HomeMy WebLinkAboutItem 2A PLC Communities - Miralon
PLANNING COMMISSION STAFF REPORT
DATE: December 4, 2024 Unfinished Business
SUBJECT: A REQUEST BY PLC COMMUNITIES TO AMEND AN EXISTING FINAL
PLANNED DEVELOPMENT PLAN FOR A 153-UNIT MULTI-FAMILY
RESIDENTIAL DEVELOPMENT TO INCLUDE AN INCREASE OF
RESIDENTIAL UNITS TO 157; MINOR CHANGES TO THE SITE PLAN
AND A MINOR AMENDMENT TO THE MIRALON DESIGN GUIDELINES
OF THE PROJECT LOCATED AT 801 NORTH SUNRISE WAY, (CASE
NO. PDD-2024-0005) (ER).
FROM: Department of Planning Services
SUMMARY:
This proposed amendment to the final development plans for a 153-unit multi-family
residential development in Planning Area 5 of the Miralon project was previously
reviewed by the Commission on two previous meetings and also at two subcommittee
meetings. The applicant has made several revisions to the project by incorporating the
recommendations from the Planning Commission and the subcommittee.
RECOMMENDATION:
1. The Planning Commission to make a finding of Substantial Conformance to the
Criteria listed in Section 94.03.00(F) of PSZC, the Miralon Design Guidelines and
PDD 290. The Substantial Conformance Criteria are as follows:
• The amended final development plan is in substantial conformance with
the preliminary development plan.
• The amended final development plan is in substantial conformance with all
other associated entitlements for the development.
• The amended final development plan incorporates all modifications and
conditions to the preliminary development plan as approved by the City
Council.
2. Approve the proposed amendment to the Miralon Design Guidelines allowing an
increase of the square footage of multi-family unit range from 1,200 – 1,600 to
1,200 – 2,300 square feet in Planning Area 5.
An additional detailed analysis of these findings are contained in the Findings Section of
this Staff Report.
Planning Commission Staff Report
December 4, 2024 – Page 2 of 6
PDD-2024-0005/5.0982-PDD 290
ISSUES:
Pursuant to City Council Policy Resolution No. 25064, the City’s Legislative Bodies shall
not conduct more than three (3) meetings on a particular matter before them without
reaching a final disposition on that matter. Further, according to SB 330 all Legislative
Bodies, including the City Council, the Planning Commission, or any board,
commission, or any other hearing officer or body of the City, or any committee or
subcommittee thereof shall not hold more than five (5) total meetings without reaching a
final disposition on that matter. In this case, this is the third time this project is being
presented to the Planning Commission; therefore, a final action must be taken at the
meeting of November 13, 2024, consistent with the provisions of the Council’s Policy,
Resolution No. 25064 and SB 330.
SCOPE OF REVIEW:
1. The Commission will first review the proposed amendment to the Miralon Design
Guidelines to allow an increase of the square footage of multi-family unit range
from 1,200 – 1,600 to 1,200 – 2,300 square feet in Planning Area 5.
2. The Planning Commission shall review the proposed amendment to the Final
Development Plans application Case PDD-2024-001/5.0982-PDD 290 for
conformance to the criteria listed in Section 94.03.00(F) of PSZC, the Miralon
Design Guidelines as approved with the preliminary planned development district
for Miralon. The Commission scope of review will include the use/development
form, site plan, plot plan, density, massing and development standards in terms
of lot coverage, open space, parking requirements, height limitation, and setback
requirements.
3. The proposed architecture and landscape plans shall be subject to a final review
and approval by the Architectural Review Committee (ARC), following the
Planning Commission approval of the proposed final development plans.
Background and Setting:
On October 11, 2023, and March 13, 2024, this application was considered by the
Planning Commission for a proposed amendment to the previously approved final
development plans for a 153-unit multi-family residential project that was previously
approved in 2019 by the Planning Commission for Avalon 1150, LLC. The proposed
amendment by PLC Communities will include the addition of four (4) condominium units
to increase the residential units from 153 to 157. The amended project will also include
minor reconfigurations to the site plan, architectural design, and the Miralon Design
Guidelines. At the October 11, 2023, public meeting, the Planning Commission voted
unanimously to continue the meeting indefinitely and provided the following comments
to the applicant:
1. Provide more access points into the Olive Grove/Open Space areas from the
subject site.
Planning Commission Staff Report
December 4, 2024 – Page 3 of 6
PDD-2024-0005/5.0982-PDD 290
2. Have Community Outreach with members of Miralon development residents.
3. Provide more articulations on buildings facing or backing Palladium Boulevard to
avoid a potential canyon effect along the Street.
4. Provide an additional better sense of landscaping along the Paseo driveway with
two-story buildings.
5. Address the reduction of required building separations from 15 ft. to 10 ft. in the
rear yards of buildings where bedrooms windows face each other.
6. Provide Streetscapes.
On March 13, 2024, a revised project was included in the agenda but pulled from
discussion in response to technical issues. The Commission decided to create a
subcommittee to work with the applicant on the other concerns raised at the meeting.
The subcommittee of three members of the Planning Commission consisted of Chair
Weremiuk, Vice Chair Aylaian, and Commissioner Miller. Below are the issues the
Commission asked the applicant to address. The subcommittee met on July 11, 2024,
along with staff and two members from the applicant’s team.
1. The site plan configuration involving access and circulation.
Response: The site plan has been reconfigured with additional points of access into the
Open Space/Olive Grove areas. There are also individual gates from the homes on the
project perimeter into the open space areas.
2. Address privacy concerns by increasing building separation requirements.
Response: The building separations between the back-to-back homes along the internal
paseo have been increased from 10 feet to 15 feet and thereby allowing more functional
rear yards and privacy.
3. Reduce the average unit size by providing a higher number of smaller homes to
meet the multi-family intent of the Planning Area.
Response: The average square footage of the project has been reduced from an
average of 2,102 square feet 1,891 square feet, representing a 10% reduction in total
square footage. Also, the overall bedroom count has been reduced by over 12%. In
addition, the Miralon Master developer, Freehold Communities has submitted an
application requesting an amendment to the Miralon Design Guidelines to allow a
change in the targeted homes square footage.
4. The Paseo – connections to walking path, gated access point, and walking path
alignment.
Response: Street widths within the project have been increased to 25 feet thus allowing
for extra clearance for fire, sanitation, and moving vehicles. Additional street width also
increased buildings’ face to face conditions. The alley lengths were revised, showing
maximum 150 feet of asphalt depth, additional driveway area at the end of each alley
Planning Commission Staff Report
December 4, 2024 – Page 4 of 6
PDD-2024-0005/5.0982-PDD 290
are enhanced with scored and patterned concrete providing additional visual interest
and cooling effects by reducing heat retaining asphalt. The gated paseo access have
been removed at Palladium in order to further invite and enhance walking/pedestrian
experience for residents.
5. Access to the Olive Grove/Open Space Areas.
Response: The site plan has been amended to include a Linear flow from the north
boundary through to the southernmost boundary, and increased points to access to
open space areas so that one could easily walk through the center of the paseo, from
north to south of the project site. Pedestrian access in and out of the open space/olive
grove areas is now provided at seven (7) common access points distributed along the
site perimeter. Furthermore, additional individual access points for the sixty-one (61)
homes along the perimeter is provided via a gated exit point from their private rear
yards.
6. Landscape; add to the mix of proposed trees for shading and screening
purposes. Add Fellifera palm trees as they screen better.
Response: The proposed landscape has been improved to become more consistent
with the overall Miralon master landscape design; the revised plan will offer a consistent
buffer between the single-family homes facing the project site across the street.
Combined with the increased rear setback, the distance from the rear of the paired
homes to the face of Gallery homes across the street is in total a minimum of 75 feet
easing any concerns of canyon effect outside the multi-family community. The
meandering paseo that bisects the project site varies in width from 32 feet to 54 feet,
with the majority of the length averaging over 40 feet wide. The walking areas will be
designed with desert friendly shrubs and trees to help provide privacy for the residential
units, shade for pedestrians, and create interest along the walking path. There will be
five opportune locations with canopy shade trees and shade structures with sitting areas
along the paseo.
Based on the above, staff believe the issues raised at the subcommittee meeting of July
11, 2024, and subsequent comments from staff have been addressed. The applicant
has submitted a revised plan which are attached to this report to be considered by the
Commission at the meeting of November 13, 2024.
Proposed Amendment to the Miralon Design Guidelines:
The Miralon Design Guidelines were adopted by the City Council in 2016, to provide
specific architectural theme, landscape, and development standards for the overall
development. The Design guidelines were prepared by Freehold Communities, the
master developer of Miralon, but was approved by City Council. Freehold Communities
has now proposed an amendment to the design guidelines. Specifically, the proposed
amendment involves the detached multi-family parcel designated as Planning Area 5
(PA 5). The16.8-acre parcel was originally designated for detached multi-family
Planning Commission Staff Report
December 4, 2024 – Page 5 of 6
PDD-2024-0005/5.0982-PDD 290
residential use and the targeted square footage was 1,200 to 1,600 square feet in size
according to the adopted design guidelines. The applicant is requesting the square
footage be amended to a range of 1,200 -2,300 square feet per unit at a density of 9.4
dwelling units per acre. Conditions of Approval # PC 31 states… Amendments to the
Design Guidelines may be processed as a Minor Amendment to an approved Planned
Development, pursuant to Palm Springs Zoning Code (PSZC) Section 94.03.00(G). The
Director of Planning Services decided to take the proposed amendment request of the
Design Guidelines to the Commission since a proposed amendment to the previously
approved 153-unit multi-family development on the subject parcel is also before the
Planning Commission and so the Commission may pine on the impact of the requested
change on the City’s overall housing objectives.
FINDINGS – PLANNED DEVELOPMENT DISTRICT5.0982 – PDD 290
Palm Springs Zoning Code (PSZC) Section 94.03.00(F) requires the approval authority
to evaluate the application and make findings for conformance to the following criteria:
1. The final development plan is in substantial conformance with the preliminary
development plan.
The final development plan as amended is in substantial conformance with the
preliminary development plan; the previously approved design and development
standards contained in PDD 290 will remain in effect; the amendment will not include a
major deviation from the development standards and will be generally consistent with
the original intent of the residential development. The addition of four units will not result
in any adverse impacts to the residential project as the density is consistent with the
expected range for the MDR designation (6.1-15.0), and there is adequate parking to
serve the development.
2. The final development plan is in substantial conformance with all other
associated entitlements for the development.
The final development plan, as amended, is in substantial conformance with all other
associated entitlements for the development. The development standards for the
proposed amendment will be substantially in conformance with the approved Planned
Development District. The applicant is seeking minor relief from the 15 feet building
separation requirement to 10 feet, partly to accommodate the increased density. All
other development standards such as setbacks, height, and lot coverage are consistent
with the R-3 development standards. Furthermore, all other development standards
associated with the amended project will conform to the previously approved
development standards. The overall appearance of the project within the greater
Miralon development will remain essentially the same.
3. The final development plan incorporates all modifications and conditions to
the preliminary development plan as approved by the City Council.
Planning Commission Staff Report
December 4, 2024 – Page 6 of 6
PDD-2024-0005/5.0982-PDD 290
The final development plan, as amended, incorporates all modifications and conditions
to the preliminary development plan as approved by the Planning Commission and City
Council. Overall, the project remains consistent with its original vision; it is a multi-use
residential development now consisting of 157 units with recreation area for its future
occupants. The project’s original maximum height, overall mass, scale, and setbacks
are designed to comply with the Miralon design guidelines. The proposed amendment
will not be impacted by the four units’ addition and minor modifications to the site plan.
CONCLUSION:
The applicant has made changes in response to the feedback provided by the Planning
Commission at the October 11, 2023, March 13, 2024 meeting, and the subcommittee
meetings. Secondly, the proposed plan complies with the development standards of R-3
zoning district as required by PDD 290. If approved by the Planning Commission, the
project will be presented to the Architectural Review Committee (ARC), for a more
detailed review of the architectural and landscape design, colors, and materials to
ensure that the final development plans are in substantial conformance with the
originally approved Miralon design guidelines. Furthermore, all the comments from the
subcommittee will be forwarded to the ARC to evaluate the final plans.
PREPARED BY: Edward Robertson, Principal Planner
REVIEWED BY: Christopher Hadwin, Department of Planning Services Director
ATTACHMENTS
A. Vicinity Map
B. Draft Resolution & Conditions of Approval
C. Planning Commission Staff Reports dated October 11, 2023 & March 13, 2024
D. Justification Letter
E. Public Integrity Disclosure Form
F. Exhibits/Plans
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM SPRINGS, CALIFORNIA, APPROVING A PROPOSED
AMENDMENT TO THE SQUARE FOOTAGE OF MULTI-FAMILY
UNITS IN PA 5; AND AN AMENDMENT TO FINAL DEVELOPMNET
PLANS IN PA 5 TO ALLOW AN INCREASE OF RESIDENTIAL
UNITS FROM 153 UNITS TO 157 UNITS AND MINOR CHANGES
TO THE SITE PLAN WITHIN PHASE 1 OF PA 5 AT THE MIRALON
DEVELOPMENT LOCATED AT 801 N. SUNRISE WAY, (CASE
5.0982-PD 290 / TTM 31848-1).
THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:
A. PLC Communities (“Applicant”) has filed an application to amend the Final
Development Plans for Planned Development District 290 with the City pursuant to
Section 94.03.00(G) of the Zoning Code to allow minor changes to the site plan and the
addition of four condominium units to a previously approved multi-family residential
project within Phase 1, Planning Area 5 of the Miralon development located at 801
North Sunrise Parkway, Zone PDD 290.
B. On May 5, 2004, the City Council adopted a Mitigated Negative Declaration
(MND) and approved Planned Development District 290 and Tentative Tract Map
31848, for the mixed-use development.
C. On July 18, 2018, a public meeting on Case No. 5.0982 PDD 290 was held by
the Planning Commission in accordance with applicable law and at said meeting the
Commission approved Final Development Plans for the 153-unit multi-family residential
development.
D. On October 11, 2023, a public meeting on the subject amendment was held by
the Planning Commission in accordance with applicable law and voted to continue the
hearing in order to allow the applicant to make additional changes to the amended site
plan.
D. On March 13, 2024, a public meeting on the subject amendment was held by the
Planning Commission in accordance with applicable law and the Commission voted to
continue the hearing indefinitely.
E. On December 4, 2024, a public meeting on the subject amendment was held
was held by the Planning Commission in accordance with applicable law and at said
meeting the Commission approved the Amended Final Development Plans for the 157-
unit multi-family residential development on a 16.8-acre parcel of land.
F. A Mitigated Negative Declaration (MND) was previously approved by City Council
on May 5, 2004. An Addendum to the MND was also prepared and it found that the
project will not result in any new significant environmental impacts or substantially
increase the severity of previously identified significant impacts as compared to the
previously approved project. Furthermore, the Addendum concluded that none of the
Planning Commission Resolution No. December 4, 2024
Case 5.0982/PDD 290 – PLC Communities
Page 2 of 3
conditions described in Section 15162 of the CEQA Guidelines calling for preparation of
a subsequent MND or Environmental Impact Report have occurred and therefore the
Addendum to the MND was appropriate to satisfy CEQA requirements for the project.
G. The Planning Commission has carefully reviewed and considered all the
evidence presented in connection with the hearing on the project, including, but
not limited to, the staff report, and all written and oral testimony presented.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
1. The final development plan is in substantial conformance with the preliminary
development plan.
The final development plan as amended is in substantial conformance with the
preliminary development plan; the previously approved design and development
standards contained in PDD 290 will remain in effect; the amendment will not include a
major deviation from the development standards and will be generally consistent with
the original intent of the residential development. The addition of four units will not result
in any adverse impacts to the residential project as the density is consistent with the
expected range for the MDR designation (6.1-15.0), and there is adequate parking to
serve the development.
2. The final development plan is in substantial conformance with all other
associated entitlements for the development.
The final development plan, as amended, is in substantial conformance with all other
associated entitlements for the development. The development standards for the
proposed amendment will be substantially in conformance with the approved Planned
Development District. The applicant is seeking minor relief from the 15 feet building
separation requirement to 10 feet, partly to accommodate the increased density. All
other development standards such as setbacks, height, and lot coverage are consistent
with the R-3 development standards. Furthermore, all other development standards
associated with the amended project will conform to the previously approved
development standards. The overall appearance of the project within the greater
Miralon development will remain essentially the same.
3. The final development plan incorporates all modifications and conditions to the
preliminary development plan as approved by the City Council.
The final development plan, as amended, incorporates all modifications and conditions
to the preliminary development plan as approved by the Planning Commission and City
Council. Overall, the project remains consistent with its original vision; it is a multi-use
residential development now consisting of 157 units with recreation area for its future
occupants. The project’s original maximum height, overall mass, scale, and setbacks
are designed to comply with the Miralon design guidelines. The proposed amendment
will not be impacted by the four units’ addition and minor modifications to the site plan.
Planning Commission Resolution No. December 4, 2024
Case 5.0982/PDD 290 – PLC Communities
Page 3 of 3
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves the following:
1. An amendment to the Miralon Design Guidelines allowing an increase of the
square footage of multi-family unit range from 1,200 – 1,600 to 1,200 – 2,300
square feet in Planning Area 5.
2. Approve Tentative Parcel Map 39054 (TPM 39054), for the creation of a one-lot
condominium map for the 16.8-acre parcel of land in Planning Area 5(PA 5).
3. An amendment to the previously approved Final Development Plans for PDD 290
to allow a reconfiguration of the site plan, minor changes to the landscape, and
addition of four (4) condominium units to increase the total multi-family residential
units from 153 to 157 units for the PLC Communities, LLC, in PA 5 located at 801
North Sunrise Parkway, Zone PDD 290, subject to all the original conditions of
approval in Council Resolution No. 24484.
ADOPTED this 4th day of December 2024.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
_________________________________
Christopher Hadwin
Department of Planning Services Director
EXHIBIT A
Case No. STM-2024-0007-TPM 35094 & 5.0982-PD-290 & 3.4075–MAJ – AMND
CONDITIONS OF APPROVAL
Miralon Palm Springs Multi-Family Residential Project& Condominium Map 39054
December 4, 2024
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer, the Director of Planning and Zoning, the Chief of
Police, the Fire Chief or their designee, depending on which department recommended
the condition.
Any agreements, easements or covenants required to be entered into, shall be in a
forma approved by the City Attorney.
PLANNING COMMISSION SPECIFIC CONDITIONS
PC 1. Traffic Signal – Indian Canyon & Sunrise Way. Install the traffic signal upon
issuance of permit for 100th residential unit.
PC 2. Annual Monitoring Requirement – Traffic. The applicant shall be required to
submit updated traffic data to the Engineering Division on an annual basis for
the following intersections:
• Sunrise Way and Four Seasons Boulevard
• San Rafael and Avenida Caballeros
• Indian Canyon and Corazon
The annual monitoring shall terminate upon the issuance of the final
certificate of occupancy for residential structures within the development.
