implementation of GPU policies and implementation actions would result in a less than significant impact. No Substantial Change from Previous Analysis. The Project Site is not located in the vicinity of a body of water for the occurrence of seiche to pose a risk. Additionally, the Project Site is not located within a dam failure inundation pathway.18 The proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Impacts would similarly be less than significant. 11. Cumulative effects? GPU/UNSP EIR Finding: The GPU/UNSP EIR concluded that adoption and implementation of the GPU/UNSP, in addition to potential regional growth, would increase the amount of impervious surface in the watershed, alter drainage conditions, rates, volumes, and water quality, which could result in potential erosion, flooding, and water quality impacts in the overall watershed. However, with implementation of the GPU policies and actions and compliance with existing regulations, this impact would be less than cumulatively considerable. No Substantial Change from Previous Analysis. The proposed Project would comply with provisions of the GP and regulations of the PDMC, ensuring that the development would not result in cumulative 17 FEMA, FEMA Flood Map Service Center, 08/28/2008, accessed June 1, 2018.https://msc.fema.gov/portal/search#searchresultsanchor. 18 City of Palm Desert, General Plan, “Safety Element” (September 10, 2001), Exhibit V-6: Flood Zones in the Palm Desert Planning Area. Meridian Consultants 54 University Park Specific Plan EIR Addendum 203-001-18 June 2018 erosion, flooding, and water quality impacts in the overall watershed. Impacts would similarly be less than cumulatively considerable. LAND USE AND PLANNING Discussion 1. Physically divide an established community? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that adoption and implementation of the GPU/UNSP would not result in the division of an existing community, nor would it result in substantial land use compatibility issues. No impact would occur. No Substantial Change from Previous Analysis. Development of the Specific Plan Area into a combined Cal State and UC Riverside branch campus and residential subdivisions was already anticipated and evaluated by the GPU/UNSP EIR. The proposed Project would be consistent with the type of residential subdivision development envisioned and is intended to be developed with great connectivity in relation to nearby land uses to foster community building. As such, no impacts would occur, and the Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. 2. Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect? GPU/UNSP EIR Finding: The GPU/UNSP EIR concluded that adoption and implementation of the GPU/UNSP, in addition to anticipated local and regional growth, would increase the number of housing units, nonresidential square footage, and the population in Palm Desert in combination with transportation improvements. However, these changes would be consistent with existing local and regional planning documents. The UNSP includes design guidelines and placement establishing a land use pattern for the Specific Plan Area, complete street connectivity between these uses and the rest of the City, and implementation of all of the environmental protection regulations adopted by the City regarding development. Because the UNSP includes all of the development requirements of the proposed General Plan and is designed to connect internally and externally to the City, development in the Specific Plan Area would have impacts similar to those of GPU. Therefore, impacts would be less than significant. Meridian Consultants 55 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. The proposed Project is consistent with the type of residential subdivision development already anticipated and evaluated by the GPU/UNSP EIR. The UNSP designates the Project Site as a mixture of low to higher densities, including Open Space (OS), Neighborhood Low (NL), Neighborhood Medium (NM), and Neighborhood Center (NC).19 Low densities compose the majority of the area while mid densities surround open space and pocket parks interspersed in the community, with higher densities generally confined to areas adjacent to major street intersections. Consistent with the UNSP, the Project Site is zoned as Planned Residential. The proposed Project’s residential master plan aligns with the intent of the land use designations outlined in the UNSP. As such, the Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. 3. Conflict with any applicable habitat conservation plan or natural community conservation plan? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that adoption and implementation of the GPU/UNSP, in addition to anticipated local and regional growth, would increase the number of housing units and the population in Palm Desert. However, these changes would be consistent with existing local and regional planning documents. The UNSP includes implementation of all of the environmental protection regulations adopted by the City regarding development, in addition to all of the development requirements of the proposed General Plan and associated land use regulations in the City. The City is a signatory to the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), a regional plan for conserving species and their habitats. Payment of a development mitigation fee is a requirement of the CVMSHCP and GPU. Therefore, impacts would be less than significant. No Substantial Change from Previous Analysis. The proposed Project is consistent with the type of residential subdivision development already anticipated and evaluated by the GPU/UNSP EIR. The Project Site is not identified as a Conservation Area,20 but the Applicant would be required to adhere to all development requirements of the GPU/UNSP, including payment of a development mitigation fee as part of the CVMSHCP. As such, adherence of the Project to the provisions of the GPU/UNSP and the 19 City of Palm Desert, UNSP, Figure 4.1: Regulating Plan Zones. 20 Coachella Valley Association of Governments, Final Recirculated Coachella Valley Multiple Species Habitat Conservation Plan and Natural Community Conservation Plan (September 2007), Figure 4-1: Conservation Areas, accessed May 7, 2018, available at http://www.cvmshcp.org/Plan_Maps.htm. Meridian Consultants 56 University Park Specific Plan EIR Addendum 203-001-18 June 2018 CVMSHCP would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. 4. Cumulative effects? GPU/UNSP EIR Finding: As noted by the GPU/UNSP EIR, adoption and implementation of the GPU/UNSP, in addition to existing, proposed, approved, and reasonably foreseeable development in the region, would not contribute to cumulative land use impacts associated with the division of an established community or conflicts with land use plans and regulations that provide environmental protection. This cumulative impact would be less than cumulatively considerable. No Substantial Change from Previous Analysis. The Project would comply with provisions of the GP, ensuring that the development would not result in cumulative land use impacts associated with the division of an established community or conflicts with land use plans and regulations that provide environmental protection. Impacts would similarly be less than cumulatively considerable. MINERAL RESOURCES Discussion 1. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that adoption and implementation of the GPU/UNSP would not result in the loss of availability of a known mineral resource or of a locally important mineral resource recovery site due to urbanization. Local policies would ensure a less than significant impact to mineral resources. No Substantial Change from Previous Analysis. The Project Site is classified as a Mineral Resource Zone 3 (MRZ-3) under the California Mineral Land Classification System, similar to the rest of Palm Desert. In these areas, minerals are present, but the significance of the resource is speculative because no mining has occurred historically in the area. As such, the Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. 2. Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? GPU/UNSP EIR Finding: The GPU/UNSP EIR concluded that adoption and implementation of the GPU/UNSP would not result in the loss of availability of a known mineral resource or of a locally Meridian Consultants 57 University Park Specific Plan EIR Addendum 203-001-18 June 2018 important mineral resource recovery site due to urbanization. Local policies would ensure a less than significant impact to mineral resources. No Substantial Change from Previous Analysis. As mentioned previously, the Project Site is classified as MRZ-3 under the California Mineral Land Classification System, similar to the rest of Palm Desert. In these areas, minerals are present, but the significance of the resource is speculative because no mining has occurred historically in the area. As such, the Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. NOISE Discussion 1. Exposure of persons to or generation of noise levels in excess of applicable local, state, or federal exterior and interior noise standards? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that short-term construction noise levels associated with implementation of the GPU/UNSP could exceed applicable City standards at nearby noise-sensitive receptors. In addition, if construction activities were to occur during more noise-sensitive hours (outside the construction hours defined in PDMC Section 9.24.070), construction noise levels could also create a substantial temporary increase in ambient noise levels creating a potentially significant impact. Construction noise is exempt from the City’s noise ordinance, and the City has no adopted threshold for construction; the City recognizes noise from construction activities to be intermittent and short-term in nature. Development facilitated by the General Plan would increase traffic and associated noise levels along area roadways in and around the City, which would expose existing and planned receptors to noise level increases. However, implementation of GP policies and programs would improve traffic flow, roadway design, and site design to reduce overall traffic noise within the City. Based on traffic modeling conducted for GP, this impact would be less than significant. Implementation of the GP would result in increases in on-site stationary-source noise levels associated with the proposed residential, commercial, mixed-use, office/industrial, park, and educational land uses. These stationary noise sources could exceed applicable hourly and maximum noise standards and result in a substantial increase in ambient noise levels. However, adherence to and implementation of GP policies and programs and adherence to the City’s Noise Control Ordinance would result in a less than significant impact. Meridian Consultants 58 University Park Specific Plan EIR Addendum 203-001-18 June 2018 Implementation of the GP could result in increased exposure of sensitive receptors to rail-generated noise. However, GP policies and programs would reduce potential noise exposure. Therefore, this impact would be less than significant. Additionally, the City’s Noise Element requires future projects to conduct project-level noise analyses. With incorporation of the General Plan policies, compliance with the City’s noise ordinance, and implementation of NOI-1, noise impacts would be less than significant with mitigation incorporated. Among these are measures which focus on new development incorporating architectural features and building design that ensure noise compatibility with adjacent land uses, enforcement of the City’s Noise Control Ordinance, and minimizing noise control impacts from stationary sources. With mitigation incorporated, impacts would be less than significant. No Substantial Change from Previous Analysis. Short-term construction of the proposed Project could exceed applicable City standards at nearby noise-sensitive receptors. Compliance with GPU/UNSP Mitigation NOI-1, which addresses short term construction-related noise is required of all development projects within the City. In the vicinity of the Project Site are residential uses, located approximately 200 feet away across Gerald Ford Drive to the north, 120 feet away across Portola Road to the west, and 500 feet away across College Drive to the southeast. However, no new or updated mitigation measures are required. All applicable measures identified in the GPU/UNSP EIR, and a number of General Plan policies which address noise, including Policy 1.2 (Require noise buffers between new project and sensitive receptors) and Policy 1.4 (coordinate transportation facility planning to reduce potential impacts to development) to mitigate noise impacts continue to apply to the proposed Project and would ensure that that the Project would not result in any substantial, permanent increase in ambient noise on or off site. Impacts would be less than significant. NOI-1 Construction Noise Impacts. Construction resulting from future developments consistent with the General Plan update would potentially result in higher noise levels at nearby sensitive receptors. The following best management practices (BMPs) would reduce short-term construction-related noise impacts: 1. Notification shall be mailed to owners and occupants of all developed land uses immediately bordering the construction site, and posted directly across the street from the construction site, providing a schedule for major construction activities that will occur for the duration of the construction period. In addition, the notification will include the identification of and contact number for a community liaison and a designated construction manager who would be available on-site to monitor construction activities. The construction manager Meridian Consultants 59 University Park Specific Plan EIR Addendum 203-001-18 June 2018 will be located at the on-site construction office during construction hours for the duration of all construction activities. Contact information for the community liaison and the construction manager will be located at the construction office, City Hall, and the police department. 2. During all construction site excavation and grading, the construction contractor shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards. 3. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the construction site. 4. For off road construction the contractor shall utilize grading and excavation equipment that is certified to generate noise levels of no more than 85 dBA at a distance of 50 feet. 5. All equipment designed for use on public roads shall be properly maintained with operating mufflers and air intake silencers as effective as those installed by the original manufacturer. 6. The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the construction site during all Project construction. Timing/Implementation: Prior to any earth movement permit or activity Enforcement/Monitoring: City Planning and Public Works Departments 2. Exposure of persons to or generation of excessive groundborne vibration or ground borne noise levels? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that sensitive receptors could be subjected to operational and construction vibration levels in excess of established thresholds. However, adherence to and implementation of GPU policies and programs and adherence to the City’s Municipal Code (9.24.070 Construction Activities) would result in a less than significant impact. Meridian Consultants 60 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. Short-term construction of the proposed Project could exceed applicable City standards at nearby sensitive receptors. In the vicinity of the Project Site are residential uses, located approximately 200 feet away across Gerald Ford Drive to the north, 120 feet away across Portola Road to the west, and 500 feet away across College Drive to the southeast. However, no new or updated mitigation measures are required. All applicable measures identified in the GPU/UNSP EIR to mitigate ground-borne vibration or ground-borne noise impacts continue to apply to the proposed Project. 3. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? GPU/UNSP EIR Finding: The GPU/UNSP EIR notes that development facilitated by the GPU/UNSP would increase traffic and associated noise levels along area roadways in and around the City, which would expose existing and planned receptors to noise level increases. However, implementation of City of Palm Desert General Plan policies and programs would improve traffic flow, roadway design, and site design to reduce overall traffic noise within the City. Based on traffic modeling conducted for the GPU/UNSP, this impact would be less than significant. No Substantial Change from Previous Analysis. As previously described, the Project would not cause a substantial permanent increase in ambient noise levels on or off site over that assumed for the approved Specific Plan Area. As such, the Project would not result in any impacts that were not previously disclosed in the GPU/UNSP EIR. 4. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? GPU/UNSP EIR Finding: The GPU/UNSP EIR concluded that construction associated with implementation of the GPU/UNSP could result in substantial, temporary increases in ambient noise levels in the Project vicinity. The GPU/UNSP EIR included Mitigation Measure NOI-1 to require development projects to follow specific procedures to keep construction noise levels at a minimum. With mitigation included, the GPU/UNSP EIR determined that impacts would be less than significant. No Substantial Change from Previous Analysis. As previously described, the Project would not generate construction noise levels that exceed the construction noise levels disclosed in the GPU/UNSP EIR. In addition, mandatory Project compliance with GPU/UNSP EIR Mitigation Measure NOI-1 would minimize construction-related noise. With mitigation incorporated, the Project would not result in any new or more severe impacts than those previously disclosed in the GPU/UNSP EIR. Meridian Consultants 61 University Park Specific Plan EIR Addendum 203-001-18 June 2018 5. Exposure of persons residing or working in the area to excessive noise levels, for a project located within an airport land use plan or within 2 miles of a public airport? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that implementation of the GPU/UNSP could result in increased exposure of sensitive receptors to aircraft-generated noise. The Bermuda Dunes Airport is located within the City’s SOI and under the purview of the Bermuda Dunes Airport Land Use Compatibility Plan Area. Implementation of the GPU could result in the construction of residential, commercial, and industrial uses in proximity to the airport. However, City of Palm Desert General Plan policies and programs, including the adoption and implementation of airport compatibility zones upon City annexation of areas under the purview of the airport land use plan, requiring new development in the vicinity of the airport to conform to the County’s airport land use and safety plans, and reviewing all new projects proposing to add square footage or change in building occupancy type within 2 miles of the airport, and residential density and nonresidential intensity requirements for development within the Airport Compatibility Zones. As such, City of Palm Desert General Plan policies and programs would reduce potential impacts regarding noise exposure to a less than significant level. No Substantial Change from Previous Analysis. The Project Site is not located within an airport land use plan. As mentioned earlier, the closest public use airport is the Bermuda Dunes Airport, approximately 4.6 miles southeast of the Project Site. No impacts would occur. 6. Exposure of persons residing or working in the project area to excessive noise levels, for a project within the vicinity of a private air strip? GPU/UNSP EIR Finding: The GPU/UNSP EIR did not explicitly mention impacts regarding private airstrips. However, no private airstrips exist within City limits or the SOI. As such, no impacts would occur. No Substantial Change from Previous Analysis. The Project Site is not located in the vicinity of a private airstrip. No impacts would occur. POPULATION, EMPLOYMENT, AND HOUSING Discussion 1. Induce substantial population growth in an area, either directly or indirectly? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that implementation of the GPU/UNSP would guide future development and reuse projects in the City in a manner that would not substantially increase the population in Palm Desert either directly or indirectly. Providing for the orderly growth of Meridian Consultants 62 University Park Specific Plan EIR Addendum 203-001-18 June 2018 Palm Desert is a basic purpose of the GPU/UNSP, which would direct expected regional growth. This would be a less than significant impact. No Substantial Change from Previous Analysis. The proposed Project includes the development of a residential master plan containing 1,069 residential dwellings. The UNSP provides for and anticipates development of up to 2,618 residential dwelling units. As such, the proposed Project would account for approximately 41 percent of the planned development potential. Based on the City’s average of 2.17 persons per household as estimated by the California Department of Finance (DOF) for 2018,21 implementation of the Project would increase the City’s residential population by approximately 2,320 persons.22 SCAG has forecasted a population increase of 4,031 by 2035 23 from the January 2018 DOF population estimate of 52,769 for the City of Palm Desert. The proposed Project would account for approximately 58 percent of the forecasted population growth. Therefore, the Project would not contribute to population and housing growth that would exceed growth forecasts for the City. As such, impacts would similarly be less than significant. 2. Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that subsequent land use activities associated with implementation of the GPU/UNSP would not result in the displacement of substantial numbers of housing or persons necessitating the construction of replacement housing elsewhere. This would be a less than significant impact. No Substantial Change from Previous Analysis. The Project Site consists of 175 acres of undeveloped land. No housing is currently present on the Project Site, and as such, the Project would not displace existing housing. As such, the Project is consistent with the determination of the GPU/UNSP EIR, and impacts would be less than significant. 21 California Department of Finance, “E-5 Population and Housing Estimates for Cities, Counties, and the State, 2011–2018 with 2010 Census Benchmark,” accessed May 4, 2018, http://www.dof.ca.gov/Forecasting/Demographics/Estimates/E-5/. 22 Based on the 2018 Department of Finance estimates for occupancy for the City of Palm Desert, the average household size for residential units is 2.17 persons per household. 2.17 persons per household × 1,069 residential units = approximately 2,320 persons. 23 Southern California Association of Governments (SCAG), Adopted 2012 RTP Growth Forecast, http://www.scag.ca.gov/DataAndTools/Pages/GrowthForecasting.aspx, accessed May 4, 2018. Meridian Consultants 63 University Park Specific Plan EIR Addendum 203-001-18 June 2018 3. Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? GPU/UNSP EIR Finding: As noted in the GPU/UNSP EIR, subsequent land use activities associated with implementation of the GPU/UNSP would not result in the displacement of substantial numbers of housing or persons necessitating the construction of replacement housing elsewhere. This would be a less than significant impact. No Substantial Change from Previous Analysis. The Project Site consists of 175 acres of undeveloped land and no housing or residents are currently present on the Project Site, and as such, the Project would not necessitate the need for replacement housing. Consistent with the determination of the GPU/UNSP EIR, impacts would be less than significant. 