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HomeMy WebLinkAboutPAR-2024-0012_PC Packet_03252025 CITY OF PALM SPRINGS DEPARTMENT OF PLANNING SERVICES MEMORANDUM DATE: March 25, 2025 TO: Planning Commission FROM: Department of Planning Services SUBJECT: NEXUS DEVELOPMENT CORPORATION FOR A PRE-APPLICATION TO CONSTRUCT A 62-UNIT RESIDENTIAL DEVELOPMENT CONSISTING OF 40 DETACHED SINGLE-FAMILY RESIDENCES AND 22 DUPLEXES ON AN UNDEVELOPED 8.8-ACRE PARCEL LOCATED ON THE SOUTH SIDE OF EAST PALM CANYON DRIVE BETWEEN WILLIAM KRISEL WAY AND SOUTH SUNRISE WAY, ZONE R-3, SECTION 26 (CASE PAR- 2024-0012). (NK) SUMMARY: The purpose of this study session item is to review a Pre-Application for a proposed residential development at a parcel located on the south side of East Palm Canyon Drive between William Krisel Way and South Sunrise Way. The proposed development would provide 40 detached single-family residences and 22 duplexes on an undeveloped 8.8- acre site. Pre-Application is a prerequisite for Planned Development District (PDD) application submittal. Pursuant to Palm Springs Zoning Code (PSZC) Section 94.03.00(C)(2)(c), the Planning Commission is required to review a Pre-Application at a study session following the completion of a neighborhood outreach meeting as a part of the Pre-Application review process. The Planning Commission is requested to provide comments to the applicant but not to take any action on the matter, nor preliminarily indicate approval, conditional approval, or disapproval of the proposed project. A neighborhood outreaching meeting for the proposed project was held on February 24, 2025, and the neighborhood outreach meeting report is attached to this memorandum (Attachment 4). Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 2 Case PAR-2024-0012 RECOMMENDATION: Provide preliminary comments on the Pre-Application proposal but take no action. ISSUES: • The proposed project includes single-family residences, which are expressly prohibited in the R-3 Zone. • The proposed residential-only development is not consistent with the intent of the “Resort” Overlay Zone. • The project does not conform to various aspects of the R-3 Zone development standards such as setbacks, minimum lot dimension requirements, maximum allowable building height, and minimum building separation distance requirements. • The proposed density is much lower than the maximum allowable density for the site, and the proposed project does not meet the goals and objectives of the Housing Element or Land Use Element of the General Plan. • A PDD requires that a public benefit be provided which has not yet been identified. PROJECT DESCRIPTION: The project proposes the construction of new 62 residential units, which consist of forty (40) detached single-family residences and twenty-two (22) duplexes. Each residential unit is designed with two (2) off-street parking spaces and a private pool, and the proposed site design includes a 5-foot-wide landscape buffer along East Twin Palms Drive, guest parking, and internal streets which branch out from the main entrance located on the East Twin Palms Drive frontage. The proposed single-family residential lots range from 5,400 SF to 6,840 SF in size, and the individual lot size of 2,929 SF is proposed for the duplexes. Two-story construction is proposed for the single-family residences at a maximum building height of 24 and 25 feet, and three-story construction at a maximum height of 36.5 feet is proposed for the duplexes. BACKGROUND AND SETTING: The project site is an 8.8-acre site located on the south side of East Palm Canyon Drive between William Krisel Way and South Sunrise Way. The site is a through lot which extends from East Twin Palms Drive (south) to East Palm Canyon Drive (north). The site is currently undeveloped. Rights-of-Way – Existing Conditions Street Name Half Street Width Curb & Gutter Sidewalk East Palm Canyon Drive 38’ ~ 50’ Y Y East Twin Palms Drive 20’ ~ 30’ N N Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 3 Case PAR-2024-0012 Most Recent Change of Ownership Date Unknown USA 511 (Allotted and Leased) Neighborhood Notification 03/20/2025 Email notification sent to Neighborhood Organizations within 1-mile of the site, notifying each chairperson that the project will be on the Planning Commission’s agenda on March 25, 2025. DETAILS OF APPLICATION REQUEST: Site Area Gross Acres 8.8 Acres General Plan, Zoning and Land Uses of Site & Surrounding Areas General Plan Designation Zoning Designation Existing Land Use Site TRC (Tourist Resort Commercial) R-3 (Multiple-Family Residential and Hotel) Undeveloped North TRC/HDR (High Density Residential) R-3 Apartments/Hotel South VLDR (Very Low Density Residential) R-1-C (Single-Family Residential) Multi-Family Residential East TRC/VLDR PD 69 Multi-Family Residential West TRC R-3 Hotel (Travelodge) Special Purpose and Overlay Districts Compliance “R” Resort Overlay Zone N DEVELOPMENT STANDARDS: The zone designation of the project is Multiple-Family Residential and Hotel Zone (R-3). In the R-3 Zone, multi-family residences are allowed by right per PSZC Section 92.04.01(A)(1); however, single-family residences are expressly prohibited in the R-3 Zone per PSZC Section 92.04.02(C). The proposed project includes 40 detached single- family residences and 22 duplexes. While the proposed project is partially in conformance with the R-3 Zone development standards, the single-family residential use must be approved via a PDD application. The project density is also significantly below the target range for the TRC land use designation area (up to 30 du/acre), which does not support the City’s housing goals in the General Plan. Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 4 Case PAR-2024-0012 Overall (Perimeter) Development Standard Required/Allowed Provided Compliance Min. Lot Size 20,000 SF 383,328 SF (8.8 Acres) Y Min. Lot Width 130 Feet >130 Feet Y Min. Lot Depth 190 Feet >190 Feet Y Min. Setbacks • Front (E. Twin Palms Dr.) • Side (West) • Side (East) • Rear (E. Palm Canyon Dr.) 25 Feet 10 Feet 36.5 Feet 30 Feet 20 Feet 3 Feet 5 Feet 20 Feet N N N N Garage Setback 25 Feet >25 Feet Y Max. Density (Multi-Family Residential) Consistent with the General Plan requirement (30 du/acre = 264 Units Total) 62 (Approximately 7 du/acre) Y Min. Open Space 45% 44.8% N Max. Building Height* *High-rise buildings may be permitted subject to PSZC Sections 93.04.00 & 94.02.00 Two-stories/ 24 Feet Three-stories/36.5 Feet. The project does not meet the standards specified in PSZC Section 93.04.00 (High-Rise Buildings). N Min. Building Separation Distance 15 Feet 6 ~ 10 Feet N Trash Enclosure Required per PSZC Section 93.07.02 Not Indicated TBD Perimeter Wall/Fence Height 4.5 ~ 6 Feet Not indicated N/A Controlled Access Discouraged per PSZC Section 93.05.00(E). Prohibited per General Plan (CD14.6, page 9- 34). Not Indicated N/A Off-Street Parking SFR: 2 spaces are proposed for each TBD Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 5 Case PAR-2024-0012 Standard Required/Allowed Provided Compliance 2 Spaces (20’x20’=400 SF) Duplex: Studio: 1 space 1 BDR: 1.25 spaces 2 BDR: 1.5 spaces = & >3BDR: 0.75 space per bedroom residential unit; however, bedroom information has not been provided. Guest Parking 16 Spaces 24 Spaces Y Single-Family Residences on Individual Lots*: (*Analyzed in accordance with the R-3 Zone Development Standards) Standard Required/Allowed Provided Compliance Min. Lot Size 20,000 SF Ranges from 5,400 SF to 6,840 SF N Min. Lot Width • Interior Lots • Corner Lots 130 Feet 140 Feet 60 Feet 60 Feet N N Min. Lot Depth 150 Feet 90 ~ 114 Feet N Min. Setbacks • Front • Side • Rear 25 Feet 10 Feet ~ 24 or 25 Feet 10 Feet ~ 24 or 25 Feet 10 Feet 5 Feet 15~20 Feet N N Partial Garage Setback 25 Feet 20 Feet N Min. Open Space 45% Approx. 52 ~ 62.4%* *Based on the measurement manually taken by using Bluebeam. Y Max. Building Height* *Highrise building may be permitted subject to PSZC Two-stories/24 Feet Two-stories/24~25 Feet. The project does not meet the standards specified in PSZC Section Partial Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 6 Case PAR-2024-0012 Standard Required/Allowed Provided Compliance Sections 93.04.00 & 94.02.00) 93.04.00 (High-Rise Buildings) Min. Building Separation Distance 15 Feet 10 Feet N Off-Street Parking 2 enclosed spaces (20’x20’=400 SF) 2 enclosed spaces. Dimensions are not provided. Partial (Dimensions are required for confirmation) Duplexes on Individual Lots: Standard Required/Allowed Provided Compliance Min. Lot Size 20,000 SF 2,929 SF N Min. Lot Width • Interior Lots • Corner Lots 130 Feet 140 Feet 29 Feet 29 Feet N N Min. Lot Depth 190 Feet 101 Feet N Min. Setbacks • Front (South) • Side (East) • Side (Interior) • Side (West) • Rear (E. Palm Canyon Dr.) 25 Feet 36.5 Feet 36.5 Feet 10 Feet 25 Feet* *Lot with substandard depth backing on a major thoroughfare 20 Feet 22.8 Feet 0~3 Feet 3 Feet 20 Feet N N N N N Garage Setback 25 Feet 20 Feet N Min. Open Space 45% Approx. 