PC 3. Right-of-Way Improvements – Avenida Caballeros. Right-of-way
improvements shall be completed with other project perimeter improvements
prior to the issuance of certificates of occupancy for the residential structures.
PC 4. Sidewalk – Multifamily (Phase 1). Provide a temporary sidewalk along the
street frontage of the Phase 1 multifamily parcel so as to provide a safe
pedestrian connection for the southern trail loop.
PC 5. Construction Staging. Construction staging and stacking of construction
vehicles shall occur onsite and not on adjacent rights-of-way or in adjacent
neighborhoods. The northern Sunrise Way entry gate shall be used for all
construction traffic.
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 2 of 27
PC 6. Social Areas – Access. Provide adequate pedestrian access to the Social
Areas from the nearest adjacent internal street.
PC 7. Trails – Public Access. Public access to the trails shall be made available to
members of the general public; this shall be provided as a public benefit in
accordance with the Public Benefit Policy adopted by City Council for Planned
Development Districts.
PC 8. Trails – Clear Zone. Provide a minimum two-foot clear zone on either side of
each trail path.
PC 9. Trails – Restricted Use. The trail system shall be restricted to use by
pedestrians and bicycles only. Electric vehicles shall not be permitted on the
trail system but may utilize the streets within the development.
PC 10. Rear Setback – Exclusive Use Easement. Allow a 3’ setback from rear
property line, provided a minimum 15’ setback is maintained from the outer
edge of the exclusive use easement boundary.
PC 11. Rear Setback – All Other Lots. A minimum 15’ rear yard setback shall be
required for all lots without the exclusive use easement. The rear yard
setback may be reduced to 10’ when the front yard setback is increased to
15’ under the following circumstances:
a. The rear yard is not located at the perimeter of the development and does
not back onto existing developed residential properties outside of the
development; and
b. The rear yard does not immediately abut another rear yard within the
development where the rear yard setback has been reduced below 15’.
PC 12. Front Setbacks. Allow 18’ setback to face of garage, allow 10’ setback for
habitable portion of dwelling or wall of side-loaded garage. (See General
Condition #17)
PC 13. Side Yard Setback. Recommend the use of an exclusive use easement for
side yards, with 3’ and 7’ setbacks from property lines so as to maximize
usable side yard space. Allow swimming pools to be built at the property line
(minimum 3’ setback from adjacent residence).
PC 14. Lot Coverage.
a. 40’ & 45’ Lots: 55%
b. 50’ & 60’ Lots: 50%
(See General Condition #17)
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 3 of 27
PC 15. Lot Coverage – Covered Patios. Covered patios, when only covered by a
roof or trellis structure (not second-story habitable space), may be excluded
from the lot coverage calculation.
PC 16. Second Story Area Limitations. The second story of the residence (where
permitted) shall not exceed 50% of the habitable floor area of the first floor of
the residence.
PC 17. Roof Decks. Roof decks shall not be permitted on one-story residences.
Roof decks may be permitted for two-story residences but shall be limited to a
maximum of 400 square feet in area and shall only be permitted above the
first-story level of the residence. The roof deck shall be designed so that
privacy is maintained for the yard areas of abutting parcels.
PC 18. Four-Sided Architecture. Architectural detailing and materials shall be
consistent on all four sides of the residence. Variations in wall planes,
external expression of structural elements, shading devices, or other similar
details may be employed to break up large wall plane expanses as
appropriate.
PC 19. Windows – Materials. Window frame materials shall be restricted to
aluminum frames only. Vinyl frame windows are prohibited.
PC 20. Exterior Door/Window Design Standards. The following standards shall be
added to the Design Guidelines manual:
By design, windows and glass door openings should take
advantage of views, minimize reflectivity, solar absorption, glare
and nighttime light emission and minimize overlook between
residences. Large panes of glass are preferred.
In order to reinforce the connection to the outdoors, large windows
with edges at or near the floor and/or ceiling, and sliding glass
doors opening from main living areas are recommended.
Square or rectangular window shapes should be emphasized.
Arches, circular, triangular, octagonal, or trapezoidal windows or
doors are discouraged as they suggest other building types and
histories not associated with “desert” architecture. One exception
is trapezoidal clerestory windows that take their shape from the
adjacent sloping ceiling and roof.
PC 21. Window/Door Openings – Variation C Elevations. Exterior window and door
openings shall have a minimum 4” recess for consistency with the design
characteristics.
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 4 of 27
PC 22. Exterior Finish Materials. Exterior walls should be simple, refined
compositions that firmly ground the building to the site. A minimum of two
and a maximum of three exterior wall materials (glazing system materials
excluded) shall be used, with one material clearly dominant. Exterior finish
materials shall be limited to the following:
• Stucco – smooth or light sand finish
• Natural or cultured stone
• Architectural smooth face or decorative concrete block
• Architectural composed fiber cement panels
• Brick
• Finished metal
• Prohibited materials: Highly reflective or shiny metal, decorative
patterned stucco, alumawood
PC 23. Garage Doors. Arched windows or divided-lite windows shall be prohibited
on garage doors; only those details as specified in the Design Standards
manual shall be permitted. White garage doors may be acceptable if
approved as part of a color scheme for the residence.
PC 24. Hardscape – Driveways. The use of concrete as a driveway surface shall not
exceed 75% of the overall driveway area. Decorative or pervious materials,
such as pavers or crushed rock, should make up the remainder of the
driveway area.
PC 25. Groundcover – Single-Family Parcels/Multi-family Parcels. Due to wind
conditions, decomposed granite is not recommended. Crushed rock or gravel
shall be a minimum of 3/8”. While “Mojave Gold” is the preferred color for
rock material, other alternate colors may be appropriate as approved by the
Architectural Review Committee (ARC).
PC 26. Rear Yard Gates/Fences. Remove the kick-plate detail; applicant shall
submit a color sample for rear yard view fences for review and approval by
the AAC.
PC 27. Mechanical Equipment. No rooftop-mounted compressors shall be permitted.
Mechanical equipment may be mounted on the roof, provided the equipment
is screened and the screening material is integrated with the architecture of
the residence. (See General Condition #24)
PC 28. Solar. All residential units shall be outfitted with solar panels, and shall
provide a minimum of 40% of the total usage capacity for the residence.
PC 29. Local Workers. The applicant, production builders and subcontractors are
encouraged to hire local workers as may be possible, and to support local job
training programs and efforts.
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 5 of 27
PC 30. Construction Phasing and Timing of Common Area Improvements. The
project shall be developed according to the construction phasing plan
submitted in conjunction with this application (Phases 1A, 1B, and 2A).
Common area improvements shall be completed as follows:
a. Clubhouse: The building permit for the clubhouse facility shall be issued
prior to the issuance of the building permit for the first single-family
residence in Phase 1A.
b. Trail and Common Area Orchards/Landscape/Amenities: The trails and
any common area landscaping and improvements within each phase of
the development shall be completed prior to completion of 50% of the
single-family residences within that phase of the development. The
parcels for multifamily residences in Phases 1A and 2A shall be excluded
from the 50% calculation and completion requirement.
PC 31. Design Guidelines – Amendment. Amendments to the adopted Design
Guidelines may be processed as a Minor Amendment to an approved
Planned Development, pursuant to Palm Springs Zoning Code (PSZC)
Section 94.03.00(G).
Planning Commission project specific conditions from July 25, 2018, meeting:
1. The applicant shall provide private access gates at the side yards of individual
units that back the Miralon open space areas.
2. The applicant shall provide additional shade trees at the Desert Common Park.
3. The applicant to add plantings that attract butterflies, birds and bees to the
landscape palette.
4. There shall be no decomposed granite in the open space areas; use only 3/8th
rocks.
5. The applicant shall modify proposed 1% slope roofline for Elevations 4A, 4XA
and 5A to create the appearance of a complete level roof plane.
6. The design of the multi-family residences shall conform to the Miralon design
guidelines.
7. The project shall include traffic calming devices subject to the approval of the
Fire Marshall.
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 6 of 27
PROJECT SPECIFIC CONDITIONS
Administrative
1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs,
its agents, officers, and employees from any claim, action, or proceeding against
the City of Palm Springs or its agents, officers or employees to attach, set aside,
void or annul, an approval of the City of Palm Springs, its legislative body,
advisory agencies, or administrative officers concerning Case 5.0982-PD-290,
TTM 31848. The City of Palm Springs will promptly notify the applicant of any
such claim, action, or proceeding against the City of Palm Springs and the
applicant will either undertake defense of the matter and pay the City's
associated legal costs or will advance funds to pay for defense of the matter by
the City Attorney. If the City of Palm Springs fails to promptly notify the applicant
of any such claim, action or proceeding or fails to cooperate fully in the defense,
the applicant shall not, thereafter, be responsible to defend, indemnify, or hold
harmless the City of Palm Springs. Notwithstanding the foregoing, the City
retains the right to settle or abandon the matter without the applicant's consent,
but should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgment or
failure to appeal, shall not cause a waiver of the indemnification rights herein.
3. That the property owner(s) and successors and assignees in interest shall
maintain and repair the improvements including and without limitation sidewalks,
bikeways, parking areas, landscape, irrigation, lighting, signs, walls and fences
between the curb and property line, including sidewalk or bikeway easement
areas that extend onto private property, in a first class condition, free from waste
and debris, and in accordance with all applicable law, rules, ordinances and
regulations of all federal, state, and local bodies and agencies having jurisdiction
at the property owner's sole expense. The PS Village HOA shall be responsible
for the maintenance of both sides of the Sunrise Parkway. This condition shall
be included in the recorded covenant agreement for the property if required
by the City and shall be required in the CC&Rs.
4. The project is located in an area defined as having an impact on fish and wildlife
as defined in Section 711.4 of the Fish and Game Code; therefore, a fee of
$1,314.00 plus an administrative fee of $50.00 shall be submitted by the
applicant in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to Council action on the project. This fee shall be
submitted by the City to the County Clerk with the Notice of Determination.
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 7 of 27
5. Prior to issuance of a grading permit, Fringe Toed Lizard Mitigation fees shall be
submitted to CVAG.
6. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code
regarding public art. The project shall either provide public art or payment of an in
lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total
building permit valuation as calculated pursuant to the valuation table in the
Uniform Building Code, the feei ng being 1/2% for commercial projects or
1/4% for residential projects with first $100,000 of total building permit
valuation for individual single-family units exempt. Should the public art be
located on the project site, said location shall be reviewed and approved by the
Director of Planning and Zoning and the Public Arts Commission, and the
property owner shall enter into a recorded agreement to maintain the artwork and
protect the public rights of access and viewing.
7. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government
Code Section 66477 (Quimby Act), all residential development shall be required
to contribute to mitigate park and recreation impacts such that, prior to issuance
of residential building permits, a parkland fee or dedication shall be made.
Accordingly, all residential development shall be subject to parkland dedication
requirements and/or park improvement fees. The parkland mitigation amount
shall be based upon the cost to acquire and fully improve parkland. Dedication of
the 7.55-acre park site shall be made prior to the issuance of the first grading
permits.
Environmental Assessment
8. The mitigation measures of the environmental assessment shall apply and shall
be incorporated into the final plans, prior to the issuance of permits. The
applicant has submitted a signed statement agreeing to the mitigation measures.
CC&R's
9. The applicant prior to issuance of building permits shall submit a draft declaration
of covenants, conditions and restrictions ("CC&R's") to the Director of Planning
and Zoning for approval in a form to be approved by the City Attorney, to be
recorded prior to approval of a final map. The CC&R's shall be enforceable by
the City, shall not be amended without the City approval, and shall require
maintenance of all property in a good condition and in accordance with all
ordinances.
10. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$4.554, for the review of the CC&R's by the City Attorney. An $860 filing fee, or
other fee in effect at the time of submission of the CC&Rs, shall also be paid to
the City Planning Department for administrative review purposes.
11. The CC&R's shall have a disclosure statement regarding the location of the
project relative to roadway noise, aircraft noise and the widening of Sunrise
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 8 of 27
Parkway in the future. Said disclosure shall inform perspective buyers about
traffic, an active recreation park-site and lighted playing fields, noise due to
Sunrise Parkway, Indian Canyon Drive, San Rafael Drive and the Palm Springs
International Airport, aircraft, and other activities which may occur in this area.
a. Prior to issuance of a building permit, the applicant must provide a
standard avigation easement and non-suit covenant in a form prescribed
and approved by the City Attorney, with reference to present and future
owners of the parcel.
b. These disclosures shall also be incorporated into a covenant to be
recorded on the title of each residential parcel.
Cultural Resources
12. Prior to any ground disturbing activity, including clearing and grubbing,
installation of utilities, and/or any construction related excavation, an
Archaeologist qualified according to the Secretary of the Interior's Standards and
Guidelines, shall be employed to survey the area for the presence of cultural
resources identifiable on the ground surface.
a. Given that portions of the project area are within an alluvial formation, the
possibility of buried resources is increased. A Native American Monitor
shall be present during all ground disturbing activities.
b. Experience has shown that there is always a possibility of buried cultural
resources in a project area, Given that, a Native American Monitor(s) shall
be present during all ground disturbing activities including clearing and
grubbing, excavation, burial of utilities, planting of rooted plants, etc.
Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for
additional information on the use and availability of Cultural Resource
Monitors. Should buried cultural deposits be encountered, the Monitor
shall contact the Director of Planning and Zoning and after the
consultation the Director shall have the authority to halt destructive
construction and shall notify a Qualified Archaeologist to investigate and, if
necessary, the Qualified Archaeologist shall prepare a treatment plan for
submission to the State Historic Preservation Officer and Agua Caliente
Cultural Resource Coordinator for approval.
c. Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning and Zoning Department prior to final inspection.
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Conditions of Approval Page 9 of 27
Final Design
13. The final landscape plan for the common area open space (former golf course),
including all proposed landscape materials, shall be reviewed and approved by
the Planning Commission. As part of the review, the Planning Commission shall
also consider a reduction in the surface area of the water retention lakes.
14. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning and Zoning prior to
issuance of a building permit. Landscape plans shall be approved by the
Riverside County Agricultural Commissioner's Office prior to submittal.
15. The final development plans shall be submitted in accordance with Section
94.03.00 of the Zoning Ordinance. Final development plans shall include site
plans, building elevations, floor plans, roof plans, landscape plans, irrigation
plans, wall and fence plans, exterior lighting plans, sign program, mitigation
monitoring program, site cross sections, property development standards and
other such documents as required by the Planning Commission. Final
development plans shall be submitted within two (2) years of the City Council
approval of the preliminary planned development district.
16. An exterior lighting plan for the clubhouse parking lot, in accordance with Zoning
Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for
review and approval by the Director of Planning & Zoning prior to the issuance of
building permits. Manufacturer's cut sheets of all exterior lighting on the building
and in the landscaping shall be submitted for approval prior to issuance of a
building permit. If lights are proposed to be mounted on buildings, down-lights
shall be utilized.
17. Two story units shall be not be located within 200' of the project perimeter, with
the exception that they may be on the second row of lots south of Sunrise
Parkway.
18. Project property development standards:
Table 3 Development Standards – Revised
Standard PDD 290 Development Standards
Land Use Multi-family/Condominium &
Single-family residential
Total Unit Count 1,150 Units
Minimum Lot Area – Single Family 4,000 square feet
Minimum Lot Dimension 40 ft. X 100 ft.
Lot Sizes 4,000 sq. ft. to 14,485 sq. ft.
Minimum Dwelling Size 1,000 square feet
Building Height – Single Family Maximum 24 feet
Building Height – Multifamily Maximum 25 feet
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 10 of 27
Standard PDD 290 Development Standards
Single-Family Setbacks
• Front from living area 10 feet
• Side-loaded garage 10 feet
• Front-loaded garage 18 feet
• Side yard setback 5 feet, with option for exclusive side yard
easement on 4,000 SF and 4,500 SF lots
• Rear yard setback – lot with exclusive use
rear yard easement
3 ft. Min. to PL with 10' min. & 20' max 15’
min. to outside boundary of exclusive use
easement
• Rear yard setback – without exclusive use
rear yards
15 feet to property line (see PC 11 for
additional options)
Multifamily R-3 Zone standards apply, except as may be
amended herein
Max. Lot Coverage 55% for 4,000/4,500 SF lots; 50% for
5,000/6,000 SF lots
Primary Access Sunrise & Indian Canyon
19. The Design Review Committee Architectural Advisory Committee makes the
following design recommendations:
a. Provide a view fence to the golf course on Indian Avenue.
b. Meander walls on Indian Avenue and adjacent to all other public
roadways. This shall be reviewed by the Design Review Committee as
part of Final PD plans.
c. Add trees to both sides of the sidewalks, where sidewalks meander,
except where conflicts with underground utilities would result.
d. Sidewalks and bikeways should be provided on both sides of Sunrise
Parkway.
e. Add additional trees to the median and landscape area at the Caballeros
Road entry.
f. Landscape shall be desert landscape, lush but efficient, with low watering
requirements. Limit turf to active recreation areas only. Pull turf away from
streets, sidewalks and bikeways where possible.
g. Architecture must be high quality and well designed. The proposed project
architecture is not approved. Restudy the architecture, provide a variety of
architectural styles and products and consider the climate and location of
the project.
h. Include decorative paving, in all driveway areas in multi-family parcels, in
order to meet the overall 65 45% minimum open space requirement, or
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 11 of 27
otherwise demonstrate compliance with the minimum 65 45%
requirement. Minimum open space of 45% is required for Parcels "A" and
"B".
20. The lots which back to existing residences on Via San Dimas, shall be
redesigned and widened to match the existing lot widths of the subdivision
located to the south.
GENERAL CONDITIONS/CODE REQUIREMENTS
21. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape
Document Package to the Director of Planning and Zoning for review and
approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the
Municipal Code for specific requirements.
22. Prior to the issuance of a grading permit, a Fugitive Dust and Erosion Control
Plan shall be submitted and approved by the Building Official. Refer to Chapter
8.50 of the Municipal Code for specific requirements.
23. The grading plan shall show the disposition of all cut and fill materials. Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
24. Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the Planning
Commission, prior to issuance of building permits.
25. All roof-mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 93.03.00 of the Zoning
Ordinance. The screening shall be considered as an element of the overall
design and must blend with the architectural design of the building(s). The
exterior elevations and roof plans of the buildings shall indicate any fixtures or
equipment to be located on the roof of the building, the equipment heights and
type of screening. Parapets shall be at least 6” above the equipment for the
purpose of screening. No rooftop-mounted compressor units shall be permitted.
No exterior downspouts shall be permitted on any facade on the proposed
building(s), which are visible from adjacent streets or residential and commercial
areas.
Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 93.02.00.D.
The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
The street address numbering /lettering shall not exceed eight inches in height.
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Conditions of Approval Page 12 of 27
Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title
25 of the California Administrative Code. Compliance shall be demonstrated to
the satisfaction of the Director of Building and Safety.
Details of pool fencing (material and color) and equipment area shall be
submitted with final landscape plan.