4. Cumulative effects? GPU/UNSP EIR Finding: The GPU/UNSP EIR concluded that subsequent land use activities associated with implementation of the GPU, in addition to existing, approved, proposed, and reasonably foreseeable development, could result in a cumulative increase in population and housing growth in Palm Desert as well as in the surrounding region, along with associated environmental impacts. Development would not displace people or housing necessitating the construction of housing elsewhere. This cumulative increase in population and housing is consistent with that projected by SCAG. Therefore, the cumulative impact is less than cumulatively considerable. No Substantial Change from Previous Analysis. The Project would develop land uses as envisioned and anticipated by the GPU/UNSP. The population and employment growth instigated by this development are consistent with forecasts for the City. As such, impacts would similarly be less than cumulatively considerable. Meridian Consultants 64 University Park Specific Plan EIR Addendum 203-001-18 June 2018 PUBLIC SERVICES AND UTILITIES Discussion Fire Protection and Emergency Medical Services Would the project: 1. Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: GPU/UNSP EIR Finding: The GPU/UNSP EIR found that implementation of the GPU/UNSP would result in an increase in population in the City, which would increase demand for fire protection services and potentially result in the need for additional and/or expanded fire protection facilities. However, GPU/UNSP policies and actions would require the City to continue to review fire protection facility and staffing needs and provide appropriate adequate funding to meet those needs. Therefore, this impact would be less than significant. No Substantial Change from Previous Analysis. Fire protection services for the Project Site would be provided by the Riverside County Fire Department (RCFD). The closest RCFD station is located approximately 1 mile south, at the intersection of Portola Avenue and Country Club Drive. As mentioned previously, development of the Project is estimated to generate an increase of approximately 2,320 residents on site. As stated in the GPU/UNSP EIR, the Project is subject to compliance with the 2013 California Building Code (or the most current version) and the 2013 California Fire Code (Part 9 of Title 24 of the California Code of Regulations), which would aid in reducing the demand on fire protection services by requiring fire protection detection systems, proper fire flow, and use of appropriate construction materials. Title 15 of the City Municipal Code establishes building and construction standards to protect the public health, safety, and welfare through fire prevention. Further, the Project is subject to development impact fees to mitigate the impacts of new development. Development impact fees finance public facilities and service improvements, including fire protection capital and facilities needs. The Project’s estimated increase in residential population and effects on the surrounding circulation network would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Therefore, impacts would be less than significant. Meridian Consultants 65 University Park Specific Plan EIR Addendum 203-001-18 June 2018 2. Cumulative impacts on fire protection? GPU/UNSP EIR Finding: As determined by the GPU/UNSP EIR, implementation of the GPU/UNSP, in combination with other existing, planned, proposed, approved, and reasonably foreseeable development in Palm Desert, would increase the demand for fire protection and emergency medical services and thus require additional staffing, equipment, and related facilities under cumulative conditions. The provision of these facilities could result in environmental impacts. The GPU/UNSP’s contribution to the need for expanded fire protection and emergency medical services would be considered less than cumulatively considerable given requirements for project-level CEQA review of future fire protection and emergency medical services facilities, along with compliance with the California Fire Code. No Substantial Change from Previous Analysis. The proposed Project is consistent with development envisioned and anticipated by the GPU/UNSP. As previously stated, the Project is subject to compliance with the 2013 California Building Code the 2013 California Fire Code (Part 9 of Title 24 of the California Code of Regulations), and Title 15 of the City Municipal Code. Further, the Project is subject to development impact fees to mitigate the impacts of new development. Further, the development would comply with the California Fire Code. As such, impacts on fire protection would similarly be less than cumulatively considerable. Law Enforcement Services Would the project: 1. Result in substantial adverse physical impacts associated with the provision of or need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for law enforcement services? GPU/UNSP EIR Finding: The GPU/UNSP EIR notes that implementation of the GPU/UNSP would result in an increase in population in the Planning Area, which would increase demand for police protection services, resulting in the need for additional and/or expanded police protection facilities. However, GPU/UNSP policies and implementation actions would require the City to continue to provide funding and adequate staffing, facilities, equipment, and technology to meet existing and projected service demands and response times. Therefore, this impact would be less than significant. Meridian Consultants 66 University Park Specific Plan EIR Addendum 203-001-18 June 2018 No Substantial Change from Previous Analysis. Police protection services for the Project Site would be provided by the Palm Desert Police Department (PDPD). The closest PDPD station is located within approximately 0.5 miles of the site, immediately to the west on Gerald Ford Drive. As mentioned previously, development of the Project is estimated to generate an increase of approximately 2,320 residents on site. As stated in the GPU/UNSP EIR, all future residential and nonresidential development projects in Palm Desert are subject to development impact fees to mitigate the impacts of new development. Development impact fees finance public facilities and service improvements, including police services capital and facilities needs. Further, the proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR. As such, the Project’s estimated increase in residential population and generation of service calls would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Therefore, impacts would be less than significant. 2. Cumulative demand for law enforcement services? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that implementation of the GPU/UNSP, in combination with other existing, planned, proposed, approved, and reasonably foreseeable development in the PDPD service area, would increase the demand for law enforcement services and thus require additional staffing, equipment, and facilities, the construction of which could cause significant environmental impacts. However, the GPU/UNSP’s contribution to the need for expanded law enforcement services would be considered less than cumulatively considerable given requirements for project-level CEQA review. No Substantial Change from Previous Analysis. The proposed Project would develop land uses as envisioned and anticipated by the GPU/UNSP. The subsequent increase in residential population and associated increase in demand for law enforcement services has been previously evaluated by the GPU/UNSP EIR. As previously stated, this Project and all future residential and nonresidential development projects in Palm Desert are subject to development impact fees to mitigate the impacts of new development. Imposition of development impact fees to finance public facilities and service improvements, including police capital facilities needs, is necessary to offset any potential increase in population, thereby protecting public safety and welfare. No new or more severe impacts would result, and impacts would similarly be less than cumulatively considerable. Meridian Consultants 67 University Park Specific Plan EIR Addendum 203-001-18 June 2018 Public Schools Would the project: 1. Result in substantial adverse physical impacts associated with the provision of or need for new or physically altered school facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, or other performance objectives related to schools? GPU/UNSP EIR Finding: The GPU/UNSP EIR concluded that implementation of the GPU/UNSP would result in an increase in population in the Planning Area, resulting in the need for additional and/or expanded school facilities. However, existing laws and regulations would require funding for the provision or expansion of new school facilities to offset impacts from new residential or commercial/industrial development. Therefore, this impact would be less than significant. No Substantial Change from Previous Analysis. Public education services and facilities for the City are provided by the Desert Sands Unified School District (DSUSD) and Palm Springs Unified School District (PSUSD). The DSUSD operates four elementary schools, one middle school, and one high school in the City and SOI. As mentioned previously, development of the Project is estimated to generate an increase of approximately 2,320 residents on site. However, the proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR. The development would be required to pay school impact mitigation fees to address facility impacts created by new residential development. As such, the Project’s estimated increase in residential student population would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Therefore, impacts would be less than significant. 