49.8%* *Based on the measurement manually taken by using Bluebeam. Y Max. Building Height* *Highrise building may be permitted subject to PSZC Sections 93.04.00 & 94.02.00) Two-stories/24 Feet Three-stories/36.5 Feet. The project does not meet the standards specified in PSZC N Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 7 Case PAR-2024-0012 Standard Required/Allowed Provided Compliance Section 93.04.00 (High Rise Buildings). Min. Building Separation Distance 15 Feet 6 Feet N Off-Street Parking Studio: 1 space 1 BDR: 1.25 spaces 2 BDR: 1.5 spaces = & >3BDR: 0.75 space per bedroom Bedroom information is not provided. N/A Planned Development District. In the event the applicant decides to submit a Planned Development District, the project would be subject to Section 94.03.00 of the Zoning Code. Pursuant to PSZC Section 94.03.00(D)(2), the following development standards apply: Development Standards Staff Comments (Preliminary) Conformance Housing Uses: PDDs may include a multiplicity of housing types, provided the density conforms to the overall gross density of the general plan requirements. A PDD application for a single housing type is prohibited, unless combined with commercial or civic/institutional uses, or for the development of affordable housing units. A mix of residential types is proposed (single-family residences and duplexes). However, single-family residences are expressly prohibited in the R-3 Zone today. Y (Partial) Building Height: Building heights shall conform to the requirements of the comparable underlying zoning district, or as may be permissible under the General Plan. The proposed single-family residences meet the building height limit; however, the duplexes do not meet the building height regulation. As noted above, single-family residences are prohibited in the R-3 Zone. General Plan TRC land use designation area does not provide height regulations. Y (Partial) Parking: Parking and loading requirements shall be subject to the requirements of Sections 93.06.00 and 93.07.00, respectively. A detailed floor plan and/or bedroom information of the proposed duplexes is required to determine the off-street TBD Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 8 Case PAR-2024-0012 Development Standards Staff Comments (Preliminary) Conformance Reductions in parking requirements may be approved as part of a planned development district application where there is a mixture of uses on the site and such uses may benefit from a shared parking arrangement. A parking study shall be submitted for review as part of any request to reduce parking requirements based on a shared parking arrangement. parking requirement. Loading space is not required per PSZC Section 93.07.01(A). Setback: Front yard setbacks compatible with the existing or potential development adjacent and/or opposite from existing development shall be required to provide for an orderly and uniform transition along the streetscape to preserve, protect and enhance the properties adjacent to the proposed planned development district. Non- peripheral areas of the planned development district shall not be subject to this requirement but shall be determined by approval of the preliminary development plan by the City Council. Exceptions to internal setback requirements or minimum building separation requirements shall be mitigated by increased open space. The proposed building setback along E. Twin Palms Dr. appears compatible with the setback of the existing development to the east. The rear yards of the proposed single-family residences will be facing E. Twin Palms Dr. The design includes a pool, which will require a 5-foot-high enclosure per the Building Code. The proposed 20-foot setback, pool enclosures located at 5 feet away from the property line, and a 5-foot-wide landscape buffer (which is significantly less than the width of the landscape treatment found on the adjacent developments) will most likely not allow seamless spatial or visual transition. N Lot Width: Lot Width. Minimum lot frontage not less than that of existing lots adjacent and/or opposite from existing developments shall be required to provide for an orderly and uniform transition along the streetscape to preserve, protect and enhance the properties adjacent to a proposed planned development district. Non-peripheral