Prior to the issuance of building permits, locations of all telephone and electrical
boxes must be indicated on the building plans and must be completely screened
and located in the interior of the building. Electrical transformers must be located
toward the interior of the project maintaining a sufficient distance from the
frontage(s) of the project. Said transformer(s) must be adequately and
decoratively screened.
Parking Design
Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized
spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be
18 feet deep by 9 feet wide plus a 5-foot walkway at the right side of the parking
space; two (2) handicap spaces can share a common walkway. One in every
eight (8) handicap accessible spaces, but not less than one (1), shall be served
by an 8-foot walkway on the right side and shall be designated as "van
accessible".
Handicapped accessibility shall be indicated on the site plan to include the
location· of handicapped parking spaces, the main entrance to the proposed
structure and the path of travel to the main entrance. Consideration shall be
given to potential difficulties with the handicapped accessibility to the building
due to the future grading plans for the property.
Compact and handicapped spaces shall be appropriately marked per Section
93.06.00.C.10.
Curbs shall be installed at a minimum of five (5) feet from the face of walls,
fences, buildings, or other structures. Areas that are not part of the maneuvering
area shall have curbs placed at a minimum of two (2) feet from the face of walls,
fences or buildings adjoining driveways.
Parking lot light fixtures shall align with stall striping and shall be located two to
three feet from curb face.
Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be
provided every 10 parking spaces. Additional islands may be necessary to
comply with shading requirements.
Shading requirements for parking lot areas as set forth in Section 9306.00 of the
Zoning Ordinance shall be met. Details to be provided with final landscape plan.
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Conditions of Approval Page 13 of 27
Parking stalls shall be delineated with a 4-to-6-inch double stripe - hairpin or
elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6"
barrier curb shall provide wheel stops.
Concrete walks with a minimum width of two (2) feet shall be installed adjacent to
end parking spaces or end spaces shall be increased to eleven (11) feet wide.
Tree wells shall be provided within the parking lot and shall have a planting area
of six feet in diameter/width.
Waste Disposal
Trash cans shall be screened from view and kept within fifty (50) feet of the
street.
POLICE DEPARTMENT
Developer shall comply with Section II of Chapter 8.04 of the Palm Springs
Municipal Code.
BUILDING DEPARTMENT
Prior to any construction on-site, all appropriate permits must be secured.
FIRE
Street Widths: Sections B-B, private street “A” and Section C-C, Avenida
Caballeros are at a minimum width where no parking will be allowed.
Turnarounds: The terminus of private street “A” into the Clubhouse area will
require an approved turnaround.
Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped
with a KNOX key switch device or Key box. Contact the fire department at 323-
8186 for a KNOX application form. (902.4 CFC)
Vertical Fire Apparatus Clearances: Palm Springs Fire Apparatus require an
unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1 CFC)
Road Design: Fire apparatus access roads shall be designed and constructed as
all-weather capable and able to support a fire truck weighing 73,000 pounds
GVW. (902.2.2.2 CFC)
Residential fire hydrants: Residential fire hydrants shall be installed in
accordance with DWA or Mission Springs Water District specifications and
standards. No landscape planting, walls, or fencing are permitted within 3 feet of
fire hydrants. The Fire Chief or designee may be allowed to consider subsequent
information regarding the five-minute response time and change limits where fire
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 14 of 27
sprinklers are required.
Mandatory Fire Sprinklers: Project beyond five-minute response time from the
closest fire station and therefore requires an automatic Fire Sprinkler System.
The developer shall fund or prepare, at the discretion of the Fire Chief, a 5-
minute response study to re-evaluate response times to the subject property.
ENGINEERING
STREETS
Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
Coordinate with Sunline Transit Agency regarding required public transit facilities
on or adjacent to the development. Any required public transit facilities, including
bus stops, tum-outs, bus shelters and furniture, or other miscellaneous public
transit improvements shall be furnished, constructed and installed in conjunction
with construction of the associated street improvements.
Submit street improvement plans for all proposed streets (public and private) to
the Engineering Division. The plans shall be prepared by a Registered Civil
Engineer and approved by the City Engineer prior to issuance of any building
permits.
All required off-site public street improvements (San Rafael Drive, Indian Canyon
Drive, Sunrise Parkway, Indian Canyon Drive/Sunrise Parkway Traffic Signal,
and Avenida Caballeros) shall be constructed prior to development that
encompasses over 50% of the entire project, or equivalent to completion of
construction prior to issuance of the 619th certificate of occupancy (50% of 1,237
building permits), without regard to approved phasing plans for development or
as may be required adjacent to a Final Map or Maps (if the development is
phased).
INDIAN CANYON DRIVE
Dedicate an additional 20 feet to provide the ultimate half street right-of-way
width of 50 feet along the entire frontage, together with a property line - corner
cut-back at the southeast corner of the intersection of Indian Canyon Drive and
Sunrise Parkway in accordance with City of Palm Springs Standard Drawing
No.105.
Construct an 8-inch curb and gutter, 38 feet east of centerline along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 200.
Construct a 25 feet radius curb return and spandrel at each side of the
intersection of Indian Canyon Drive and the West Entrance in accordance with
City of Palm Springs Standard Drawing No. 206.
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Conditions of Approval Page 15 of 27
A. Construct an 8 feet wide cross gutter at the intersection of Indian Canyon
Drive and the west entrance in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
B. Construct Type A curb ramps at each side of the intersection of Indian
Canyon Drive and the west entrance, in accordance with City of Palm
Springs Standard Drawing No.212.
C. The West Entrance shall be restricted to right-turn ingress and egress
only. The ingress and egress lanes shall have a 20 feet minimum width.
Final configuration of the west entrance shall be subject to review and
approval of the City Engineer and Fire Marshall.
D. Access to the Golf Maintenance area, or any facility proposed within the
golf maintenance area indicated on the revised site plan for Tentative
Tract Map 31848, shall be prohibited from Indian Canyon Drive, unless
additional improvements to Indian Canyon Drive are provided, acceptable
to the City Engineer, that restricts access into the Golf Maintenance area
to right-turn ingress and egress only. If access is proposed into the Golf
Maintenance are from Indian Canyon Drive, it shall be limited to the
southerly portion of the site, and be subject to the review and approval of
the City Engineer, and may require extension of the landscaped median
south of the south property line of the Golf Maintenance Area, including
roadway widening and, if necessary, right- of- way acquisition as required
to provide required improvements to eliminate left-turn ingress and egress
into the Golf Maintenance area. Access into the Golf Maintenance area
shall be provided from the West Entrance, or internally within the
development, to the greatest extent possible.
Construct a 35 feet radius curb return and spandrel at the northeast and
southeast corners of the intersection of Indian Canyon Drive and Sunrise
Parkway in accordance with City of Palm Springs Standard Drawing No. 206.
Construct an 8 feet wide cross gutter at the intersection of Indian Canyon Drive
and Sunrise Parkway with a flow line parallel with and 38 feet east of the
centerline of Indian Canyon Drive in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
Install a nuisance water drainage system to intercept storm water runoff at the
intersection of Indian Canyon Drive and Sunrise Parkway to minimize nuisance
water within the cross gutter, in a manner acceptable to the City Engineer.
Construct a meandering, 12 feet wide combination sidewalk and bicycle path
along the entire frontage. The sidewalk and bicycle path shall be meandering, as
approved by the Director of Planning and Zoning, and constructed with colored
Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert
Sand, or approved equal color by the Engineering Division.
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Conditions of Approval Page 16 of 27
Construct Type A curb ramps at the northeast and southeast corners of the
intersection of Indian Canyon Drive and Sunrise Parkway, in accordance with
City of Palm Springs Standard Drawing No. 212.
Construct a minimum pavement section of 5 inch asphalt concrete pavement
over 4-inch aggregate base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal, from edge of proposed gutter to clean saw cut
edge of pavement along the entire frontage in accordance with City of Palm
Springs Standard Drawing No. 110 and 340. If an alternative pavement section is
proposed, the proposed pavement section shall be designed by a California
registered Geotechnical Engineer using “R” values from the project site and
submitted to the City Engineer for approval.
Construct a 14-feet wide curbed and landscaped median island along the entire
frontage. Provide left turn pockets at Corazon Avenue and Tramview Road. The
left turn pockets shall be designed in accordance with Section 405 of the current
edition of the CalTrans Highway Design Manual, as approved by the City
Engineer. Submit landscaping and irrigation system improvement plans for
review and approval by the City Engineer and Director of Planning & Zoning.
Construct additional street improvements north of the intersection with the
Sunrise Parkway as necessary to provide an additional south bound left-turn lane
with a 225 feet long left-turn pocket and associated tapering and widening, as
required and approved by the City Engineer. Acquire additional right-of-way for
the City of Palm Springs, if necessary, to facilitate the intersection widening
improvements.
The proposal for a traffic circle or roundabout at the Indian Canyon Drive and
Sunrise Parkway intersection, as indicated on Tentative Tract Map 31848, is not
approved.
SAN RAFAEL DRIVE (WEST OF INDIAN CANYON DRIVE)
Construct street improvements (asphalt pavement widening, traffic striping and
related improvements) as necessary to widen the west leg of the San Rafael
Drive and Indian Canyon Drive intersection, in a manner that improves
intersection capacity acceptable to the City Engineer.
SAN RAFAEL DRIVE (EAST OF INDIAN CANYON DRIVE)
Construct an 8-inch curb and gutter, 32 feet north of centerline along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 200.
Construct a 12 feet wide combination sidewalk and bicycle path along the entire
frontage. The sidewalk and bicycle path shall be meandering, as approved by the
Director of Planning and Zoning, and constructed with colored Portland Cement
concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved
equal color by the Engineering Division.
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Conditions of Approval Page 17 of 27
Construct a minimum pavement section of 3-inch asphalt concrete pavement
over 6-inch aggregate base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal, from edge of proposed gutter to clean saw cut
edge of pavement along the entire frontage in accordance with City of Palm
Springs Standard Drawing No. 110 and 330. If an alternative pavement section is
proposed, the proposed pavement section shall be designed by a California
registered Geotechnical Engineer using “R” values from the project site and
submitted to the City Engineer for approval.
AVENIDA CABALLEROS (PUBLIC)
72A. An application shall be submitted for the vacation of existing public right-of-way
provided for the construction of a “future street” extending westerly of Avenida
Caballeros located approximately 560 feet north of San Rafael Drive, and
existing public right-of-way provided for the future westerly extension of Via San
Dimas. Excess right-of-way shall be vacated to provide for a right-of-way line 30
feet west of the existing centerline of Avenida Caballeros.
72B. The west side of Avenida Caballeros shall be de-annexed from Parkway
Maintenance District #8 and maintained by the developer's HOA. The developer
shall pay fees to the City necessary to revise the Engineer’s report to accomplish this
de-annexation.
Remove the existing curb ramps, curb returns, spandrels, cross-gutters, and
asphalt pavement constructed for a “future street” extending westerly of Avenida
Caballeros located approximately 560 feet north of San Rafael Drive, and
constructed for the future westerly extension of Via San Dimas.
Construct an 8-inch curb and gutter, 20 feet west of centerline at the location of a
“future street” extending westerly of Avenida Caballeros located approximately
560 feet north of San Rafael Drive, and located at the westerly extension of Via
San Dimas, in accordance with City of Palm Springs Standard Drawing No. 200.
Construct a 5 feet wide sidewalk behind the curb at the location of a “future
street” extending westerly of Avenida Caballeros located approximately 560 feet
north of San Rafael Drive, and located at the westerly extension of Via San
Dimas in accordance with City of Palm Springs Standard Drawing No. 210.
Remove the existing barricade and make appropriate repairs and improvements
necessary to construct and extend Avenida Caballeros onto the proposed
development.
SUNRISE PARKWAY
The following recommendations regarding the construction of the Sunrise
Parkway are, in some cases, inconsistent with the proposed improvements
identified on Tentative Tract Map 31848, specifically as indicated in Section D-D
“Sunrise Parkway” on Sheet 1. The Tentative Tract Map details regarding the
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 18 of 27
Sunrise Parkway shall be considered as modified by the recommendations
specified by these conditions of approval. The Sunrise Parkway shall be
constructed as a Secondary Thoroughfare with a special street section consisting
of 4 travel lanes and a raised, landscaped median.
The alignment shall be revised, or easements shall be reserved on the final map,
such that minimum safe stopping site distance, in accordance with the California
Highway Design Manual, is achieved for a 45 mile per hour design speed
throughout those segments of the Sunrise Parkway with a proposed centerline
radius of 300 feet and 500 feet. Measures to require minimum safe stopping
distance shall be submitted to the City Engineer for review and approval prior to
submittal of street improvement plans for the Sunrise Parkway, and/or the first
Final Map prepared within the development.
Dedicate 50 feet to provide the ultimate half street right-of-way width of 50 feet
along that portion extending from the easterly property line and through the right-
of-way transition from Sunrise Way to the Sunrise Parkway.
Acquire additional right-of-way east of the east property line (on off-site property)
as necessary to provide a full 100 feet right-of-way for the Sunrise Parkway, from
the end of Sunrise Way and extending west of the east property line.
Dedicate 100 feet to provide the ultimate right-of-way width of 100 feet along the
entire frontage, from the easterly property line to Indian Canyon Drive.
Construct an 8-inch curb and gutter, 32 feet each side of centerline along the
entire frontage, from Indian Canyon Drive to the existing end of Sunrise Way, in
accordance with City of Palm Springs Standard Drawing No. 200.
Construct intersection widening and curb tapers as necessary to provide
separate turning lanes (east bound right-turn and west bound left-turn lanes) into
the North Entrance and East Entrance, as approved by the City Engineer.
Construct an appropriate transition with curb tapers as necessary to transition
from the northerly end of existing improvements for Sunrise Way to the Sunrise
Parkway, as approved by the City Engineer. A proposal to transition from Sunrise
Way to the Sunrise Parkway shall be submitted to the City Engineer for review
and approval prior to submittal of street improvement plans for the Sunrise
Parkway, and/or the first Final Map prepared within the development.
Construct a 25 feet radius curb return and spandrel at each side of the
intersection of the Sunrise Parkway and the North Entrance and East Entrance in
accordance with City of Palm Springs Standard Drawing No. 206.
Construct an 8 feet wide cross gutter at the intersection of the Sunrise Parkway
and the North Entrance and East Entrance in accordance with City of Palm
Springs Standard Drawing No. 200 and 206.
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 19 of 27
Construct a 12 feet wide combination sidewalk and bicycle path along the both
sides of the entire frontage. The sidewalk and bicycle path shall be located
adjacent to curb or meandering, as approved by the Director of Planning and
Zoning, and constructed with colored Portland Cement concrete. The admixture
shall be Palm Springs Tan, Desert Sand, or approved equal color by the
Engineering Division.
Construct Type A curb ramps at each side of the intersection of the Sunrise
Parkway and the North Entrance and East Entrance, in accordance with City of
Palm Springs Standard Drawing No. 212.
Construct a 14-feet wide curbed and landscaped median island along the entire
frontage. Provide left turn pockets at the North and East Entrances. The left turn
lane pockets shall be designed in accordance with Section 405 of the current
edition of the CalTrans Highway Design Manual, as approved by the City
Engineer. Submit landscaping and irrigation system improvement plans for
review and approval by the City Engineer and Director of Planning & Zoning.
Construct a minimum pavement section of 3 inch asphalt concrete pavement
over 6 inch aggregate base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal, from edge of proposed gutter to edge of proposed
gutter (full width) along the entire frontage in accordance with City of Palm
Springs Standard Drawing No. 110. If an alternative pavement section is
proposed, the proposed pavement section shall be designed by a California
registered Geotechnical Engineer using “R” values from the project site and
submitted to the City Engineer for approval.
Provide adequate measures for drainage of surface storm water runoff from the
Sunrise Parkway into adjacent landscaped parkways. Intercept and convey
runoff through catch basins and minor storm drain systems to detention basins
within the landscaped parkways in order to accommodate 10-year storm water
runoff, or provide other measures acceptable to the City Engineer to
accommodate surface runoff along the Sunrise Parkway.
AVENIDA CABALLEROS (PRIVATE)
Dedicate a private street easement 61 and 66 feet wide as shown on Tentative
Tract Map 31848, and an easement to the City of Palm Springs for service and
emergency vehicles and personnel with right of ingress and egress over the
private street.
Construct a wedge curb, meeting City Engineer approval, 30 feet on both sides
of centerline along the entire frontage, with 25 feet radius curb returns and
spandrel_s (where required) at intersecting on-site streets in accordance with
City of Palm Springs Standard Drawing No. 206.
Construct 6 feet wide cross-gutters at all intersections (where required) in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 20 of 27
Construct a 6 feet wide meandering sidewalk along the east side of the entire
frontage from the existing northerly end of Avenida Caballeros to Street “G” in
accordance with City of Palm Springs Standard Drawing No. 210.
Construct a 12-feet wide curbed and landscaped median island at various
locations as shown on Tentative Tract Map 31848.
Construct a minimum pavement section of 3 inch asphalt concrete pavement
over 6 inch aggregate base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal, in accordance with City of Palm Springs
Standard Drawing No. 110. If an alternative pavement section is proposed, the
proposed pavement section shall be designed by a California registered
Geotechnical Engineer using "R" values from the project site and submitted to
the City Engineer for approval.
ON-SITE (PRIVATE) STREET "A"
Dedicate a private street easement 51 feet wide as shown on Tentative Tract
Map 31848, and an easement to the City of Palm Springs for service and
emergency vehicles and personnel with right of ingress and egress over the
private street.
Dedicate a 10 feet wide public utility easement along each side of the private
street.
Construct a wedge curb, meeting City Engineer approval, 25 feet on both sides
of centerline along the entire frontage, with 25 feet radius curb returns and
spandrels (where required) at intersecting on-site streets in accordance with City
of Palm Springs Standard Drawing No. 206.
Construct 6 feet wide cross-gutters at all intersections (where required) with a
flow line parallel with and 25 feet from the centerline of the intersecting street in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
Construct a 6 feet wide sidewalk along both sides of Street “A” from the Sunrise
Parkway to the gated entry in accordance with City of Palm Springs Standard
Drawing No. 210.
Construct a 10-feet wide curbed and landscaped median island at various
locations as shown on Tentative Tract Map 31848.
Construct a minimum pavement section of 3 inch asphalt concrete pavement
over 6 inch aggregate base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal, in accordance with City of Palm Springs Standard
Drawing No. 110. If an alternative pavement section is proposed, the proposed
pavement section shall be designed by a California registered Geotechnical
Engineer using “R” values from the project site and submitted to the City
Engineer for approval.
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 21 of 27
ON-SITE (PRIVATE) STREETS "B" THRU "U"
Dedicate a private street easement 37 feet wide, and an easement to the City of
Palm Springs for service and emergency vehicles and personnel with right of
ingress and egress over the private streets.
Dedicate a 10 feet wide public utility easement along each side of the private
streets.
Construct a wedge curb, meeting City Engineer approval, 18 feet on both sides
of centerline along the entire frontage, with 25 feet radius curb returns and
spandrels (where required) at intersecting on-site streets in accordance with City
of Palm Springs Standard Drawing No. 206.