2. Cumulative schools impacts? GPU/UNSP EIR Finding: The GPU/UNSP EIR disclosed that population growth associated with implementation of the GPU/UNSP, in combination with other existing, planned, proposed, approved, and reasonably foreseeable development in the region, would result in a cumulative increase in student enrollment. However, this would be a less than cumulatively considerable impact. No Substantial Change from Previous Analysis. The proposed Project would develop land uses as envisioned and anticipated by the GPU/UNSP. The subsequent increase in residential population and associated increase in demand for public school facilities has been previously evaluated by the GPU/UNSP EIR. As stated in the GPU/UNSP EIR, each development project (including this Project) will be required to pay developer impact fees in the amount required at the time of building permit issuance. Meridian Consultants 68 University Park Specific Plan EIR Addendum 203-001-18 June 2018 The DSUSD has established school impact mitigation fees to address the facility impacts created by new residential and commercial/industrial development.24 The district uses these fees to pay for facility expansion and upgrades needed to serve new students. The fees collected from developers will also go toward financing construction and/or acquisition of new public school facilities necessary to serve students expected to be generated from new residential and commercial/industrial development. The Project would comply with GPU requirements to mitigate impacts to school facilities by paying applicable development impact fees. No new or more severe impacts would result, and impacts would similarly be less than cumulatively considerable. Parks and Recreation Would the project: 1. Result in the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that implementation of the GPU/UNSP would result in an increase in population in the Planning Area, which would increase demand for parks and recreation services, resulting in the need for additional and/or expanded parks and recreation facilities. However, GPU/UNSP policies and implementation actions would require the provision of new parks and recreation facilities and ongoing parkland maintenance to prevent deterioration. Therefore, this impact would be less than significant. No Substantial Change from Previous Analysis. The City owns, operates, and maintains several developed park and recreation facilities; the City and SOI include approximately 163 acres of parkland, 23,060 acres of open space, and 6,834 acres of golf courses. The Specific Plan Area currently contains two community parks that together total 5 acres. As mentioned previously, development of the Project is estimated to generate an increase of approximately 2,320 residents on site. However, the proposed Project includes seven separate, dedicated park areas, a dedicated recreational facility and recreational trail facilities. These park areas would meet the City’s and exceeds the City’s park requirements for the Project. As such, the Project’s estimated increase in residential population which largely would be serviced by the proposed recreational amenities, would not result in any new or substantially more 24 Desert Sands Unified School District, “School Impact Developer Fees” (effective July 18, 2016), available at https://www.dsusd.us/sites/default/files/School%20Facility%20Developer%20Fees%207-18-16_2_0.pdf. Meridian Consultants 69 University Park Specific Plan EIR Addendum 203-001-18 June 2018 severe impacts that were not previously disclosed in the GPU/UNSP EIR. Therefore, impacts would be less than significant. 2. Result in the inclusion of recreational facilities or require construction or expansion of recreational facilities which might have an adverse physical effect on the environment? GPU/UNSP EIR Finding: The GPU/UNSP EIR concluded that implementation of the GPU/UNSP would result in an increase in population in the Planning Area, which would increase demand for parks and recreation services, resulting in the need for additional and/or expanded parks and recreation facilities. However, GPU/UNSP policies and implementation actions would require the provision of new parks and recreation facilities and ongoing parkland maintenance to prevent an adverse physical effect on the environment. Therefore, this impact would be less than significant. No Substantial Change from Previous Analysis. As mentioned previously, the proposed Project includes seven separate, dedicated park areas and recreational trail facilities. These park areas are integrated into the Project proposal and their potential effects on the environmental would not be evaluated separately. The Project would further comply with Policy 3.1 of the GPU/UNSP, which requires new development to contribute land and/or funding to expand the community’s open space network, in support of the CVMSHCP. The residential and park uses proposed by the Project are consistent with the development envisioned and anticipated by the GPU/UNSP. As such, the Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Therefore, impacts would be less than significant. 3. Cumulative parks and recreation demands? GPU/UNSP EIR Finding: As noted in the GPU/UNSP EIR, implementation of the GPU/UNSP, along with other existing, planned, proposed, approved, and reasonably foreseeable development, would increase the use of existing parks and would require additional park and recreation facilities in the cumulative setting, the provision of which could have an adverse physical effect on the environment. This would be a less than cumulatively considerable impact. No Substantial Change from Previous Analysis. The proposed Project would develop land uses as envisioned and anticipated by the GPU/UNSP, which include residential and park land uses. The Project would further comply with Policy 3.1 of the GPU/UNSP, which requires new development to contribute land and/or funding to expand the community’s open space network, in support of the CVMSHCP. The subsequent increase in residential population and associated increase in demand for park areas and Meridian Consultants 70 University Park Specific Plan EIR Addendum 203-001-18 June 2018 recreational facilities have been previously evaluated by the GPU/UNSP EIR. No new or more severe impacts would result, and impacts would similarly be less than cumulatively considerable. Library Facilities Would the project: 1. Result in substantial adverse physical impacts associated with the provision of or need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, or other performance objectives relating to libraries? GPU/UNSP EIR Finding: The GPU/UNSP EIR concluded that implementation of the GPU/UNSP would result in an increase in population in the Planning Area, which would increase the demand for library services. However, the City would not need to expand or construct library facilities to meet recommended standards. Therefore, this impact would be less than significant. No Substantial Change from Previous Analysis. As mentioned previously, development of the Project is estimated to generate an increase of approximately 2,320 residents on site. However, the proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and the additional demands are considered minimal. Further, the Project would require the payment of appropriate development impact fees to reduce impacts to less than significant levels. With the payment of these fees, the Project’s estimated increase in residential population would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Therefore, impacts would be less than significant. 