areas of the The proposed development type is different from the adjacent existing developments (also see comments for ‘Development Form’ below), and the lot widths are less than those found at these sites. The proposed street frontage design is more orderly, rigid, N Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 9 Case PAR-2024-0012 Development Standards Staff Comments (Preliminary) Conformance planned development district shall not be subject to this requirement but shall be determined by approval of the preliminary development plan by the Planning Commission. and dense, compared to the neighboring developments. Development Form: The form and type of development on the planned development district site boundary shall be compatible with the existing or potential development of the surrounding parcels. The project site is adjacent to existing residential developments on its south and east sides. These neighboring developments are condominiums designed with a common space while the project proposes a tract development. N Open Space Requirements: Open Space Requirements. Open space for planned districts shall be equal to or greater than the minimum open space requirement for the comparable zone in which the planned development district is located, except medium-and high- density residential developments may be modified as described below. Recreational areas, drainage facilities and other man-made structures may be considered to meet a part of the open space requirements, where such facilities provide recreational opportunities for residents or are enhanced with landscape treatments that adequately screen the facilities. i. Natural Features. Protection of natural landscape features such as watercourses, sensitive land area, existing native vegetation, wildlife, unique topographical features, and views shall be required. Open The project is slightly substandard to the open space requirement (44.8% proposed while 45%-minimum is required (for the overall site development). The proposed open space area on the individual parcels meets the open space requirement. Inclusionary housing is not indicated. Y (Partial) Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 10 Case PAR-2024-0012 Development Standards Staff Comments (Preliminary) Conformance spaces shall be integrated into the overall design of the project. ii. Open Space for Commercial/Industrial Uses. The percentage of open space for commercial, industrial and mixed uses shall be determined by the development plan approved by the city council, and shall include, features such as plazas, pocket parks, or other similar features where feasible. iii. Open Space for Residential Uses. At the discretion of city council after recommendation from planning commission, the maximum lot coverage and minimum open space standards may be modified for projects providing affordable housing within medium- and high- density residential zones (R-2, R-3, R-4). Of the total required open space area, a maximum of 50% may be designated as private open space. The remainder of the required open space area shall be designated as common open space. Street/Driveway: Street/Driveway Alignment. Planned development districts shall respect the existing street grid, so that entrances to the development or streets within the development align with the existing street grid at the perimeter of the development. In addition, the planned development district shall conform to the street alignments identified in the Circulation Plan of the General Plan. The project site is a through lot, and the project proposes access via E. Twin Palms Dr. The street network of the site’s vicinity is characterized by a mix of straight and curvilinear lines, and the proposed project is relatively consistent with this pattern. The project proposes 24-foot-wide driveways while a minimum of 26 feet is required for the driveway which is adjacent to the 3-story Y (Partial) Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 11 Case PAR-2024-0012 Development Standards Staff Comments (Preliminary) Conformance construction and the ones that adjoin a double row of parking spaces (where garages face each other). Density: Affordable Housing. Housing density may be increased in conformance with state and local regulations if the planned development district assists the city in meeting its affordable housing goals as set forth in the housing element of the general plan. While the project meets