Construct 6 feet wide cross-gutters at all intersections (where required) with a
flow line parallel with and 18 feet from the centerline of the intersecting street in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
All on-site street “knuckles” and cul-de-sac’s shall be constructed in accordance
with City of Palm Springs Standard Drawing No. 101 and 104.
All on-site streets shall have a minimum centerline radius of 130 feet.
Construct a minimum pavement section of 2½-inch asphalt concrete pavement
over 4 inch aggregate base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal, in accordance with City of Palm Springs Standard
Drawing No. 110. If an alternative pavement section is proposed, the proposed
pavement section shall be designed by a California registered Geotechnical
Engineer using “R” values from the project site and submitted to the City
Engineer for approval.
SANITARY SEWER
Connect all sanitary facilities to the City sewer system. The on site sewer system
shall be connected to the City's public sewer system through a standard lateral
connection, and not at a sewer manhole.
If necessary to provide public sewer service to the easterly portion of the subject
property, construct an extension of the existing 15-inch public sewer main within
the approved alignment for the Sunrise Parkway, extending to the required point
of connection.
Construct an 8-inch sewer main within all on-site private streets and connect to
the public sewer main as required to the existing public sewer main in Avenida
Caballeros, San Rafael Drive or Sunrise Way.
Dedicate an easement across all private streets , for sewer purposes to the City
of Palm Springs
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 22 of 27
Submit sewer improvement plans prepared by a Registered Civil Engineer to the
Engineering Division. The plans shall be approved by the City Engineer prior to
issuance of sewer construction permits.
All sewer mains constructed by the developer and to become part of the City
sewer system shall be televised by the developer prior to acceptance of the
sewer line(s).
GRADING
Submit a Rough Grading Plan prepared by a California registered Civil Engineer
to the Engineering Division for review and approval. A Fugitive Dust Control Plan
shall be prepared by the applicant and/or its grading contractor and submitted to
the Building Department for review and approval. The applicant and/or its grading
contractor shall be required to comply with Chapter 8.50 of the City of Palm
Springs Municipal Code, and shall be required to utilize one or more “Coachella
Valley Best Available Control Measures” as identified in the Coachella Valley
Fugitive Dust Control Handbook for each fugitive dust source such that the
applicable performance standards are met. The applicant’s or its contractor’s
Fugitive Dust Control Plan shall be prepared by staff that has completed the
South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive
Dust Control Class. The applicant and/or its grading contractor shall provide the
Building Department with current and valid Certificate(s) of Completion from
AQMD for staff, that have completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella Valley
Fugitive Dust Control Handbook and related "PM1O" Dust Control issues, please
contact Elio Torrealba @ AQMD at 909-396-3752, or at etorrealba@AQMD.gov.
A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive
Dust Control Handbook, shall be submitted to and approved by the Building
Department prior to approval of the Grading plan. The Grading Plan shall be
approved by the City Engineer prior to issuance of any grading or building
permits.
The first submittal of the Grading Plan shall include the following information:
Copy of signed Conditions of Approval from Planning Department; Copy of Site
Plan stamped approved and signed by the Planning Department; Copy of current
Title Report; Copy of Soils Report; and a copy of the associated Hydrology
Study/Report.
Drainage swales 3 feet wide and 6 inches deep shall be provided adjacent to all
curbs and sidewalks to keep nuisance water from entering the adjacent streets.
A National Pollutant Discharge Elimination System (NPDES) stormwater permit,
issued from the California Regional Water Quality Control Board (Phone No. 760-
346-7491) is required for the proposed development. A copy of the executed
permit shall be provided to the City Engineer prior to approval of the Grading
Plan.
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 23 of 27
In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), a
cash bond of two thousand dollars ($2,000.00) per acre shall be posted with the
City for dust control purposes associated with grading activities on the property.
A soils report prepared by a California registered Geotechnical Engineer shall be
required for and incorporated as an integral part of the grading plan for the
proposed development. A copy of the soils report shall be submitted to the
Building Department and to the Engineering Division prior to approval of the
Grading Plan.
Contact the Building Department to get information regarding the preparation of
the PM-10 (dust control) plan.
In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export of
soil will be required to present a clearance document from a Department of Food
and Agriculture representative in the form of an approved "Notification of Intent
To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los
Angeles Counties” (RIFA Form CA-1) prior to approval of the Grading Plan. The
California Department of Food and Agriculture office is located at 73-710 Fred
Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE
Accept all stormwater runoff passing through and falling onto the site and
conduct all stormwater runoff to approved drainage structures as described in the
Preliminary Hydrology Report for the "Palm Springs Village Tract Map No.
31848", prepared by Mainiero, Smith and Associates, originally dated October
16, 2003. The Hydrology Report shall be finalized to include catch basin sizing,
storm drainpipe sizing, and retention/detention basin sizing calculations and
other specifications for construction of required on-site storm drainage
improvements.
Submit storm drain improvement plans for all on-site storm drainage system
facilities for review and approval by the City Engineer.
The project is subject to flood control and drainage implementation fees and/or
construction of drainage facilities in accordance with the approved Master
Drainage Plan for the Palm Springs Area. The acreage drainage fee at the
present time is $6,511 per acre per Resolution No. 15189 and shall be paid prior
to issuance of building permits. The developer may receive credit toward
drainage acreage fees otherwise due with regard to the estimated cost of the
construction of Storm Drain Line 3 Laterals 3B, 3C and 3D. Coordination with
Riverside County Flood Control District (RCFC) shall be required to determine
credit for deletion of previously Master Planned storm drain facilities, and to
determine that the proposed on-site storm drainage system provides an
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 24 of 27
acceptable alternative to the construction of the Master Planned storm drain
facilities. If required as a condition of credit for storm drainage implementation
fees, a cooperative agreement between the developer, the City of Palm Springs,
and RCFC shall be established to identify the specific credit for storm drainage
implementation fees related to the deletion of Laterals 3B, 3C and 3E from the
Master Drainage Plan. Collection of storm drainage implementation fees shall
continue to be required, however, for future construction of Master Planned storm
drain facilities adjacent to the project, including Storm Drain Line 3, Lateral 3A
and Lateral 3E.
Construct required drainage improvements, including but not limited to catch
basins, storm drain lines, and outlet structures, for drainage of on-site streets into
retention basins, as described in a final Hydrology Report for Tentative Tract Map
31848 as approved by the City Engineer.
All on-site storm drain systems shall be privately maintained by a Homeowners
Association and or Golf Course owner. Provisions for maintenance of the on-site
storm drain systems shall be included in Codes, Covenants and Restrictions
(CC&R's) for this project, and shall be provided to the City Engineer for review
and approval prior to approval of the final map.
GENERAL
Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115.
All proposed utility lines shall be installed underground.
All existing utilities shall be shown on the improvement plans. The existing and
proposed service laterals shall be shown from the main line to the property line.
The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing “as-
built” information and returned to the Engineering Division prior to issuance of a
certificate of occupancy. Any modifications or changes to approved improvement
plans shall be submitted to the City Engineer for approval prior to construction.
In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code,
all existing overhead electrical lines of thirty-five thousand volts or less and
overhead service drop conductors, and all gas, telephone, television cable
service, and similar service wires or lines, which are on-site, adjacent to and/or
transecting the property, shall be installed underground unless specific
restrictions are shown in General Orders 95 and 128 of the California Public
Utilities Commission and service requirements published by the utilities.
Nothing shall be constructed or planted in the corner cut-off area of any driveway
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 25 of 27
or intersection which does or will exceed the height required to maintain an
appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00.D.
All proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/or curb shall have City approved deep root barriers installed per
City of Palm Springs Standard Drawing No. 904.
MAP
A Final Map shall be prepared by a California registered Land Surveyor or
qualified Civil Engineer and submitted to the Engineering Division for review and
approval. A Title Report prepared for subdivision guarantee for the subject
property, the traverse closures for the existing parcel and all lots created
therefrom, and copies of record documents shall be submitted with the Final Map
to the Engineering Division as part of the first review of the Final Map. The Final
Map shall be approved by the City Council prior to issuance of building permits.
In the event the Tentative Tract Map is phased into multiple Final Maps, the
developer shall submit appropriate security for construction of all required off-site
public street improvements with the first Final Map submitted for approval.
Abandonment of record easements across the property shall be performed in
conjunction with or prior to approval of a final map. The easements, identified as
an easement to Southern California Edison recorded December 14, 1948, in
Book 1035, Page 417; and an easement to Southern California Edison recorded
as Document No. 72-160821, shall be extinguished, quit claimed, relocated or
abandoned to facilitate development of the subject property. Without evidence of
the abandonment of these easements, proposed individual lots encumbered by
these existing record easements are rendered unbuildable, until such time as
these easements are removed of record and are not an encumbrance to the
affected lots.
TRAFFIC
The original traffic impact study titled “Palm Springs Village Planned
Development District Traffic Impact Study”, prepared by Endo Engineering dated
September 2003 (as amended) shall be revised to address the additional access
point into the development (the West Entrance) on Indian Canyon Drive.
Modifications, additions and deletions to the traffic impact measures outlined in
the original study (as previously amended) shall be required, as reviewed and
approved by the City Engineer. The revised traffic impact study shall be
submitted to the City Engineer for review and approval prior to submittal of
improvement plans and/or final map associated with the development.
Submit traffic striping and signage plans prepared by a California registered Civil
Engineer to the Engineering Division for review and approval. All required traffic
striping and signage improvements shall be completed in conjunction with
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 26 of 27
required street improvements.
Install street name signs at each intersection in accordance with City of Palm
Springs Standard Drawing No. 620-625.
Furnish and install a 9500-lumen high-pressure sodium vapor safety street light
with glare shield on a marbelite pole on the southwest corner of the Sunrise
Parkway and the East Entrance. The developer shall coordinate with Southern
California Edison for required permits and work orders necessary to provide
electrical service to the street light.
A 30 inch STOP sign and standard STOP BAR and STOP LEGEND shall be
installed in accordance with City of Palm Springs Standard Drawing No. 620-625
at on-site street intersections as required by the City Engineer.
The following mitigation measures, as determined by the report titled “Palm
Springs Village Planned Development District Traffic Impact Study”, prepared by
Endo Engineering dated September 2003 (as amended) shall be addressed as
follows:
A. Design and install a traffic signal at the Indian Canyon Drive and Sunrise
Parkway intersection. Installation of the traffic signal shall be required in
conjunction with the complete extension of the Sunrise Parkway from
Sunrise Way to Indian Canyon Drive; or, shall be required in conjunction
with construction of the Sunrise Parkway from Indian Canyon Drive to the
North Entrance and issuance of the 100th certificate of occupancy within
the development. The developer may request preparation of a
Reimbursement Agreement, which may allow for reimbursement of up to
82.9% of the total cost to design and install the traffic signal. If requesting
a Reimbursement Agreement, the developer shall submit a $2,000 deposit
for preparation of the Reimbursement Agreement by the City Attorney,
and shall be subject to actual costs required for its preparation.
B. Install traffic striping improvements at the Avenida Caballeros and San
Rafael Drive intersection to provide a south bound left-turn lane, south
bound through/right-turn lane, additional west bound through lane, north
bound left-tum lane, and north bound through/right-turn lane. Traffic
striping shall be installed in conjunction with the extension of Avenida
Caballeros through the proposed development.
C. Provide a northbound left-turn lane and northbound right-turn lane at the
North Entrance and Sunrise Parkway; including a north bound stop
control.
D. Provide an eastbound left-turn lane and eastbound right-turn lane at the
East Entrance and Sunrise Parkway; including an east bound stop control.
E. Payment in an amount equal to 44.7% of the cost to design and install a
Case 5.0982 PD 290 & 3.4075-MAJ-AMND December 4, 2024
Conditions of Approval Page 27 of 27
traffic signal at the intersection of San Rafael Drive and Sunrise Way shall
be made to the City. Payment shall be reimbursed to others responsible
for the design and installation of the traffic signal, in accordance with the
terms of a Reimbursement Agreement between the City and the
responsible parties. Payment shall be made within 30 days notice to the
developer.
F. Payment in an amount equal to 15.5% of the estimated cost to construct
an additional southbound left-turn lane at the Sunrise Way and Vista
Chino intersection shall be made to the City. An engineer's estimate for
the construction of the required improvement shall be submitted to the City
Engineer for review and approval prior to approval of a Final Map.
Payment shall be made prior to issuance of a certificate of occupancy.
G. Payment in an amount equal to 11.0% of the cost to construct an
additional northbound right-turn lane and southbound left-tum lane at the
Farrell Drive and Vista Chino intersection shall be made to the City. An
engineer's estimate for the construction of the required improvement shall
be submitted to the City Engineer for review and approval prior to approval
of a Final Map. Payment shall be made prior to issuance of a certificate of
occupancy.
A minimum of 48 inches of sidewalk clearance shall be provided around all street
furniture, fire hydrants and other aboveground facilities for ADA accessibility.
All damaged, destroyed, or modified pavement legends and striping associated
with the proposed development shall be replaced as required by the City
Engineer prior to issuance of a certificate of occupancy.
Construction signing, lighting and barricading shall be provided for on all projects
as required by City Standards or as directed by the City Engineer. As a minimum,
all construction signing, lighting and barricading shall be in accordance with State
of California, Department of Transportation, "Manual of Traffic Controls for
Construction and Maintenance Work Zones" dated 1996, or subsequent
additions in force at the time of construction.
This property is subject to the Transportation Uniform Mitigation Fee, which shall
be paid prior to issuance of building permits.
END OF CONDITIONS
PLANNING COMMISSION STAFF REPORT
DATE: October 11, 2023 New Business
SUBJECT: A REQUEST BY PLC COMMUNITIES TO AMEND A PREVIOUSLY
APPROVED FINAL PLANNED DEVELOPMENT PLAN FOR A 153-UNIT
MULTI-FAMILY RESIDENTIAL DEVELOPMENT TO INCLUDE AN
INCREASE OF RESIDENTIAL UNITS TO 157 AND MINOR CHANGES
TO THE SITE PLAN WITHIN PHASE 1 OF PLANNING AREA 5 AT THE
MIRALON DEVELOPMENT LOCATED AT 801 NORTH SUNRISE WAY,
ZONE PDD 290, SECTION 35 (CASE 5.0982-PD 290/TM 31848-1) (ER).
FROM: Department of Planning Services
SUMMARY:
This is a request for the Planning Commission to consider a proposed amendment to
the previously approved final development plans for a 153-unit multi-family residential
project that was previously approved in 2019 by the Planning Commission for Avalon
1150, LLC. The proposed amendment is by PLC Communities and will include the
addition of four (4) condominium units to increase the residential units from 153 to 157.
The proposed amendment will also include minor reconfigurations to the site plan and
the project architectural design. The proposed amendment will include the following:
• Minor reconfigurations to the overall site plan to accommodate an increase to the
proposed change of density.
• An increase in the number of condominium units from 153 to 157 units and changes
to the project architecture.
• A decrease in building separations from fifteen feet (15’) to ten feet (10’).
• Streets and alleys widened to twenty-five feet (25’) per Engineering and Fire
Department recommendations.
RECOMMENDATION:
Approved the proposed Amended Final PDD 324 subject to conditions of approval.
SCOPE OF REVIEW:
The Planning Commission shall review the Amended Planned Development District
application Case 5.0982-PDD290 for conformance to the criteria listed in the Miralon
Architectural and Landscape Design Guidelines.
BUSINESS PRINCIPAL DISCLOSURE:
The applicant has submitted a Public Integrity Disclosure Form which is included as an
attachment to this report.
Planning Commission Staff Report
October 11, 2023 – Page 2 of 8
Case #5.0982PDD-290
BACKGROUND INFORMATION:
The Planning Commission approved the current Final Development Plans following two
reviews in 2019. The 2019 approved project consisted of single-story duplex structures
and two-story detached units for a total of 153 units. The duplex units ranged from
1,125 to 1,176 square feet in size; while the detached units ranged from 1,708 to 1,853
square feet in size. The amended project maintains the same multi-family residential
character similar as the original project., but now contains all two-story duplex buildings
with a maximum height of 24 feet. The amended project complies with the previously
approved development standards with the exception of distance between buidings.
Section 94.03.00(G) allows modifications to final development plans of previously
approved Planned Development District projects. According to the Code, any
modification that does qualify as a minor modification as defined in Section 94.03.00
(G)(1) shall require review by the Planning Commission in accordance with the initial
submittal requirements. The proposed amendment is determined to be a minor
modification since the original intent of the PDD remains the same, but the Code
requires the Planning Commission’s review and approval.
PROJECT DESCRIPTION:
The proposed project amends the previously approved final planned development plans
and major architectural approval. The amended project will increase the multi-family
residential units from 153 to 157 units on the undeveloped 16.8-acre parcel in Phase 1
of the Miralon subdivision. The subject parcel, which is designated as Planning Area 5
(PA 5), is located in the southwesterly portion of the site. The parcel is surrounded by
olive groves on three sides as previously approved in the amended landscape plan for
the overall site. A private street (Palladium Boulevard) separating the parcel and the
single-family lots bounds the parcel on the northerly portion. The proposed residential
development will be constructed as condominium units in duplexes and detached
structures. The duplex units are all proposed to be two-story structures with a maximum
height of 24 feet and will range from 1,125 to 1,176 square feet in size; while the
detached units will range from 1,940 to 2,475 square feet in size. There are four (4)
different types of floor plans being proposed; they are designated as Plan 1, Plan 2,
Plan 3, and Plan 4. Plans 1 and 2 will each have three bedrooms; Plans 3, and 4 will
each have four (4) bedrooms. Additionally, Plans 3 and 4 will have bonus rooms. Plan 1
will have 2.5 bathrooms; Plans 2, 3, and 4 will each have three (3) bathrooms. Each
building type will have a maximum of two elevation types to be designated as Variation
A and Variation B. As designed, each unit will have private patios, attached two-car
garages and additional guest parking spaces are also being provided.
Site Plan:
Overall, the site plan remains consistent with the original site plan given that the
boundaries, size, and shape of the subject parcel has been previously recorded and
designated as Planning Area 5 within the greater Miralon development. Placement of
buildings remain the same as the original site plan, however, adjustments have been
made to the entrances to buildings along edges of the two driveways and the U-loop on
the southerly edge of the site. The main ingress and egress into the development will be
from Palladium Boulevard at two entry and exit points along with alleys connecting the
central duplexes throughout the site; this is also consistent with the original site layout.
Planning Commission Staff Report
October 11, 2023 – Page 3 of 8
Case #5.0982PDD-290
A recreation area consisting of a swimming pool, shade structure, restroom facilities,
and seating areas are located in the midsection of the site. A large walking paseo
traversing through the length of the site remains on the site plan consistent with the
previously approved site design. Pedestrian access into the open space areas is
provided in four different locations of the site; guest parking spaces are provided along
the two main driveways, the recreation area, and the southerly portion of the site.