2. Cumulative library impacts? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that population growth associated with implementation of the GPU/UNSP, in combination with other existing, planned, proposed, approved, and reasonably foreseeable development in the region, would not result in a cumulative increase in demand for library services. This would be a less than cumulatively considerable impact. No Substantial Change from Previous Analysis. The proposed Project would develop land uses as envisioned and anticipated by the GPU/UNSP. The subsequent increase in residential population and associated increase in demand for library services have been previously evaluated by the GPU/UNSP EIR. The Project would require the payment of appropriate development impact fees to reduce impacts to Meridian Consultants 71 University Park Specific Plan EIR Addendum 203-001-18 June 2018 less than significant levels. No new or more severe impacts would result, and impacts would similarly be less than cumulatively considerable. Water Supply and Service; Wastewater Service Would the project: 1. Exceed wastewater treatment requirements of the Colorado River Basin Regional Water Quality Control Board? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that implementation of the GPU/UNSP would result in an increase in population in the Planning Area, which would increase the amount of wastewater treated by the Coachella Valley Water District (CVWD). However, GPU/UNSP policies would require development projects to pay for their share of new sewer infrastructure or improvements necessitated by that development. Therefore, this impact would be less than significant. No Substantial Change from Previous Analysis. Wastewater generated by the Project would be treated by the CVWD. The City and CVWD cooperate in ensuring that wastewater infrastructure is in good operational order. Implementation of the Project would adhere to City requirements that development pays its fair share of new sewer infrastructure or improvements as necessary. This would ensure that increased demand associated with the Project would not significantly increase wastewater service demands. As such, impacts would be less than significant. 2. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that implementation of the GPU/UNSP would result in an increase in population in the Planning Areas, which would increase the demand for water and wastewater treatment. However, the anticipated increase in wastewater generated would not exceed the capacity of the existing treatment plants or result in the need for the construction or expansion of water or wastewater treatment facilities that would result in significant environmental effects. Therefore, this impact would be less than significant. No Substantial Change from Previous Analysis. Implementation of the proposed Project would result in an increase of residential users within the CVWD service area and thus the amount of wastewater generated. Wastewater generated by the Project Site would be treated by the Cook Street plant (WRP Meridian Consultants 72 University Park Specific Plan EIR Addendum 203-001-18 June 2018 10), which treats an average of 10 million gallons per day (mgd) and had a capacity of 18 mgd in 2014.25 CVWD estimates water use in the Coachella Valley to be 383 gallons per capita daily (gpcd).26 As previously mentioned, the Project is estimated to increase the residential population by 2,320 persons. Thus, the increase in water demand would amount to approximately 0.87 mgd. CVWD estimates that some 60 percent of this water is permanently “lost,” and 40 percent is returned for treatment,27 meaning the CVWD would need to treat an additional approximately 0.36 mgd28 of wastewater as a result of the Project, well within the capacity of the Cook Street plant. Therefore, the Project would not require any new or expanded water treatment facilities. The Project would not have the potential to exceed the wastewater treatment requirements of the CVWD and impacts would similarly be less than significant. 3. Cause the CVWD to determine it has inadequate capacity to serve projected demand for wastewater treatment, in addition to its existing commitments? GPU/UNSP EIR Finding: The GPU/UNSP EIR disclosed that implementation of the GPU/UNSP would result in the need for additional wastewater treatment. The increased population growth projected from implementation of the GPU/UNSP would be less than that anticipated by the urban water management plans of water suppliers, and no new entitlements would be needed. This impact would be less than significant. No Substantial Change from Previous Analysis. As previously discussed, CVWD’s Cook Street plant (WRP 10) has sufficient capacity to accommodate the increased wastewater generation from the Project. The Project would not result in an impact that was not previously disclosed in the GPU/UNSP EIR. As such, impacts would similarly be less than significant. 4. Require or result in the construction of new stormwater drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that implementation of the GPU/UNSP would result in development in the Planning Area but would generally not increase the amount of impervious surface. GPU/UNSP policies and implementation actions would direct construction of development projects to 25 City of Palm Desert, GPU/UNSP, Draft Environmental Impact Report (August 2016), p. 4.14-34. 26 City of Palm Desert, General Plan, “Water Resources Element” (2004), p. IV-41. 27 City of Palm Desert, General Plan, “Water Resources Element” (2004), p. IV-41. 28 The number of increased persons (2,320) × gallons per capita daily (383) × fraction of consumed water returned as wastewater (0.4) = approximately 354,505 gpd. Meridian Consultants 73 University Park Specific Plan EIR Addendum 203-001-18 June 2018 include on-site drainage improvements, which would reduce the impact on existing stormwater drainage facilities. Therefore, this impact would be less than significant. No Substantial Change from Previous Analysis. As previously discussed, existing streets intersecting the Project Site include on-street stormwater drainage facilities currently in place. The proposed Project’s residential master plan would include additional street stormwater drainage facilities as required and necessitated to ensure adequate capacity to accommodate peak stormwater runoff flows discharged from the Project Site. Accordingly, the Project would not create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage. As such, no new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR would occur. Impacts would similarly be less than significant. 5. Have insufficient water supplies available to serve the project from existing entitlements and resources, or would require new or expanded entitlements? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that implementation of the GPU/UNSP would result in the need for additional water supply. The increased population growth projected from implementation of the GPU/UNSP would be less than that anticipated by the urban water management plans of water suppliers, and no new entitlements would be needed. This impact would be less than significant. No Substantial Change from Previous Analysis. The proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR. The CVWD’s 2015 Urban Water Management demonstrates the District has the supply capacity to meet demand in single normal year, single dry year, and multiple dry year scenarios until at least the year 2040.29 Therefore, the Project would not necessitate new or expanded water entitlements. The Project’s estimated increase in residential population and effects on water supply consumption would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. As such, impacts would similarly be less than significant. 