Mass and Scale:
The Amended project will consist of three (3) building types designated as Building 1,
Building 2, and Building 3. The proposed building types will consist of two-story duplex
structures. Each of the buildings will have an attached two-car garage, private patios,
and yard spaces. As with the original project, the amended project will have a variation
of shapes, materials, and colors for each of the buildings, so that each building will have
its own identity, while still clearly being part of the whole development. The amended
project design will be consistent with the architectural themes of the design guidelines
for the Miralon development.
Amended Site Plan Existing Site Plan
Planning Commission Staff Report
October 11, 2023 – Page 4 of 8
Case #5.0982PDD-290
Related Relevant City Actions
07/25/18
The Planning Commission unanimously approved the preliminary
planned development and major architectural application for the
proposed 153-Unit multi-family residential project.
02/12/18 Permits issued for the installation of new monument signs at the
corner of N. Indian Canyon Drive and Sunrise Parkway and also at
the main entrance along N. Indian Canyon Drive.
01/11/17 Rehabilitation of previously installed perimeter landscaping, lighting,
sidewalks along North Indian Canyon Drive commenced.
Most Recent Change of Ownership
2016 Freehold Communities, LLC
Field Check
09/28/23 Staff visited the site and its surroundings to evaluate present conditions.
Existing Street Improvement Conditions
Street Name Travel Lanes Curb & Gutter Sidewalk
Palladium Boulevard Y Y N
DETAILS OF APPLICATION REQUEST:
Site Area
Net Acres 16.8 Acres
Surrounding
Property
Existing Land Use
Per Chapter 92
Existing General Plan
Designation
Existing Zoning
Designation
Subject Property
Partially developed
golf course and
residential
subdivision
Low Density
Residential; Medium
Density Residential;
Open Space
PDD 290
North Whitewater River Open Space Watercourse
Zone
South
Single-Family
Residential;
Multifamily
Residential
Very Low Density
Residential; Medium
Density Residential
R-1-C; C-M; PD
East Single-Family
Residential
Very Low Density
Residential; Medium
Density Residential
PD
West
Undeveloped;
Commercial Uses;
Multifamily
Residential
School; Neighborhood
Community
Commercial; Mixed-
use; Medium Density
Residential
R-1-C; C-1; C-M
Planning Commission Staff Report
October 11, 2023 – Page 5 of 8
Case #5.0982PDD-290
Design Standards Compliance
Miralon Y
DEVELOPMENT STANDARDS:
Pursuant to PSZC Section 94.03.00(D)(2), the following development standards shall
apply to Planned Development District (PDD) applications:
Development Standard Compliance
Building Height. Building heights shall conform to the requirements
of the comparable underlying zoning district, or as may be
permissible under the General Plan.
Y
Parking Requirements. Parking and loading requirements shall be
subject to PSZC Section 93.06.00 and 93.07.00; reductions in
parking may be allowed upon approval of a parking study.
Y
Setback Requirements. Front yard setbacks compatible with
adjacent development shall be required; setbacks for non-peripheral
areas may be waived upon the provision of increased open space.
Y
Lot Width. Minimum lot frontage not less than that of existing
adjacent lots shall be required; non-peripheral areas shall not be
subject to this requirement.
Y
Development Form. The form and type of development shall be
compatible with existing or potential development on surrounding
parcels.
Y
Open Space Requirements. Open space shall be equal to or greater
than the minimum open space for the comparable zone, in
accordance with PSZC Section 94.03.00 (D)(2f).
Y
Development Standard R-3 Zone District Proposed
Development
Compliance
Lot Area 20,000 SF 16.8 Acres Yes
Lot Width 130 Feet 488 Feet Yes
Lot Depth 150 Feet 440 Feet Yes
Front Yard Setback 25 Feet 25 Feet Yes
Side Yard Setback 10 Feet 10 Feet Yes
Rear Yard Setback 10 Feet. 10 Feet Yes
Max. Building Height 24 Feet 24 Feet Yes
Density MDR: 6.1-15.0 10.4 DU/AC Yes
Distance b/w Buildings 15 Feet 10 Feet With PC Approval
Open Space 45% 46.08% Yes
Perimeter Wall Height 6 Feet 6 Feet Yes
Trash Enclosure Required Provided Yes
Mechanical Equipment Screened Screened Yes
Required Parking 435 484 Spaces Yes
Planning Commission Staff Report
October 11, 2023 – Page 6 of 8
Case #5.0982PDD-290
Parking:
According to Section 93.06.00(D)(31)(b)(i)(ii), as a residential development within a
Planned Development District, a total of 395 primary parking spaces plus one
designated parking space per each four (4) units are required for a total of 40 guest
parking spaces. With this provision, a total of 435 parking spaces are required for the
project. The applicant has provided a total of 484 parking spaces for the proposed
development. Each unit has an attached two-car garage and there are additional guest
parking spaces distributed within the site.
Urban Design Staff Review;
The Department’s Urban Design Review staff reviewed the amended project and
provided comments to the applicant. Staff and the Urban Design Review staff also met
with the applicant to discuss the comments and made recommendations on the design
of the overall project. The applicant has since responded to the comments and
incorporated many of the comments in the revised plans. Specifically, the urban design
staff’s comments generally focused on the following:
• Provide shade or cover to protect from sun and wind walls to protect outdoor
spaces from the strong prevailing winds in that part of town.
• Provide greater differentiation in elevations and/or accent materials.
• Provide deeply recessed windows consistent with minimum 4” recess required
by the design guidelines.
• Explore and apply different creative treatments for achieving solar control at
windows.
• Develop eye-level renderings of the motor court/alleys and pedestrian between
units to verify privacy and aesthetic of the alleys.
• Where possible, consider the orientation of yards and patios to protect them
from the strong prevailing winds in that part of the City.
STAFF ANALYSIS:
The project has been analyzed under the provisions of Section 94.03.00(G) of the Palm
Springs Zoning Code for a modification to a Planned Development District. Additionally,
this Section of the Code authorizes modification/amendment of Preliminary
Development Plans and Final Development Plans. Staff has determined that the
request to make minor modifications to the site plan and increase the unit counts from
153 to 157 units will not change the overall intent and is consistent with the previously
approved planned development district. The proposed four units increase is in line with
the City’s desire to provide a variety of housing development within the City and will not
affect the previously approved project. The project will provide parking in excess of
minimum code requirements. Upon approval by the Planning Commission, the
Architectural Review Committee (ARC), will evaluate the detailed architectural design,
colors, and materials against the Miralon Architectural and Landscape Design
Guidelines.
The Code requires that the following specific findings be made for an amendment to the
Planned Development District:
Planning Commission Staff Report
October 11, 2023 – Page 7 of 8
Case #5.0982PDD-290
1. The final development plan is in substantial conformance with the preliminary
development plan;
The final development plan as amended, is in substantial conformance with the
preliminary development plan; the previously approved design and development
standards contained in PDD 290 will remain in effect; the amendment will not
include a major deviation from the development standards and will be generally
consistent with the original intent of the residential development. The addition of
four units will not result in any adverse impacts to the residential project as the
density is consistent with the expected range for the MDR designation (6.1-15.0),
and there is adequate parking to serve the development.
2. The final development plan is in substantial conformance with all other
associated entitlements for the development;
The final development plan, as amended, is in substantial conformance with all
other associated entitlements for the development. The development standards
for the proposed amendment will be substantially in conformance with the
approved Planned Development District. The applicant is seeking minor relief
from the 15 feet building separation requirement to 10 feet, partly to
accommodate the increased density. All other development standards such as
setbacks, height, and lot coverage are consistent with the R-3 development
standards. Furthermore, all other development standards associated with the
amended project will conform to the previously approved development standards.
The overall appearance of the project within the greater Miralon development will
remain essentially the same.
3. The final development plan incorporates all modifications and conditions to the
preliminary development plan as approved by the City Council.
The final development plan, as amended, incorporates all modifications and
conditions to the preliminary development plan as approved by the Planning
Commission and City Council. Overall, the project remains consistent with its
original vision; it is a multi-use residential development now consisting of 157
units with recreation area for its future occupants. The project’s original maximum
height, overall mass, scale, and setbacks are designed to comply with the
Miralon’s design guidelines. The proposed amendment will not be impacted by
the four units addition and minor modifications to the site plan.
ENVIRONMENTAL ANALYSIS:
A Mitigated Negative Declaration (MND) was previously approved by City Council on
May 5, 2004. An Addendum to the MND was also prepared and it found that the project
will not result in any new significant environmental impacts or substantially increase the
severity of previously identified significant impacts as compared to the previously
approved project. Furthermore, the Addendum concluded that none of the conditions
described in Section 15162 of the CEQA Guidelines calling for preparation of a
subsequent MND or Environmental Impact Report have occurred and therefore the
Addendum to the MND was appropriate to satisfy CEQA requirements for the project.
Planning Commission Staff Report
October 11, 2023 – Page 8 of 8
Case #5.0982PDD-290
CONCLUSION:
The proposed use and vision of the subject property remains the same and is not
affected by the requested amendment. The proposed amended project with the addition
of four (4) units will be similar to the style originally approved by the Planning
Commission and City Council. With the exception of building separation requirements of
15 feet that the applicants request a reduction to 10 feet, there are no changes to other
development standards being proposed as part of this amendment. The proposed minor
reconfiguration to the site plan which will provide space for proposed units addition will
not affect the original intent of the PDD and the overall design of the project. Based
upon this determination, Staff is recommending approval of the requested amendment
subject to all the original Conditions of Approval. If approved by the Planning
Commission the project will next be presented to the Architectural Review Committee
(ARC), to consider the architectural design, colors, materials, and landscaping.
PREPARED BY: Edward Robertson, Principal Planner
REVIEWED BY: Christopher Hadwin, Department of Planning Services Director
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution
3. Justification Letter
4. Public Integrity Disclosure Form
5. Original Site Plan
6. Plans
CITY OF PALM SPRINGS
DEPARTMENT OF PLANNING SERVICES
MEMORANDUM
Date: March 13, 2024
To: Planning Commission
From: Christopher Hadwin, Director of Planning Services
Subject: A REQUEST BY PLC COMMUNITIES TO AMEND A PREVIOUSLY
APPROVED FINAL PLANNED DEVELOPMENT PLAN FOR A 153-UNIT
MULTI-FAMILY RESIDENTIAL DEVELOPMENT TO INCLUDE AN
INCREASE OF RESIDENTIAL UNITS TO 157 AND MINOR CHANGES TO
THE SITE PLAN WITHIN PHASE 1 OF PLANNING AREA 5 AT THE
MIRALON DEVELOPMENT LOCATED AT 801 NORTH SUNRISE WAY,
ZONE PDD 290, SECTION 35 (CASE 5.0982-PD 290/TM 31848-1) (ER).
BACKGROUND:
This is a request for the Planning Commission to consider a proposed amendment to the
previously approved final development plans for a 153-unit multi-family residential project
that was previously approved in 2019 by the Planning Commission for Avalon 1150, LLC.
On October 11, 2023, at a Public Meeting, the Planning Commission considered an initial
review of a proposed amendment to a 157-unit multi-family residential development by
PLC Communities, LLC, in Planning Area 5 of Phase 1 of the Miralon development.
Planning Area 5 is the undeveloped 16.1-acre parcel located in the southerly portion of
the site. The Planning Commission voted to continue the hearing to an uncertain date
and provided comments to the applicant regarding the amended site plan and the
residential unit mix of the project.
The applicant has made revisions to the site plan to address comments and concerns
expressed by the Planning Commission. A summary of the Commission's comments and
concerns and the applicant’s responses are as follows:
1. More Access points into the Olive Grove/Open Space areas from the subject site.
The applicant has added four (4) more access points to the site plan, thereby
increasing the number of access points from three (3) to seven (7). Three (3) of
the access points are located on the eastern perimeter; two (2) on the western
perimeter, and two (2) on the southern part of the site. In addition to these access
points, each of the sixty-one (61) homes along the perimeter edge of the site will
have gated access from their private rear yards to the Olive grove/open space
areas.
PC Memo PLC Communities
March 13, 2024
Page 2 of 4
Page 2
Staff have received comments from some residents concerned about this phase
of development impacting their views. It is important to note this area was entitled
for development as multi-family housing at the time of the initial Miralon
development plans.
2. Have Community Outreach with members of Miralon development residents.
The applicant met with members of the Homeowners Association (HOA), and a
few interested residents to discuss their concerns. According to the applicant, the
meeting was productive. On January 12, 2024, a follow up zoom meeting for an
informational presentation was held. Over thirty (30) members of Miralon
Community participated in the zoom meeting. The applicant stated that the
meeting lasted one and one-half hours and that the participants provided useful
input to the project design.
3. Provide more articulations on buildings facing or backing Palladium to avoid a
potential canyon effect along Palladium.
There is the required 25-foot setback from back of curb to buildings as designed,
and the proposed multi-family project has placed a fence line along the twenty-five
feet setback to provide an additional rear yard setback. In addition, the second
floors of the multi-family homes are setback enough from the rear plane of the first
floors thus providing articulation and additional second floor distance from
Palladium and Gallery Homes across the street. The minimum distance from the
first floor of Gallery homes to first floor of the proposed multi-family homes is over
seventy-five feet (75’), thereby eliminating Canyon effects.
4. Provide additional better sense of landscaping along the Paseo driveway with two-
story buildings.
According to the applicant, the Paseo driveways are intended primarily to serve as
maneuvering motor courts and landscaping is kept low so as to not impede the
visibility of buildings and potential walking pedestrians. To that end, the concrete
drive at the end of the alley is designed to reduce asphalt. They are designed with
scoring and textured patterns, similar to the approved units on the single-family
driveways, to visually enhance alleys in lieu of landscaping. Some portions of the
paseo’s width have been reduced to thirty-two feet (32’). The southerly access to
the open space area is now better aligned with the center paseo. One parking spot
was eliminated to make room for the paseo alignment.
5. Address the reduction of building separations from 15 ft. to 10 ft. in the rear yards
of buildings where bedrooms windows face each other.
• Plan - 1:
PC Memo PLC Communities
March 13, 2024
Page 3 of 4
Page 3
To address this concern, the rear projection on Plan 1 units has been reduced to
provide an increased rear building to building separation, thus creating a slight
decrease in the sizes of the affected units. The previously designed back-to-back
units have been revised; interior homes with rear-to-rear design, now have rear
setbacks increased from ten (10) feet to fifteen (15) feet, thus allowing more
balcony privacy at the rear-to-rear units.
• Plan – 2:
The front projection of Plan 2 units has been reduced to allow buildings to flip along
interior alley, this revision has created more variation of elevations and massing
along the loop road; also, the building square footage has been slightly decreased.
• Plan – 4:
The second-floor square footage of Plan 4 units has decreased significantly to
allow a reduction of the second-floor massing, which allowed additional separation
of second floor from the rear of other homes. It also provides variation along the
rear elevations and increases the distance from the second-floor floor building to
building, and thus creating additional distance from second floor overlooking open
space areas.
6. Provide Streetscapes
The applicant has provided requested streetscape renderings with views along the
exterior Street on Palladium Boulevard; on the interior of Loop Street; views from
the main paseo and finally from the view of the cluster appearance.
RECOMMENDATION:
The Planning Commission to make a finding of Substantial Conformance to the Criteria
listed in the Miralon Architectural and Landscape Design Guidelines and PDD 290. The
Substantial Conformance Criteria are as follows:
1. The amended final development plan is in substantial conformance with the
preliminary development plan.
2. The amended final development plan is in substantial conformance with all other
associated entitlements for the development.
3. The amended final development plan incorporates all modifications and conditions
to the preliminary development plan as approved by the City Council.
Additional detail analysis of these findings is contained in the attached (Attachment E)
Planning Commission Staff Report dated October 11, 2023.
Conclusion:
The applicant has made changes in response to the feedback provided by the Planning
Commission at the October 11, 2023, meeting. Secondly, the proposed plan complies
with the development standards of R-3 zoning district as required by PDD 290. If
approved by the Planning Commission, the project will be presented to the Architectural
Review Committee to review the project architectural and landscape design in more
detail.
PC Memo PLC Communities
March 13, 2024
Page 4 of 4
Page 4
ATTACHMENTS:
A. Vicinity Map
B. Draft PC Resolution
C. Public Integrity Disclosure Form
D. Justification Letter
E. Staff Report dated October 11, 2023
F. Public Comments Letter dated February 27, 2024
G. Revised Site Plan & Exhibits
November 4, 2024
Edward O. Robertson
Principal Planner
City of Palm Springs
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
RE: Miralon 5N (Multifamily Site)
Project Description and Letter of Justification (UPDATED
10/17/24)
Dear Mr. Robertson,
PLC Communities is pleased to present to you the project description and justification for Miralon
5N (Multifamily Site) at Miralon, please see below.
Project Description:
157 attached single family residential units within the multifamily portion (5N) of the Miralon
master planned development. All 157 units are bordered to the North by Palladium Boulevard, to
the East by common area behind the Flair and Gallery homes, to the South by common area behind
the Aura homes, and to the West by common area behind Flair homes. The proposed 157 attached
units will be built on a single 16.8 Acre lot at an average density of 9.4 homes per acre. A
condominium plan will be developed to show individual and common ownership within the lot
boundaries. The plans follow the “mid-century modern style” vernacular consistent with the
Miralon architectural design guidelines. The basic building massing, heights, materials and colors
remain consistent and within the architectural guidelines of the approved preliminary planned
development district. The proposed homes feature 4 unique floor plans; designated as Plan 1 – 2
bed, 2.5 bath at 1495 SF, Plan 2 – 3 bed, 2.5 bath at 1931 SF, Plan 3 – 3 bed, 2.5 bath and office at
1939 SF, and Plan 4 – 4 bed, 3 bath and bonus at 2274 SF. Plans will be arranged in a duplex
building format, designated as Buildings 1, 2, 3 and 4. Building 1 will be comprised of Plans 2&4,
Building 2 will be comprised of Plans 2&3, Building 3 will be comprised of Plans 1&3, and Building 4
will be comprised of Plans 1&1. In order to retain consistency throughout the site, each building
type will have a maximum of 2 complimentary elevation types, designated as elevation styles “A”
and “B”. The site will be accessible from Palladium Boulevard at 2 entry/exit points via a loop road
with alleys servicing the central duplexes throughout the site. A recreation area inclusive of a pool
and restroom facilities and linear walking paseo that runs the length of the site are proposed. In
order to achieve density, adequate parking, and proposed open space amenities, the project is
Patrick McCabe
PLC Communities
888 San Clemente Drive, Suite 200
Newport Beach, CA 92660
Direct: 949.729.1241
pmccabe@plccommunities.com
2
requesting an amendment to the building-to-building distance, reducing from 15 feet down to 10
feet throughout the project boundaries.
The subject project has been through several iterations of review, including staff, subcommittee,
and local resident workshops.
Miralon Workshops:
The applicant and the landseller have met and presented to local Miralon residents on 3 separate
occasions, with follow up sessions among resident leaders. Concerns of density, population,
access, parking, view mitigation were discussed. A revision to the plan 4 resulted in a 40%
reduction in it’s square footage and eliminated the 2nd floor. This home was plotted alternatively
around the perimeter of the site. In addition this single story home was plotted at the southeast
portion of the site where they were in closer proximity to existing single story residences. The land
seller has also agreed to plant 40 palms in the groves along the perimeter of the site which
provides additional vertical screening and interest surrounding the multifamily site. Architectural
revisions and reductions were also made to the remaining 2nd floors in order to break up higher
density visual massing and alleviate viewshed concerns. Average square footage for the project has
been reduced from 2,102 avg sf to 1,891 avg SF, a 10% reduction in total square footage. Bedroom
count has also been reduced by over 12%. The project still maintains an oversupply of parking of
483 total parking spaces for the community.
Subcommittee Meetings:
The Applicant has attended no less than 2 subcommittee meetings on separate occasions, and has
had exhaustive follow up sessions and submittals to staff. In addition to echoing many of the
existing resident concerns, items discussed included paseo alignment, access points and
connectability into the groves, density and massing perceptions along Palladium Drive,
architectural elevation design, and privacy issues. The applicant has revised the paseo to maximize
distance between the homes down the axis where possible. Shade and seating structures have
been designed into the plan, further enhancing the outdoor experience. The main 3 access points
to the East, West, and South have been aligned to create a visually clear and walkable path to the
groves. The landseller has also committed to creating extensions to the walking path that connect
the project’s access points to the grove walking path. Single story homes were plotted at the
corners of the site, where they lie in closest proximity to Palladium. These homes sit approximately
30’ from the back of curb, eliminating any canyon effect perceptions while traveling down
Palladium. Furthermore, the distance between back-to-back homes along the internal paseo have
been increased from 10’ to 15’ allowing more functional rear yards and privacy. 2nd story windows
were revised to further reduce privacy concerns between homes.
Staff Coordination:
3
The applicant and landseller have met countless times and submitted several variations and
revisions to the project with the intent to address and alleviate items mentioned above. The
applicant has revised architecture to vary elevation styles providing distinct massing and elevation
styles appropriate to the Miralon design aesthetic, this is inclusive of several refinements per staff
review and commentary. Street widths within the project were increased to 25’ to allow for extra
clearance for fire, sanitation, and moving vehicles. Additional street width also increased building
face to face conditions. Alley lengths were revised, showing maximum 150’ of asphalt depth,
additional driveway area at the end of each alley are enhanced with scored and patterned concrete
providing additional visual interest and cooling effects by reducing heat retaining asphalt. Gated
paseo access was removed at Palladium in order to further invite and enhance the walking
experience for Miralon residents. Refinements to the pool, pool building, and paseo, adding shade
and seating further enhance the amenities provided for this new community in Miralon.
Mass and Scale:
As proposed, all three building types will be 2-story duplex buildings, each unit will have an
attached two-car garage, with variable sized private patio/yard spaces. Elevations are
complimentary designed for consistency throughout the proposed project. Varying combinations
of units within each building will provide differences in massing. The table below depicts building
types, plan type sizes, unit mix and conformity per the design guidelines. Per Community
discussions, the 2nd floor of plan 1 was eliminated, reduction the overall square footage and
providing more massing variation along the perimeter of the site. 2nd floor elements on the
remaining two story plans were pushed forward on the homes, and redesigned to offer a greater
offset to the side, increasing privacy to neighboring homes by lessening ability to look down into
rear yards. Additionally, per staff recommendations, buildings were refined to provide additional
shade and wind protection elements incorporated into architecture.
Proposed
Bldg. Types
Size Unit Mix Height Conforming?
Building 1 Plan 2, 1931 Sq. Ft. 3 bed, 2.5 ba
Plan 4, 2274 Sq. Ft. 4 bed, 3 ba, bonus
24
24
≤ 24’ Yes
Building 2 Plan 2, 1931 Sq. Ft. 3 bed, 2.5 ba
Plan 3, 1939 Sq. Ft. 3 bed, 3 ba, office
24
24
≤ 24’ Yes
Building 3 Plan 1, 1495 Sq. Ft. 2 bed, 2.5 ba
Plan 3, 1939 Sq. Ft. 3 bed, 2.5 ba, office
27
27
≤ 24’ Yes
Building 4 Plan 1, 1495 Sq. Ft. 2 bed, 2.5 ba
Plan1, 1495 Sq. Ft. 2 bed, 2.5 ba
7 ≤ 17’ Yes
Required parking per the mix provided is show in the following table:
4
Bedroom
Count
Parking
Requirement
Units Parking
Required
Covered
Parking
Provided
Driveway
Parking
Provided
Open Parking
Provided
2 bedroom 2.25 spaces 34 76.5 68 68
3 bedroom 2.25 spaces 99 222.75 198 54
4 bedroom 3.00 24 72 48 0
Guest
Parking
.25 157 40 47
Totals: 411.25 483 total parking provided
Colors and Materials:
The proposed colors and materials will consist of mainly desert tones and will be consistent with
the previously approved single –family architectural elements. The design guidelines contains a list
of recommended exterior paint colors and materials and their application. PLC Communities
proposes 8 differing color schemes that can be applied on any of the building types, color
compatibility is inclusive of integral color stucco, painted stucco and accents. Enhanced colors and
elements are applied to the plan entry doors, creating an inviting and dominant sense of home.
Landscape Plan:
There are several prominent areas of landscape throughout the proposed project. Area 1 consists
of a 25’ setback from Palladium Boulevard, this area will be consistent with Miralon Master Plan
landscape, it’s consistency with the overall master landscape will offer a consistent buffer between
the single-family homes facing the project site across the street. Combined with the increased rear
setback, the distance from rear of our paired homes to the face of Gallery homes across the street
is in total a minimum of 75’ easing any concerns of canyon effect outside multifamily community.
Area 2 is the meandering paseo that bisects the project site. The paseo varies in width from 32 to
54 feet, with the majority of the length averaging over 40 feet wide. The walk will be designed with
desert friendly shrubs and trees to help provide privacy for the residential units, shade for
pedestrians, and create interest along the walking path. There are 5 opportune locations canopy
shade trees and/or shade structures with sitting areas along the paseo. Area 3 will be the pool and
bathroom facilities. The pool will offer shaded lounge chairs and a bbq area with tables and chairs.
The accompanying building will offer all gender bathroom facilities along with open rinse off area.
5
The structure will also be used to house pool equipment and supplies. Linear flow from the north
boundary through to the southernmost boundary, and access to open space has been maintained
so that one could easily walk through the center of the paseo, from north to south. Pedestrian
access in and out of the open space is provided at 7 common access points distributed along the
site. Additional individual access for the 61 homes along the perimeter is provided via a gated exit
point from their private rear yards.
In conclusion, PLC Communities is looking forward to another successful project within the Miralon
Community. We continue to appreciate our continuing and growing relationship with the City. We
are proud to be a City partner and look forward to delivering more great homes within the Miralon
master planned community. Please feel free to contact me with any questions or comments.
Sincerely,
Patrick McCabe
PLC Communities
Vice President Forward Planning
City of Palm Springs
Submittal 09/05/2024
MIRALON 5N
157 Multifamily Paired Homes
PLC Communities
Patrick McCabe
888 San Clemente Drive, Suite 200
Newport Beach, CA 926601 09/30/24
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'No.REVISIONSIMEG Project No: Date: Sheet of DESCRIPTIONDATEPH: 909.477.6915www.imegcorp.com901 VIA PIEMONTESUITE 400ONTARIO, CA 91764MIRALON PA-5PALM SPRINGS, CAOVERALL SITE PLAN03060120601" = 60'SCALE:23003095.0011/16/2023C-125' BUILDING SETBACK10' REAR BUILDING SETBACK10' REAR BUILDING SETBACK10' REAR BUILDING SETBACK25' BUILDING SETBACK10' SETBACK10' FRONT BUILDING SETBACK10' FRONT BUILDING SETBACK20' EASEMENTPalladium BoulevardDETENTION BASINBOTTOM OF BASIN=572HIGH WATER ELEV.=573CAPACITY=5,476 CFDETENTION BASINBOTTOM OF BASIN=574HIGH WATER ELEVATION=575CAPACITY=6,532 CFDETENTION BASINBOTTOM OF BASIN=585HIGH WATER ELEV.=586CAPACITY=4,449 CF24" HDPESTORM DRAIN24" HDPESTORM DRAIN24" HDPESTORM DRAIN1.
0%10' SETBACK10' SETBACKBACK OF CURBUNIT MIX:PERIMETER DUPLEX: 61 (38.9%)INTERIOR DUPLEX: 96 (61.1%)TOTAL:157RAW EARTHWORK:CUT: 17,269 CYFILL: 50,050 CYNET: 32,781 CY (IMPORT)10' STORM DRAINEASEMENT10' STORM DRAINEASEMENT3 09/30/24
STOP
STOP
K-4301HIGHCRESTC_TOILETSVITREOUS CHINA K-4301HIGHCRESTC_TOILETSVITREOUS CHINA
K-4301HIGHCRESTC_TOILETSVITREOUS CHINA
2
3
3
1
5
1
5
5
5
1
1
12
5
12
1
1
5
5
5
5
5
5
5
5
5
5
5
7
8
11
1314
9
1010
12
12
12
5
12
12
12
12
5
5
12
12
5
5
5
5
1
51
1
1
1 5
1
1
1
5
1
1
5
12
1
1
1
1
1
1
1
1
1
1
1
1
5
1
1
1
1
1
1
1
1
1
1
4
4
4
4
4
4
4
4
4
4
4
4
4
6
1
NOT FOR CONSTRUCTION
CITY OF PALM SPRINGS 26800 INDIANA AVE, SUITE 245
RIVERSIDE, CA 92506
(951) 781.1930 PH
(951) 686.8091 FAX
LIC 2799
WWW.RHALA.COM
PROJECT #: 23102
CONCEPTUAL LANDSCAPE PLAN MORGAN
MIRALON TRACT XXXXX
120'80'40'0'4 09/30/24
FEATURE LEGEND:
1 6' BURNISHED BLOCK WALL
2 LARGE DECORATIVE POTTERY WITH LARGE SPECIMEN PLANT.
3 LARGE STEEL SHADE SHELTER WITH BENCH SEATING.
4 36" LOW DECORATIVE WALL.
5 PERIMETER, SIDE, AND REAR YARD 6' BLOCK WALL.
6 POOL AREA RESTROOM BUILDING.
7 POOL EQUIPMENT ENCLOSURE.
8 POOL.
9 6' BURNISHED BLOCK WALL WITH PEDESTRIAN ACCESS GATE.
10 BENCH SEATING.
11 POOL AREA TUBE STEEL FENCE AND GATES.
12 LARGE DECORATIVE WALL.
13 TALL BAR TABLE WITH SEATING.
14 SHADE STRUCTURE ATTACHED TO RESTROOM BUILDING.
15 CHEZ LOUNGE WITH UMBRELLA SEATING AREA.
SHRUBS BOTANICAL NAME / COMMON NAME CONT WUCOLS
AGAVE MEDIO-PICTA ALBA / WHITE STRIPED CENTURY PLANT 5 GALLON VERY LOW
YUCCA PALLIDA / PALE-LEAF YUCCA 5 GALLON VERY LOW
YUCCA ROSTRATA / BEAKED YUCCA 15 GALLON VERY LOW
PACHYCEREUS MARGINATUS /FENCE POST CACTUS 24" HIGH VERY LOW
ECHINOCACTUS GRUSONII / GOLDEN BARREL CACTUS 15 GALLON VERY LOW
OPUNTIA PINTA RITA / PINTA RITA PROCKLY PEAR 5 GALLON VERY LOW
CAESALPINIA PULCHERRIMA / PRIDE OF BARBADOS 5 GALLON LOW
HESPERALOE PARVIFLORA / RED YUCCA 5 GALLON LOW
ANIGOZANTHOS FLAVIDUS `RED` / RED KANGAROO PAW 15 GALLON LOW
DIANELLA REVOLUTA 'LITTLE REV' / LITTLE REV FLAX LILY 1 GALLON LOW
ALOE STRIATA / CORAL ALOE 5 GALLON LOW
ALOE 'BLUE ELF' / BLUE ELF ALOE 1 GALLON VERY LOW
ALOE FEROX / CAPE ALOE 5 GALLON LOW
LEUCOPHYLLUM FRUTESCENS 'SILVER CLOUD' / TEXAS RANGER 5 GALLON LOW
MUHLENBERGIA CAPILLARIS `REGAL MIST` / MUHLY 5 GALLON LOW
FESTUCA MAIREI / ATLAS FESCUE 1 GALLON MEDIUM
FOUQUERIA SPLENDENS / OCOTILLO 6 CANES VERY LOW
TECOMA STANS 'LONESP' / GOLD STAR ESPERANZA 5 GALLON LOW
SALVIA CLEVELANDII / CLEVLAND SAGE 5 GALLON LOW
SENNA ARTEMISIOIDES / FEATHERY CASSIA 5 GALLON LOW
DASYLIRION WHEELERI / DESERT SPOON 15 GALLON LOW
RHUS OVATA / SUGAR BUSH 15 GALLON LOW
RUSSELIA EQUISETIFORMIS / FIRECRACKER PLANT 5 GALLON LOW
GROUND COVERS BOTANICAL NAME / COMMON NAME CONT WUCOLS
LANTANA MONTEVIDENSIS / TRAILING LANTANA FLATS LOW
SENECIO MANDRALISCAE `BLUE CHALK STICKS` / SENECIO 4" POT LOW
VINES BOTANICAL NAME / COMMON NAME CONT WUCOLS
DISTICTIS BUCCINATORIA / BLOOD RED TRUMPET VINE 15 GALLON MEDIUM
TREES BOTANICAL / COMMON NAME CONTAINER
CERCIDIUM PARKINSONIA 'DESERT MUSEUM'/DESERT MUSEUM PALO VERDE 24" & 36"BOX
PHOENIX DACTYLIFERA/DATE PALM 15' BTH
OLEA EUROPAEA'WILSONII'/WILSON OLIVE 24"BOX
ACACIA STENOPHYLLA/SHOE STRING ACACIA 24"BOX
RHUS LANCEA/AFRICAN SUMAC
CHILOPSIS LINEARIS/DESERT WILLOW
PROSOPIS CHILENSIS/CHILEAN MESQUITE 24"BOX
PLANT_SCHEDULE
PLANTING AREAS BOTANICAL NAME / COMMON NAME
DECOMPOSED GRANITE
HOA MAINTAINED PLANTER AREAS
HOMEOWNER REAR YARDS
LARGE ACCENT PLANT
MEDIUM ACCENT PLANT
SMALL ACCENT PLANT
ACCENT PLANTS
2
SHADE STRUCTURE- ALL STEEL PROPOSED
LARGE POTTERY
ACCENT WALLS
NOT FOR CONSTRUCTION
CITY OF PALM SPRINGS 26800 INDIANA AVE, SUITE 245
RIVERSIDE, CA 92506
(951) 781.1930 PH
(951) 686.8091 FAX
LIC 2799
WWW.RHALA.COM
PROJECT #: 23102
CONCEPTUAL LANDSCAPE PLAN MORGAN
MIRALON TRACT XXXXX
120'80'40'0'5 09/30/24
Bassenian I Lagoni
ARCHITECTURE• PLANNING• INTERIORS
Copyright 2024 Bassenian I Lagoni Architects
2031 Orchard Drive, Suite 100
Newport Beadl, CA USA 92660
let •I 949 553 9100
fax +1 949 553 0548
1-1 ■■ ■■
•••
BUILDING 2A BUILDING IB
PLAN 2 PLAN I PLAN I PLAN 3
an I
B
---------•-L
BUILDING IA
PLAN 3
MOTOR COURT ELEVATIONS
-
BUILDING IB
PLAN 3
;
' _,
• F.EEl EB I
El
INTERNAL MOTOR COURT BUILDINGS
Iii
BUILDING 3A BUILDING 3B
PLAN 4
CONCEPTUAL STREET SCENES
MIRALON SN
Palm Springs , California
0 2 4
I I I 987.22359
PLAN 2 PLAN 2 PLAN 4
PERIMETER BU ILDINGS
: __ I
BUILDING IA
PLAN 3
08.29.24
L LE 4 IL r'l.'-1, COMMUNITIES 6
09/30/24
FRONTVARIATION AFRONTVARIATION BP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 F r o n t E l e v a t i o n s V A R I A T I O N AV A R I A T I O N BP L A N 2P L A N 4P L A N 2P L A N 47 09/30/24
REAR8'-0"8'-0"
± 24'-0"FINISH GRADETOP OF WALL10'-1"9'-1"FENCE LINEOVERALL BUILDING HT.LIGHT FIXTURE VINYL WINDOWACCENT STUCCO STUCCO REGLET/CONTROL JOINT STUCCOFRONTVARIATION A1/4"=1'-0"± 24'-0"FINISH GRADETOP OF WALLOVERALL BUILDING HT.