6. Cumulative water and wastewater impacts? GPU/UNSP EIR Finding: The GPU/UNSP EIR concluded that implementation of the proposed GPU/UNSP, in combination with other existing, planned, proposed, approved, and reasonably foreseeable 29 Coachella Valley Water District (CVWD), 2015 Urban Water Management Plan (July 1, 2016), p. 7-12, accessed May 8, 2018, http://cvwd.org/ArchiveCenter/ViewFile/Item/516, accessed May 8. Meridian Consultants 74 University Park Specific Plan EIR Addendum 203-001-18 June 2018 development in the region, would increase the demand for water supply and wastewater treatment. The provision of associated facilities could result in environmental impacts. The proposed Project’s contribution to the need for expanded water services would be considered less than cumulatively considerable given requirements for project-level CEQA review and the proposed GPU/UNSP’s policies and implementation actions. No Substantial Change from Previous Analysis. The proposed Project would comply with provisions of the GP and regulations of the PDMC, ensuring that the development would not result in cumulative water and wastewater impacts. Impacts would similarly be less than cumulatively considerable. Solid Waste Would the project: 1. Be served by a landfill with insufficient permitted capacity to accommodate the project’s solid waste disposal needs; not comply with federal, state, and local statutes and regulations related to solid waste? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that implementation of the GPU/UNSP would result in additional solid waste disposal needs. Adequate capacity exists in the landfills receiving waste generated in Palm Desert to accommodate these additional needs. All development would be required to comply with federal, State, and local statutes and regulations related to solid waste, including mandatory commercial and multifamily recycling requirements of Assembly Bill 341 and Riverside County diversion policies and programs implemented by mandate from the California Integrated Waste Management Act. Therefore, this impact would be less than significant. No Substantial Change from Previous Analysis. Solid waste generated from the Project would be served by the Mecca II and Oasis landfills.30 The Mecca II landfill is permitted to receive 400 tons of refuse per day and has a maximum permitted capacity of 452,182 cubic yards, with a capacity of 6,371 cubic yards remaining as of 2014.31 The Oasis landfill is permitted to receive 400 tons of refuse per day and has a maximum permitted capacity of 1,097,152 cubic yards, with 433,779 cubic yards remaining as of 2012.32 Using the solid 30 City of Palm Desert, GPU/UNSP, Draft Environmental Impact Report, p. 4.14-45. 31 California Department of Resources Recycling and Recovery (CalRecycle), “Facility/Site Summary Details: Mecca Landfill II (33-AA-0071),” accessed May 8, 2018, http://www.calrecycle.ca.gov/SWFacilities/Directory/33-AA-0071/Detail/. 32 CalRecycle, “Facility/Site Summary Details: Oasis Sanitary Landfill (33-AA-0015),” accessed May 8, 2018, http://www.calrecycle.ca.gov/SWFacilities/Directory/33-AA-0015/Detail/. Meridian Consultants 75 University Park Specific Plan EIR Addendum 203-001-18 June 2018 waste generation rate from the GPU/UNSP EIR of 0.41 tons per dwelling unit per year, the proposed Project’s estimated 1,069 dwelling units would generate approximately 439 tons of solid waste per year,33 which corresponds to approximately 1.8 tons per day. The solid waste generated by the Project represents 0.2 percent of the daily capacities of the Mecca II and Oasis landfills against an estimated utilization of approximately 5.3 percent of daily refuse capacity.34 Thus, solid waste generated by the Project would not cause landfills serving the City to exceed their maximum permitted daily disposal volume. As such, the Project would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Therefore, impacts would be less than significant. The proposed Project is consistent with development anticipated and evaluated by the GPU/UNSP EIR and would be required to comply with all federal, State, and local statutes and regulations related to solid waste as outlined by the GPU/UNSP EIR. As such, the Project’s estimated increase in residential population and effects on solid waste generation handling would not result in any new or substantially more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Therefore, impacts would be less than significant. 2. Cumulative solid waste impacts? GPU/UNSP EIR Finding: As noted in the GPU/UNSP EIR, implementation of the GPU/UNSP, in combination with other existing, planned, proposed, approved, and reasonably foreseeable development in the region, would increase the demand for solid waste facilities. The provision of these facilities could result in environmental impacts. The GPU/UNSP’s contribution to the need for expanded solid waste services would be considered less than cumulatively considerable given requirements for project-level CEQA review and the policies and implementation actions of the GPU/UNSP. No Substantial Change from Previous Analysis. The proposed Project would comply with provisions of the GP and regulations of the PDMC, ensuring that the development would not result in cumulative solid waste impacts. Impacts would similarly be less than cumulatively considerable. 33 City of Palm Desert, GPU/UNSP, Draft Environmental Impact Report, p. 3-73. 34 The 2012 SCAG Adopted Growth Forecast estimates the City of Palm Desert to contain 25,800 households in 2020. 25,800 × 0.41 = approximately 10,578 tons per year. 10,578 ⁄ approximately 250 business days in a year = approximately 43 tons per day. 43 tons ⁄ combined 800-ton daily capacity = an approximately 5.3 percent utilization rate. Meridian Consultants 76 University Park Specific Plan EIR Addendum 203-001-18 June 2018 TRANSPORTATION Discussion Would the project: 1. Degrade peak hour operations at an intersection from an acceptable LOS D, increase control delay by 2.0 or more seconds at an intersection already operating unacceptably, degrade daily level of service at a roadway segment from an acceptable LOS D, or increase volume by 2% or more on a segment already operating unacceptably? GPU/UNSP EIR Finding: The GPU/UNSP EIR disclosed that adoption and implementation of the GPU/UNSP would degrade peak-hour operations from acceptable performance at 2 of 39 intersections and degrade daily level of service (LOS) from acceptable performance at 1 of 40 roadway segments to operate below the LOS D standard. This would result in a potentially significant impact. The GPU/UNSP EIR outlines mitigation measures to reduce impacts to the existing traffic load and capacity, including the implementation and optimization of traffic signals at intersections with unacceptable levels of service and the installation of additional lanes at targeted locations. With the incorporation of mitigation, impacts would be reduced to a less than significant level. Less Severe Impact. As mentioned previously, development of the Project is estimated to generate an increase of approximately 2,320 residents on site, contributing to an increased utilization of the surrounding circulation system. Of the two intersections identified by the GPU/UNSP EIR as having degraded performance during the PM peak hour upon implementation of the GPU/UNSP, neither is located in the immediate vicinity of the Project Site. The intersection of Monterey Avenue and Dinah Shore Drive is located 1.4 miles to the northwest and the intersection of Washington Street and Country Club Drive is located 3.2 miles southeast. In addition, the one roadway segment anticipated to operate below the LOS D standard, Washington Street north of Country Club Drive, is located approximately 3.3 miles east of the Project Site. The proposed Project seeks to implement development previously anticipated by the GPU/UNSP. As such, the Project’s potential traffic impacts are included in the analysis conducted for the GPU/UNSP EIR. Under the GPU/UNSP EIR evaluation, up to 2,618 residential dwelling units were anticipated and analyzed. The proposed Project includes the development of a residential master plan containing 1,069 homes, accounting for approximately 43 percent of the planned development potential of the UNSP. However, the Project is required to comply with policies contained in the GPU/UNSP, such as Policy 6.1, which requires that new development pay for its fair share of construction costs related to new and/or upgraded infrastructure needed to accommodate the Meridian Consultants 77 University Park Specific Plan EIR Addendum 203-001-18 June 2018 development. As such, implementation of the Project would result in less severe impacts than those outlined by the GPU/UNSP EIR. 2. Conflict with Caltrans traffic study guidelines, which establish LOS C as the performance standard? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that adoption and implementation of the GPU/UNSP would conflict with Caltrans traffic study guidelines by resulting in acceptable performance at the single Caltrans intersection in Palm Desert but contributing to unacceptable performance along six freeway segments. This would result in a potentially significant and unavoidable impact. Less Severe Impact. As previously mentioned, development of the Project would account for approximately 43 percent of the planned development potential of the UNSP. However, the Project is required to comply with policies contained in the GPU/UNSP, such as Policy 6.1, which requires that new development pay for its fair share of construction costs related to new and/or upgraded infrastructure needed to accommodate the development. The Project will contribute its fair share of the standard fees and assessments due with recordation of maps or at the building permit level. These fees include Development Impact Fees to offset the cost of providing services, and the Transportation Uniform Mitigation Fee. While the Project would pay fair share fees and it conforms with population and traffic projections under the GPU/UNSP EIR, these impacts would remain potentially significant and unavoidable impact. 3. Conflict with the Riverside County Congestion Management Program, which establishes LOS E as the performance standard? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that adoption and implementation of the GPU/UNSP would not conflict with the Riverside County Congestion Management Program. Adoption and implementation would maintain the LOS standard (LOS E) for CMP intersections and roadways. This would result in a less than significant impact. Less Severe Impact. As previously mentioned, development of the Project would account for approximately 43 percent of the planned development potential of the UNSP. The Project would pay fair share fees and it conforms with population and traffic projections under the GPU/UNSP EIR. As such, implementation of the Project would result in less severe impacts than those outlined for full development by the GPU/UNSP EIR. Meridian Consultants 78 University Park Specific Plan EIR Addendum 203-001-18 June 2018 4. Conflict with the performance standards of jurisdictions adjacent to Palm Desert? GPU/UNSP EIR Finding: The GPU/UNSP EIR noted that adoption and implementation of the GPU/UNSP would not conflict with the performance standards of jurisdictions adjacent to Palm Desert. Adoption and implementation would maintain the LOS standards for facilities in adjacent jurisdictions (Rancho Mirage, Indian Wells, La Quinta, and Riverside County). This would result in a less than significant impact. Less Severe Impact. As previously mentioned, development of the Project would account for approximately 43 percent of the planned development potential of the UNSP. As such, implementation of the Project would result in less severe impacts than those outlined for full development by the GPU/UNSP EIR. 5. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? GPU/UNSP EIR Finding: The GPU/UNSP EIR mentioned that adoption and implementation of the GPU/UNSP would not modify the planning or operations of Palm Springs International Airport or Bermuda Dunes Airport or introduce land use patterns that may cause substantial safety risks to or from air operations. Thus, implementation would result in a less than significant impact. Less Severe Impact. The Project Site is located approximately 4.6 miles northwest of Bermuda Dunes Airport and approximately 7.4 miles southeast of Palm Springs International Airport. The Project Site is not located within an airport land use plan and would not modify flight operations or land use patterns in the vicinity of an airport. As such, there would be no impacts. 6. Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses? GPU/UNSP EIR Finding: The GPU/UNSP EIR determined that adoption and implementation of the GPU/UNSP would not substantially increase hazards due to design features or incompatible uses. Thus, implementation would result in a less than significant impact. No Substantial Change from Previous Analysis. The proposed Project would develop 1,069 residential units on the Project Site, in accordance with the UNSP land use designation and zoning code. The proposed Project’s residential master plan conforms with applicable City of Palm Desert development standards and would not result in any hazards due to a design feature. As such, impacts would similarly be less than significant. Meridian Consultants 79 University Park Specific Plan EIR Addendum 203-001-18 June 2018 7. Result in inadequate emergency access? GPU/UNSP EIR Finding: The GPU/UNSP EIR found that adoption and implementation of policies in the GPU/UNSP would not result in inadequate emergency access. Adoption and implementation would reduce emergency access program-level impacts to a less than significant level. No Substantial Change from Previous Analysis. The proposed Project would develop a residential and open space uses which would require access for emergency services. The Project would conform to all City development standards, including the provisions of the PDMC regarding street widths for emergency vehicle access. Implementation of the Project would not introduce any new or more severe impacts than those outlined by the GPU/UNSP EIR. As such, impacts would similarly be less than significant. 8. Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? GPU/UNSP EIR Finding: The GPU/UNSP EIR concluded that that adoption and implementation of the GPU/UNSP would not conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities. Adoption and implementation would support the maintenance and expansion of transit, bicycle, and pedestrian facilities consistent with adopted local and regional plans. Thus, implementation would result in a less than significant impact. No Substantial Change from Previous Analysis. The proposed Project would develop land uses in conformance with the UNSP and would not conflict with or decrease the performance of the surrounding pedestrian and bicycle circulation networks or public transportation system. Further, as stated in the GPU/UNSP EIR, the intent of the UNSP is to provide residents with the best opportunity to live locally. As many of the sustainability practices could result in less cost to the resident (i.e., walking vs. driving) it is fair to assume that many will act in their own best interest and make use of the opportunities provided in the UNSP resulting in a reduction in environmental impacts. As the UNSP is a part of the General Plan and incorporates the sustainability features of the General Plan, the implementation of the UNSP is considered less than cumulatively considerable. The Project would not result in any new or more severe impacts that were not previously disclosed in the GPU/UNSP EIR. Meridian Consultants 80 University Park Specific Plan EIR Addendum 203-001-18 June 2018 REFERENCES California Department of Finance (DOF), E-5 Population and Housing Estimates for Cities, Counties, and the State, 2011-2018 with 2010 Census Benchmark, http://www.dof.ca.gov/Forecasting/Demographics/Estimates/E-5/, accessed May 4, 2018. 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