8'-0"8'-0"
10'-1"9'-1" LIGHT FIXTURE ACCENT STUCCO ROLL UP GARAGEDOOR STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n A *NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.8 09/30/24
RIGHT8'-0"8'-0"
± 24'-0"FINISH GRADETOP OF WALL10'-1"9'-1"FENCE LINEOVERALL BUILDING HT.ACCENT STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINT STUCCOLEFTFENCE LINE8'-0"8'-0"
± 24'-0"FINISH GRADETOP OF WALL10'-1"9'-1"
OVERALL BUILDING HT. VINYL WINDOW STUCCO ACCENT STUCCO STUCCO REGLET/CONTROL JOINTROOF PLANVARIATION A1/8"=1'-0"PITCH: 3/8:12 U.N.O.RAKE: N/AEAVE: N/AROOF MATERIAL: BUILT UP ROOFINGP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n A *NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.9 09/30/24
REARFENCE LINE8'-0"8'-0"
± 23'-6"FINISH GRADETOP OF ROOF10'-1"9'-1"
OVERALL BUILDING HT.LIGHT FIXTURE VINYL WINDOW STUCCO STUCCO REGLET/CONTROL JOINTACCENT STUCCOFRONTVARIATION B1/4"=1'-0"8'-0"8'-0"
± 23'-6"FINISH GRADETOP OF ROOF10'-1"9'-1"
OVERALL BUILDING HT. LIGHT FIXTURE ACCENT STUCCO ROLL UP GARAGEDOOR STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO EAVEP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n B *NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.10 09/30/24
RIGHTFENCE LINE8'-0"8'-0"
± 23'-6"FINISH GRADETOP OF ROOF10'-1"9'-1"
OVERALL BUILDING HT.ACCENT STUCCO STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO EAVELEFTFENCE LINE8'-0"8'-0"
± 23'-6"FINISH GRADETOP OF ROOF10'-1"9'-1"
OVERALL BUILDING HT. VINYL WINDOW STUCCO ACCENT STUCCO STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO EAVEROOF PLANVARIATION B1/8"=1'-0"PITCH: 3/8:12 U.N.O.RAKE: 12"EAVE: 18"ROOF MATERIAL: BUILT UP ROOFING2:12 2:122:122:12
2:12P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n B *NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.11 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2F r o n t E l e v a t i o n s V A R I A T I O N AV A R I A T I O N BP L A N 3P L A N 2P L A N 3P L A N 212 09/30/24
REAR8'-0"8'-0"
± 23'-10"FINISH GRADE10'-1"9'-1"TOP OF WALLFENCE LINEOVERALL BUILDING HT.LIGHT FIXTURE VINYL WINDOW STUCCO REGLET/CONTROL JOINT STUCCOFRONTVARIATION A1/4"=1'-0"8'-0"8'-0"
± 23'-10"FINISH GRADE10'-1"9'-1"TOP OF WALLOVERALL BUILDING HT. LIGHT FIXTURE ACCENT STUCCO ROLL UP GARAGEDOOR STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n A*NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.13 09/30/24
RIGHT8'-0"8'-0"
± 23'-10"FINISH GRADE10'-1"9'-1"TOP OF WALLFENCE LINEOVERALL BUILDING HT.ACCENT STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINT STUCCOLEFT8'-0"8'-0"
± 23'-10"FINISH GRADE10'-1"9'-1"TOP OF WALLFENCE LINEOVERALL BUILDING HT. VINYL WINDOW STUCCO ACCENT STUCCO STUCCO REGLET/CONTROL JOINTROOF PLANVARIATION A1/8"=1'-0"PITCH: 3/8:12RAKE: N/AEAVE: N/AROOF MATERIAL: BUILT UP ROOFINGP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n A*NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.14 09/30/24
REARFENCE LINE8'-0"8'-0"
± 24'-0"FINISH GRADE10'-1"9'-1"TOP OF ROOFOVERALL BUILDING HT.LIGHT FIXTURE VINYL WINDOW STUCCO STUCCO REGLET/CONTROL JOINTACCENT STUCCO SAND FINISH STUCCO EAVEFRONTVARIATION B1/4"=1'-0"8'-0"8'-0"
± 24'-0"FINISH GRADE10'-1"9'-1"TOP OF ROOFOVERALL BUILDING HT. LIGHT FIXTURE ACCENT STUCCO ROLL UP GARAGEDOOR STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINT SAND FINISH STUCCO EAVESTONEP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n B*NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.15 09/30/24
RIGHTFENCE LINE8'-0"8'-0"
± 24'-0"FINISH GRADE10'-1"9'-1"TOP OF ROOFOVERALL BUILDING HT.ACCENT STUCCO STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINT SAND FINISH STUCCO EAVELEFTFENCE LINE8'-0"8'-0"
± 24'-0"FINISH GRADE10'-1"9'-1"TOP OF ROOFOVERALL BUILDING HT. VINYL WINDOW STUCCO STUCCO REGLET/CONTROL JOINT SAND FINISH STUCCO EAVEROOF PLANVARIATION B1/8"=1'-0"PITCH: 3/8:12 U.N.O.RAKE: 12"EAVE: 18"ROOF MATERIAL: BUILT UP ROOFING2:12 2:122:122:122:12
2:12
2:122:12 2:12P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n B*NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.16 09/30/24
FRONTVARIATION AFRONTVARIATION BP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3F r o n t E l e v a t i o n sV A R I A T I O N AV A R I A T I O N BP L A N 2P L A N 4P L A N 2P L A N 417 09/30/24
REARFENCE LINE8'-0"8'-0"FINISH GRADE10'-1"9'-1"
± 23'-10"TOP OF WALLOVERALL BUILDING HT. VINYL WINDOW STUCCO REGLET/CONTROL JOINT STUCCOACCENT STUCCOFRONTVARIATION A1/4"=1'-0"8'-0"8'-0"FINISH GRADE10'-1"9'-1"
± 23'-10"TOP OF WALLOVERALL BUILDING HT. LIGHT FIXTURE ACCENT STUCCO ROLL UP GARAGEDOOR STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 V a r i a t i o n A*NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.18 09/30/24
RIGHTFENCE LINE8'-0"FINISH GRADE10'-1"
± 15'-6"TOP OF WALLOVERALL BUILDING HT.ACCENT STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINT STUCCOLEFTFENCE LINE8'-0"8'-0"FINISH GRADE10'-1"9'-1"
± 23'-10"TOP OF WALLOVERALL BUILDING HT. VINYL WINDOW STUCCO ACCENT STUCCO STUCCO REGLET/CONTROL JOINTROOF PLANVARIATION A1/8"=1'-0"PITCH: 3/8:12 U.N.O.RAKE: N/AEAVE: N/AROOF MATERIAL: BUILT UP ROOFINGP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 *NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.V a r i a t i o n A 19 09/30/24
REARFINISH GRADETOP OF ROOFOVERALL BUILDING HT.
8'-0"8'-0"
10'-1"9'-1"
± 24'-0"FENCE LINE VINYL WINDOW STUCCO STUCCO REGLET/CONTROL JOINTACCENT STUCCOSAND FINISHSTUCCO EAVEFRONTVARIATION B1/4"=1'-0"FINISH GRADETOP OF ROOFOVERALL BUILDING HT.
8'-0"8'-0"
10'-1"9'-1"
± 24'-0" LIGHT FIXTURE ACCENT STUCCO ROLL UP GARAGEDOOR STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO EAVEP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 V a r i a t i o n B*NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.20 09/30/24
RIGHTFENCE LINEFINISH GRADE8'-0"
10'-1"TOP OF ROOFOVERALL BUILDING HT.
± 16'-9"ACCENT STUCCO STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO EAVELEFTLEFTFINISH GRADETOP OF ROOFOVERALL BUILDING HT.
8'-0"8'-0"
10'-1"9'-1"
± 24'-0"FENCE LINE VINYL WINDOW STUCCO ACCENT STUCCO STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO EAVEROOF PLANVARIATION B1/8"=1'-0"PITCH: 3/8:12 U.N.O.RAKE: N/AEAVE: N/AROOF MATERIAL: BUILT UP ROOFING2:12 2:122:12 2:122:12P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 *NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.V a r i a t i o n B 21 09/30/24
FRONTVARIATION A8'-0"FINISH GRADE10'-1"
± 15'-6"TOP OF WALLOVERALL BUILDING HT.FRONTVARIATION BFINISH GRADETOP OF ROOFOVERALL BUILDING HT.
8'-0"
10'-1"
± 16'-9"P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4F r o n t E l e v a t i o n sV A R I A T I O N AV A R I A T I O N BP L A N 1 RP L A N 1P L A N 1 RP L A N 122 09/30/24
REAR8'-0"FINISH GRADE10'-1"
± 15'-6"TOP OF WALLOVERALL BUILDING HT.FENCE LINE VINYL WINDOW STUCCO REGLET/CONTROL JOINT STUCCOACCENT STUCCOFRONTVARIATION A1/4"=1'-0"8'-0"FINISH GRADE10'-1"
± 15'-6"TOP OF WALLOVERALL BUILDING HT. LIGHT FIXTURE ACCENT STUCCO ROLL UP GARAGEDOOR STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 V a r i a t i o n A*NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.23 09/30/24
RIGHT8'-0"FINISH GRADE10'-1"
± 15'-6"TOP OF WALLOVERALL BUILDING HT.FENCE LINEACCENT STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINT STUCCOLEFT8'-0"FINISH GRADE10'-1"
± 23'-10"TOP OF WALLOVERALL BUILDING HT.FENCE LINE STUCCO ACCENT STUCCO STUCCO REGLET/CONTROL JOINT VINYL WINDOWROOF PLANVARIATION A1/8"=1'-0"PITCH: 3/8:12 U.N.O.RAKE: N/AEAVE: N/AROOF MATERIAL: BUILT UP ROOFINGP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 *NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.V a r i a t i o n A 24 09/30/24
REARFINISH GRADE8'-0"
10'-1"TOP OF ROOFOVERALL BUILDING HT.
± 16'-9"FENCE LINE VINYL WINDOW STUCCO STUCCO REGLET/CONTROL JOINTACCENT STUCCOSAND FINISHSTUCCO EAVEFRONTVARIATION B1/4"=1'-0"FINISH GRADETOP OF ROOFOVERALL BUILDING HT.
8'-0"
10'-1"
± 16'-9" LIGHT FIXTURE ACCENT STUCCO ROLL UP GARAGEDOOR STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO EAVEP a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 V a r i a t i o n B*NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.25 09/30/24
RIGHTFINISH GRADE8'-0"
10'-1"TOP OF ROOFOVERALL BUILDING HT.
± 16'-9"FENCE LINEACCENT STUCCO STUCCO VINYL WINDOW STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO EAVELEFTFINISH GRADE8'-0"
10'-1"TOP OF ROOFOVERALL BUILDING HT.
± 16'-9"FENCE LINE VINYL WINDOW STUCCO ACCENT STUCCO STUCCO REGLET/CONTROL JOINTSAND FINISHSTUCCO EAVEROOF PLANVARIATION B1/8"=1'-0"PITCH: 3/8:12 U.N.O.RAKE: N/AEAVE: N/AROOF MATERIAL: BUILT UP ROOFING2:122:12 2:122:12P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 *NOTE:ALL PRODUCT SPECIFIC MATERIALS TO BE USED DURING CONSTRUCTION,OR SUBSITUTED WITH A MATERIAL EQUAL TO PROPOSED.V a r i a t i o n B 26 09/30/24
37'-5"76'-8"39'-3"52'-0"PLAN 4PLAN 2F I R S T F L O O R 56'-0"KITCHEN10'-1" CLG.LAU.10'-1" CLG.BA. 39'-1" CLG.ENTRY10'-1" CLG.PRIMARYBATH10'-1" CLG.PRIMARYBEDROOM145150X10'-1" CLG.GREATROOM120172X10'-1" CLG.DINING120116X10'-1" CLG.UP18 RPANTRY
OUTDOORLIVING116114X10'-1" CLG.GARAGE205205X10'-1" CLG.BEDROOM 4126110X10'-1" CLG.PORCH10'-1" CLG.21 L.F.LINEN
W/DUTILITIES HIGH
WDW.
HIGH
WDW.HIGHWDW.PDR.10'-1" CLG.LAU.10'-1" CLG.KITCHEN10'-1" CLG.PRIMARYBEDROOM140140X10'-1" CLG.PANTRYGARAGE205204X10'-1" CLG.UP18 RPORCH10'-1" CLG.17 L.F.PRIMARYBATH10'-1" CLG.LINENHIGHWDW.HIGHWDW.HIGHWDW.GREAT ROOM260150X10'-1" CLG.ENTRY10'-1" CLG.UTILITIES
W/DHIGHWDW.1'-6"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH18 SQ. FT.OUTDOOR LIVING130 SQ. FT.2 - CAR GARAGE452 SQ. FT.TOTAL LIVING2,274 SQ. FT.2ND FLOOR809 SQ. FT.1ST FLOOR1,465 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 3 BATHS + BONUS ROOMPLAN 4NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH40 SQ. FT.OUTDOOR LIVINGN/A2 - CAR GARAGE481 SQ. FT.TOTAL LIVING1,931 SQ. FT.2ND FLOOR560 SQ. FT.1ST FLOOR1,371 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n A B U I L D I N G 1 27 09/30/24
PLAN 4PLAN 2S E C O N D F L O O R BEDROOM 2132108X9'-1" CLG.BA. 29'-1" CLG.DN
18 RBEDROOM 3142115X9'-1" CLG.LINENBONUS ROOM137174X9'-1" CLG.HIGH
WDW.
HIGH
WDW.BEDROOM 2104118X9'-1" CLG.DN18 RSTORAGEBA. 29'-1" CLG.BEDROOM 3103106X9'-1" CLG.LINENFAUHIGHWDW.NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH18 SQ. FT.OUTDOOR LIVING130 SQ. FT.2 - CAR GARAGE452 SQ. FT.TOTAL LIVING2,274 SQ. FT.2ND FLOOR809 SQ. FT.1ST FLOOR1,465 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 3 BATHS + BONUS ROOMPLAN 4NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH40 SQ. FT.OUTDOOR LIVINGN/A2 - CAR GARAGE481 SQ. FT.TOTAL LIVING1,931 SQ. FT.2ND FLOOR560 SQ. FT.1ST FLOOR1,371 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n A B U I L D I N G 1 28 09/30/24
PDR.10'-1" CLG.LAU.10'-1" CLG.KITCHEN10'-1" CLG.PRIMARYBEDROOM140140X10'-1" CLG.PANTRYGARAGE205204X10'-1" CLG.UP18 R17 L.F.PRIMARYBATH10'-1" CLG.LINENHIGHWDW.HIGHWDW.HIGHWDW.GREAT ROOM260150X10'-1" CLG.ENTRY10'-1" CLG.UTILITIES
W/DPORCH10'-1" CLG.HIGHWDW.KITCHEN10'-1" CLG.LAU.10'-1" CLG.BA. 39'-1" CLG.ENTRY10'-1" CLG.PRIMARYBATH10'-1" CLG.PRIMARYBEDROOM145150X10'-1" CLG.GREATROOM120172X10'-1" CLG.DINING120116X10'-1" CLG.UP18 RPANTRY
OUTDOORLIVING116114X10'-1" CLG.GARAGE205205X10'-1" CLG.BEDROOM 4126110X10'-1" CLG.POR10'-1" 21 L.F.LINEN
W/DHIGH
WDW.
HIGH
WDW.PORCH10'-1" CLG.UTILITIES HIGH
WDW.PLAN 4PLAN 2F I R S T F L O O R 37'-4"76'-8"39'-2"56'-0"
56'-0"2"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH18 SQ. FT.OUTDOOR LIVING130 SQ. FT.2 - CAR GARAGE452 SQ. FT.TOTAL LIVING2,274 SQ. FT.2ND FLOOR809 SQ. FT.1ST FLOOR1,465 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 3 BATHS + BONUS ROOMPLAN 4NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH40 SQ. FT.OUTDOOR LIVINGN/A2 - CAR GARAGE481 SQ. FT.TOTAL LIVING1,931 SQ. FT.2ND FLOOR560 SQ. FT.1ST FLOOR1,371 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n B B U I L D I N G 1 29 09/30/24
BEDROOM 2132108X9'-1" CLG.BA. 29'-1" CLG.DN
18 RBEDROOM 3142115X9'-1" CLG.LINENBONUS ROOM137174X9'-1" CLG.HIGHWDW.HIGH
WDW.
HIGH
WDW.BEDROOM 2104118X9'-1" CLG.DN18 RSTORAGEBA. 29'-1" CLG.BEDROOM 3103106X9'-1" CLG.LINENFAUHIGHWDW.PLAN 4PLAN 2S E C O N D F L O O R NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH18 SQ. FT.OUTDOOR LIVING130 SQ. FT.2 - CAR GARAGE452 SQ. FT.TOTAL LIVING2,274 SQ. FT.2ND FLOOR809 SQ. FT.1ST FLOOR1,465 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 3 BATHS + BONUS ROOMPLAN 4NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH40 SQ. FT.OUTDOOR LIVINGN/A2 - CAR GARAGE481 SQ. FT.TOTAL LIVING1,931 SQ. FT.2ND FLOOR560 SQ. FT.1ST FLOOR1,371 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n B B U I L D I N G 1 30 09/30/24
72'-5"52'-0"PLAN 2PLAN 335'-0"37'-5"F I R S T F L O O R 54'-6"20 L.F.KITCHEN10'-1" CLG.HIGHWDW.HIGHWDW.GARAGE204204X10'-1" CLG.UP18 RPRIMARYBEDROOM140130X10'-1" CLG.PRIMARYBATH10'-1" CLG.HIGH WDW.PORCH10'-1" CLG.ENTRYHIGH CLG.GREAT ROOM202150X10'-1" CLG.PANTRY
LINEN
PDR.10'-1" CLG.OFFICE12289X10'-1" CLG.UTILITIES
REAR PORCH10'-1" CLG.OPT.W/DHIGHWDW.HIGHWDW.HIGHWDW.PDR.10'-1" CLG.LAU.10'-1" CLG.KITCHEN10'-1" CLG.PRIMARYBEDROOM140140X10'-1" CLG.PANTRY
GARAGE205204X10'-1" CLG.UP18 RPORCH10'-1" CLG.18 L.F.PRIMARYBATH10'-1" CLG.LINEN
HIGH
WDW.
HIGH
WDW.
HIGH
WDW.GREAT ROOM260150X10'-1" CLG.ENTRY10'-1" CLG.UTILITIESW/DNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH40 SQ. FT.OUTDOOR LIVINGN/A2 - CAR GARAGE481 SQ. FT.TOTAL LIVING1,931 SQ. FT.2ND FLOOR560 SQ. FT.1ST FLOOR1,371 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH27 SQ. FT.REAR PORCH36 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,939 SQ. FT.2ND FLOOR613 SQ. FT.1ST FLOOR1,326 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHS + OFFICEPLAN 3P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n A B U I L D I N G 2 31 09/30/24
S E C O N D F L O O R DN18 RBEDROOM 3104110X9'-1" CLG.FAULAU.10'-1" CLG.W/DBA. 29'-1" CLG.BEDROOM 2120100X9'-1" CLG.LINEN
HIGH
WDW.HIGHWDW.HIGH
WDW.PLAN 2PLAN 3BEDROOM 2104118X9'-1" CLG.DN18 RLINEN /STORAGEBA. 29'-1" CLG.BEDROOM 3103106X9'-1" CLG.DESK
FAUHIGHWDW.HIGHWDW.HIGHWDW.HIGHWDW.NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH40 SQ. FT.OUTDOOR LIVINGN/A2 - CAR GARAGE481 SQ. FT.TOTAL LIVING1,931 SQ. FT.2ND FLOOR560 SQ. FT.1ST FLOOR1,371 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH27 SQ. FT.REAR PORCH36 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,939 SQ. FT.2ND FLOOR613 SQ. FT.1ST FLOOR1,326 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHS + OFFICEPLAN 3P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n A B U I L D I N G 2 32 09/30/24
20 L.F.KITCHEN10'-1" CLG.HIGHWDW.HIGHWDW.GARAGE204204X10'-1" CLG.UP18 RPRIMARYBEDROOM140130X10'-1" CLG.PRIMARYBATH10'-1" CLG.PORCH10'-1" CLG.ENTRYHIGH CLG.GREAT ROOM202150X10'-1" CLG.PANTRY
LINEN
PDR.10'-1" CLG.OFFICE12289X10'-1" CLG.REAR PORCH10'-1" CLG.OPT.W/DHIGHWDW.UTILITIES
PLAN 2PLAN 3F I R S T F L O O R PDR.10'-1" CLG.LAU.10'-1" CLG.KITCHEN10'-1" CLG.PRIMARYBEDROOM140140X10'-1" CLG.PANTRY
GARAGE205204X10'-1" CLG.UP18 RPORCH10'-1" CLG.18 L.F.PRIMARYBATH10'-1" CLG.LINEN
HIGH
WDW.HIGH
WDW.
HIGH
WDW.GREATROOM260150X10'-1" CLG.ENTRY10'-1" CLG.72'-5"35'-0"37'-5"UTILITIESW/DNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH40 SQ. FT.OUTDOOR LIVINGN/A2 - CAR GARAGE481 SQ. FT.TOTAL LIVING1,931 SQ. FT.2ND FLOOR560 SQ. FT.1ST FLOOR1,371 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH27 SQ. FT.REAR PORCH36 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,939 SQ. FT.2ND FLOOR613 SQ. FT.1ST FLOOR1,326 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHS + OFFICEPLAN 3P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n B B U I L D I N G 2 33 09/30/24
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH40 SQ. FT.OUTDOOR LIVINGN/A2 - CAR GARAGE481 SQ. FT.TOTAL LIVING1,931 SQ. FT.2ND FLOOR560 SQ. FT.1ST FLOOR1,371 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH27 SQ. FT.REAR PORCH36 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,939 SQ. FT.2ND FLOOR613 SQ. FT.1ST FLOOR1,326 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHS + OFFICEPLAN 3S E C O N D F L O O R PLAN 2PLAN 3DN18 RBEDROOM 3104110X9'-1" CLG.FAULAU.10'-1" CLG.W/DBA. 29'-1" CLG.BEDROOM 2120100X9'-1" CLG.LINEN
HIGHWDW.HIGHWDW.DN18 RSTORAGEBA. 29'-1" CLG.LINEN
BEDROOM 3103106X9'-1" CLG.BEDROOM 2104118X9'-1" CLG.FAUHIGHWDW.P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n B B U I L D I N G 2 34 09/30/24
70'-0"64'-8"PLAN 1PLAN 335'-0"35'-0"F I R S T F L O O R 54'-6"20 L.F.KITCHEN10'-1" CLG.HIGHWDW.HIGHWDW.GARAGE204204X10'-1" CLG.UP18 RPRIMARYBEDROOM140130X10'-1" CLG.PRIMARYBATH10'-1" CLG.PORCH10'-1" CLG.ENTRYHIGH CLG.GREAT ROOM202150X10'-1" CLG.PANTRY
LINEN
PDR.10'-1" CLG.OFFICE12289X10'-1" CLG.REAR PORCH10'-1" CLG.OPT.W/DUTILITIES HIGHWDW.22 L.F.KITCHEN10'-1" CLG.GARAGE204204X10'-1" CLG.LAU.10'-1" CLG.BA. 210'-1" CLG.PRIMARYBATH10'-1" CLG.PRIMARYBEDROOM140140X10'-1" CLG.GREAT ROOM202149X10'-1" CLG.BEDROOM 4114106X10'-1" CLG.ENTRY10'-1" CLG.PORCH10'-1" CLG.LINEN
PANTRYREAR PORCH10'-1" CLG.UTILITIESW/DPDR.10'-1" CLG.DINING139128X10'-1" CLG.HIGH
WDW.
HIGH
WDW.
HIGH
WDW.NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH29 SQ. FT.REAR PORCH48 SQ. FT.2 - CAR GARAGE457 SQ. FT.TOTAL LIVING1,495 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE2 BEDROOMS / 2.5 BATHSPLAN 1NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH27 SQ. FT.REAR PORCH36 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,939 SQ. FT.2ND FLOOR613 SQ. FT.1ST FLOOR1,326 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHS + OFFICEPLAN 3P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n A B U I L D I N G 335 09/30/24
S E C O N D F L O O R DN18 RBEDROOM 3104110X9'-1" CLG.FAULAU.10'-1" CLG.W/DBA. 29'-1" CLG.BEDROOM 2120100X9'-1" CLG.LINEN
HIGH
WDW.HIGHWDW.HIGH
WDW.PLAN 1PLAN 3NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH29 SQ. FT.REAR PORCH48 SQ. FT.2 - CAR GARAGE457 SQ. FT.TOTAL LIVING1,495 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE2 BEDROOMS / 2.5 BATHSPLAN 1NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH27 SQ. FT.REAR PORCH36 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,939 SQ. FT.2ND FLOOR613 SQ. FT.1ST FLOOR1,326 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHS + OFFICEPLAN 3P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n A B U I L D I N G 336 09/30/24
22 L.F.KITCHEN10'-1" CLG.GARAGE204204X10'-1" CLG.LAU.10'-1" CLG.BA. 210'-1" CLG.PRIMARYBATH10'-1" CLG.PRIMARYBEDROOM140140X10'-1" CLG.GREAT ROOM202149X10'-1" CLG.BEDROOM 4114106X10'-1" CLG.ENTRY10'-1" CLG.PORCH10'-1" CLG.LINEN
PANTRYREAR PORCH10'-1" CLG.UTILITIESW/DPDR.10'-1" CLG.DINING139128X10'-1" CLG.20 L.F.KITCHEN10'-1" CLG.HIGHWDW.HIGHWDW.GARAGE204204X10'-1" CLG.UP18 RPRIMARYBEDROOM140130X10'-1" CLG.PRIMARYBATH10'-1" CLG.PORCH10'-1" CLG.ENTRYHIGH CLG.GREAT ROOM202150X10'-1" CLG.PANTRY
LINEN
PDR.10'-1" CLG.OFFICE12289X10'-1" CLG.REAR PORCH10'-1" CLG.OPT.W/DUTILITIES HIGHWDW.HIGHWDW.PLAN 1PLAN 3F I R S T F L O O R 70'-0"64'-8"35'-0"35'-0"54'-6"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH29 SQ. FT.REAR PORCH48 SQ. FT.2 - CAR GARAGE457 SQ. FT.TOTAL LIVING1,495 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE2 BEDROOMS / 2.5 BATHSPLAN 1NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH27 SQ. FT.REAR PORCH36 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,939 SQ. FT.2ND FLOOR613 SQ. FT.1ST FLOOR1,326 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHS + OFFICEPLAN 3P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n B B U I L D I N G 337 09/30/24
DN18 RBEDROOM 3104110X9'-1" CLG.FAULAU.10'-1" CLG.W/DBA. 29'-1" CLG.BEDROOM 2120100X9'-1" CLG.LINEN
HIGHS E C O N D F L O O R PLAN 1PLAN 3NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH29 SQ. FT.REAR PORCH48 SQ. FT.2 - CAR GARAGE457 SQ. FT.TOTAL LIVING1,495 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE2 BEDROOMS / 2.5 BATHSPLAN 1NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH27 SQ. FT.REAR PORCH36 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,939 SQ. FT.2ND FLOOR613 SQ. FT.1ST FLOOR1,326 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHS + OFFICEPLAN 3P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n B B U I L D I N G 338 09/30/24
PLAN 1PLAN 1RF I R S T F L O O R 22 L.F.KITCHEN10'-1" CLG.GARAGE204204X10'-1" CLG.LAU.10'-1" CLG.BA. 210'-1" CLG.PRIMARYBATH10'-1" CLG.PRIMARYBEDROOM140140X10'-1" CLG.BEDROOM 4114106X10'-1" CLG.ENTRY10'-1" CLG.PORCH10'-1" CLG.LINENPANTRY REAR PORCH10'-1" CLG.UTILITIES
W/DPDR.10'-1" CLG.GREAT ROOM202149X10'-1" CLG.DINING139128X10'-1" CLG.70'-0"64'-8"35'-0"35'-0"64'-8"HIGHWDW.HIGHWDW.HIGHWDW.22 L.F.KITCHEN10'-1" CLG.GARAGE204204X10'-1" CLG.LAU.10'-1" CLG.BA. 210'-1" CLG.PRIMARYBATH10'-1" CLG.PRIMARYBEDROOM140140X10'-1" CLG.GREATROOM202149X10'-1" CLG.BEDROOM 4114106X10'-1" CLG.ENTRY10'-1" CLG.PORCH10'-1" CLG.LINEN
PANTRYREAR PORCH10'-1" CLG.UTILITIESW/DPDR.10'-1" CLG.DINING139128X10'-1" CLG.HIGH
WDW.
HIGH
WDW.
HIGH
WDW.NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH29 SQ. FT.REAR PORCH48 SQ. FT.2 - CAR GARAGE457 SQ. FT.TOTAL LIVING1,495 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE2 BEDROOMS / 2.5 BATHSPLAN 1P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n A B U I L D I N G 439 09/30/24
UTILITIESF I R S T F L O O R 22 L.F.KITCHEN10'-1" CLG.GARAGE204204X10'-1" CLG.LAU.10'-1" CLG.BA. 210'-1" CLG.PRIMARYBATH10'-1" CLG.PRIMARYBEDROOM140140X10'-1" CLG.BEDROOM 4114106X10'-1" CLG.ENTRY10'-1" CLG.PORCH10'-1" CLG.LINENPANTRY REAR PORCH10'-1" CLG.UTILITIES
W/DPDR.10'-1" CLG.GREAT ROOM202149X10'-1" CLG.DINING139128X10'-1" CLG.22 L.F.KITCHEN10'-1" CLG.GARAGE204204X10'-1" CLG.LAU.10'-1" CLG.BA. 210'-1" CLG.PRIMARYBATH10'-1" CLG.PRIMARYBEDROOM140140X10'-1" CLG.GREATROOM202149X10'-1" CLG.BEDROOM 4114106X10'-1" CLG.ENTRY10'-1" CLG.PORCH10'-1" CLG.LINEN
PANTRYREAR PORCH10'-1" CLG.UTILITIESW/DPDR.10'-1" CLG.DINING139128X10'-1" CLG.70'-0"64'-8"35'-0"35'-0"64'-8"PLAN 1PLAN 1RNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH29 SQ. FT.REAR PORCH48 SQ. FT.2 - CAR GARAGE457 SQ. FT.TOTAL LIVING1,495 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE2 BEDROOMS / 2.5 BATHSPLAN 1P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V a r i a t i o n B B U I L D I N G 440 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES STREET SCENE.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V I E W 1 C O N C E P T U A L R E N D E R I N G 41 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES STREET SCENE.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V I E W 2C O N C E P T U A L R E N D E R I N G 42 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES STREET SCENE.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V I E W 3C O N C E P T U A L R E N D E R I N G 43 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES STREET SCENE.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V I E W 4C O N C E P T U A L R E N D E R I N G 44 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES STREET SCENE.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8V I E W 5C O N C E P T U A L R E N D E R I N G 45 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n A 46 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n A 47 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n A 48 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n A 49 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n B 50 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n B 51 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n B 52 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 V a r i a t i o n B 53 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n A54 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n A55 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n A56 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n A57 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n B58 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n B59 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n B60 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 2 V a r i a t i o n B61 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 V a r i a t i o n A62 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 V a r i a t i o n A63 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 V a r i a t i o n A64 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 V a r i a t i o n A65 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 V a r i a t i o n B66 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 V a r i a t i o n B67 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 V a r i a t i o n B68 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 3 V a r i a t i o n B69 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 V a r i a t i o n A70 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 V a r i a t i o n A71 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 V a r i a t i o n A72 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 V a r i a t i o n A73 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 V a r i a t i o n B74 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 V a r i a t i o n B75 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 V a r i a t i o n B76 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 ELEV.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 2 4 8B U I L D I N G 4 V a r i a t i o n B77 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 1 SECT.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 1 S e c t i o n s 78 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 2 SECT.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 2 S e c t i o n s 79 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 3 SECT.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 3 S e c t i o n s 80 09/30/24
P a l m S p r i n g s , C a l i f o r n i aM I R A L O N 5 N0 8 . 2 9 . 2 4\\DRONE\J_DRIVE\GROUP2\98722359\DESIGN\2359_DES BLDG 4 SECT.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 2 3 5 9Newport Beach, CA USA 926600 4 8 16B U I L D I N G 4 S e c t i o n s 81 09/30/24
--■ � ,--.-.. '-----------'4)MMVl�mE�
DIGITAL COLOR BOARDS
MIRALON SN
PALM SPRINGS, CA
01.24.2024
987-22359
Bassenian I Lagoni
ARCHITECTURE· PLANNING• INTERIORS
C) COPYRIGHT 2024 BASSENIAN I LMiONI ARCI IITEC 1 S 82 09/30/24
(a) �-� ..... \.. COMMUl◄ITIES
PAINT: SHERWIN WILLIAMS
WINDOW FRAME: TAN
ROOF: GAF TIMBERLINE HDZ RS
1
ACCENT AWNING & SW 7026
GARAGE DOORS GRIFFIN
FRONT ENTRY DOORS SW 6712
LUAU GREEN
BASE STUCCO SW 6252
ICE CUBE
ACCENT STUCCO SW 7051
ANALYTICAL GRAY
STONE CARVED RECTANGLE
BRIGHTHORIZON
ROOF SAGEWOOD
MIRALON SN
PALM SPRINGS, CA 987-22359
2
SW 7034
STATUS BRONZE
SW 6460
KAKE GREEN
SW 7551
GREEK VILLA
SW 7059
UNUSUAL GRAY
URBAN RECTANGLE
WINTER FALL
AGED CHESTNUT
3
SW 7674
PEPPERCORN
SW 2803
ROOKWOOD TERRA COTTA
SW 6154
NACRE
SW 6157
FAVORITE TAN
URBAN RECTANGLE
SANDOLLAR
CHARCOAL
COLOR SELECTION CHART
DECEMBER 7, 2022
•REVISED AUGUST 17, 2023(ALL COLORS)
*REVISED JANUARY 24. 2024 (ADDED COMP. ROOFI NG)
4 5 6
SW 7505 SW 7069 SW7048
MANOR HOUSE' IRON ORE' URBANA BRONZE
SW7610 SW 9026 SW 6481
TURKISH TILE TARNISHED TRUMPET GREEN BAY
SW 7570 SW 7541 SW 7043
EG RET WHITE GRECIAN IVORY WORLDLY GRAY
SW 9084 SW 9126 SW 6061
COCOA WHIP HONED SOAPSTONE TANBARK
URBAN STRIP URBAN STRIP URBAN KING
MORNING LIGHT SANDOLLAR WINTERFALL
AGED CHESTNUT CHARCOAL SAGE WOOD
Bassenian I Lagoni
ARCHITECTURE• PLANNING• INTERIORS
C> COPYRIGHT 202� BA.SSENIAN I LAGONI ARCl11TECTS
83
09/30/24
......... SCHEME# 1
r--r'I.\..,-----------------�COMMUNITIES
ROOF
GAF -TIMBERLINE HDZ RS -SAGEWOOD
BASE STUCCO
SW 6252 ICE CUBE
------,,1 �,--=-_______,..�-
STONE
,h.
ACCENT AW NING & GARAGE DOORS
SW 7026 GRIFFIN
FRONT ENTRY DOORS
SW 6712 LUAU GREEN
ACCENT STUCCO
SW 7051 ANALYTICAL GRAY
..
CREATIVE MINES -CARVED RECTANGLE -BRIGHTHORIZON
MIRALON SN
PALM SP RINGS, CA I 987-22359
Bassenian I Lagoni
ARCHITECTURE• PLANNING• INTERIORS
O COPYRIGHT 2022 BASSENIAN I LAGONI ARCHITECTS 84 09/30/24
---� SCHEME#2
����-----------------� COMMUNITIES
ROOF
GAF -TIMBERLINE HDZ RS -AGED CHESTNUT
BASE STUCCO
SW 7551 GREEK VILLA
STONE
CREATIVE MINES -URBAN RECTANGLE -WINTERFALL
MIRALON SN
PALM SPRINGS, CA I 987-22359
ACCENT AW NING & GARAGE DOORS
SW 7034 STATUS BRONZE
FRONT ENTRY DOORS
SW 6460 KALE GREEN
ACCENT STUCCO
SW 7059 UNUSUAL GRAY
Bassenian I Lagoni
ARCHITECTURE• PLANNING• INTERIORS
O COPYRIGHT 2022 BASSENIAN I LAGONI ARCHITECTS 85 09/30/24
---� SCHEME#3
r--r"I.\.,,-----------------�COMMUNITifS
ROOF
GAF -TIMBERLINE HDZ RS -CHARCOAL
BASE STUCCO
SW 6154 NACRE
STONE
CREAT IVE MINES -URBAN RECTANGLE -SAN DOLLAR
MIRALON SN
PALM SP RINGS, CA I 987-22359
ACCENT AWNING & GARAGE DOORS
SW 7674 PEPPERCORN
FRONT ENTRY DOORS
SW 2803 ROOKWOOD TERRA COTTA
ACCENT STUCCO
SW 6157 FAVORITE TAN
Bassenian I Lagoni
ARCHITECTURE• PLANNING• INTERIORS
O COPYRIGHT 2022 BASSENIAN I LAGONI ARCHITECTS 86 09/30/24
---� SCHEME#4
����-----------------� COMMUNITIES
ROOF
GAF -TIMBERLINE HDZ RS -AGED CHESTNUT
BASE STUCCO
SW 7570 EGRET WHITE
STONE
CREATIVE MINES -URBAN STRIP -MORNING LIGHT
MIRALON SN
PALM SPRINGS, CA I 987-22359
ACCENT AWNING & GARAGE DOORS
SW 7505 MANOR HOUSE
FRONT ENTRY DOORS
SW 7610 TURKISH TILE
ACCENT STUCCO
SW 9084 COCOA WHIP
Bassenian I Lagoni
ARCHITECTURE• PLANNING• INTERIORS
O COPYRIGHT 2022 BASSENIAN I LAGONI ARCHITECTS 87 09/30/24
---� SCHEME#S
r---r"I.\.,,-----------------� COMMUNITIES
ROOF
GAF -TIMBERLINE HDZ RS -CHARCOAL
BASE STUCCO
SW 7541 GRECIAN IVORY
STONE
CREATIVE MINES -URBAN STRIP -SANDOLLAR
MIRALON SN
PALM SPRINGS, CA I 987-22359
ACCENT AWN ING & GARAGE DOORS
SW 7069 IRON ORE
FRONT ENTRY DOORS
SW 9026 TARNISHED TRUMPET
ACCENT STUCCO
SW 9126 HONED SOAPSTONE
Bassenian I Lagoni
ARCHITECTURE• PLANNING• INTERIORS
O COPYRIGHT 2022 BASSENIAN I LAGONI ARCHITECTS 88 09/30/24
--■ .411111i. SCHEME# 6
r--r'l.'-9-----------------�COMMUNITIES
ROOF
GAF -TIMBERLINE HDZ RS -SAGEWOOD
BASE STUCCO
SW 7043 WORLDLY GRAY
STONE
CREATIVE MINES -URBAN KING -WINTERFALL
MIRALON SN
PALM SPRINGS, CA I 987-22359
ACCENT AWNING & GARAGE DOORS
SW 7048 URBANE BRONZE
FRONT ENTRY DOORS
SW 6481 GREEN BAY
ACCENT STUCCO
SW 6061 TA NBARK
Bassenian I Lagoni
ARCHITECTURE• PLANNING• INTERIORS
O COPYRIGHT 2022 BASSENIAN I LAGONI ARCHITECTS 89 09/30/24