the General Plan density requirement. It is significantly lower than the density permitted and does not support the goals of the General Plan. Y (Partial) Perimeter Landscape Buffer. A 10 foot wide landscape buffer area shall be required between any perimeter wall and any abutting public right-of- way. 5-foot-wide landscape buffer is proposed along the East Twin Palms Drive frontage, which is substandard. Landscape buffer along East Palm Canyon Dr. is not indicated on the submitted plans. N Pedestrian and Bicycle Access. Pedestrian and bicycle access to the development shall not be gated and shall remain open and accessible. Gate installation is not indicated on the schematic site plan. N/A General. Each application for a planned development district shall require the provision of public benefit to offset any additional impacts of the project, including those additional impacts specifically created by waivers of development standards requested under this section. Exclusions. The elements listed below shall not be considered as a public benefit: i. The project itself shall not be considered as a public benefit, unless a minimum of 25% of the gross floor area of the project has been developed as affordable housing units; Public benefit information has not been submitted. TBD Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 12 Case PAR-2024-0012 Development Standards Staff Comments (Preliminary) Conformance ii. The dedication of land or public improvements, the payment of standard impact fees or any other exaction which is imposed on all comparable development projects not seeking waivers of development standards under this section. Determination of Public Benefit. The public benefit shall proportionally offset the additional impacts created by the waivers requested as part of the planned development district application. The applicant shall be responsible for identifying the requested waivers for the project and their impact on public infrastructure and/or services and the accompanying public benefit that will offset that impact. The Planning Commission and the City Council shall review the proposed public benefit for sufficiency and shall specifically identify the public benefit in the conditions of approval for the development. Public benefit information has not been submitted. TBD Types of Public Benefit Required. An approved public benefit shall include one or more of the elements listed below or any similar element that is intended to proportionally offset the addition impacts specifically created by the waivers requested under this section. i. Affordable Housing. The payment of fees to the City's affordable housing fund, construction of affordable housing units on the site, or the construction of off-site affordable housing units. ii. Public benefit information has not been submitted. TBD Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 13 Case PAR-2024-0012 Development Standards Staff Comments (Preliminary) Conformance On-site Public Amenities. The provision of on-site amenities which will be available to or benefit the general public such as parks and plazas, community open space dedication, community meeting rooms, civic facilities, day care facilities, preservation of historic structures, preservation of natural features, public art, or similar amenities. iii. Off-site Improvements. The provision of off-site amenities and dedications, including traffic enhancements, traffic calming improvements, bikeways and trails, park lands, recreation facilities, public art, or other similar public improvements located off the project site which are intended to proportionally offset the additional impacts specifically created by the waivers requested under this section for the project. Permitted Density Site Area Units Allowed Units Proposed Compliance 30 Units Per Acre 8.8 Acres 264 Units 62 Units Y Pursuant to PSZC Section 93.06.00, the following parking standards apply: Parking Requirement Use Units Parking Ratio Required Provided Comp. Reg. Handi- cap Reg. Handi- cap Studio TBD 1/unit TBD 44 TBD 1-bedrooms TBD 1.25/unit TBD TBD 2-bedrooms TBD 1.5/unit TBD TBD 3-bedroom TBD 2.25/unit TBD TBD Guest N/A units 15.5 ≈ 16 24 Y Single-Family Residences 2/unit 80 80 Y TOTAL SPACES REQUIRED TBD 148 TBD Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 14 Case PAR-2024-0012 Required Handicap Spaces TBD TBD TBD ANALYSIS: General Plan Land Use Element: The General Plan Land Use designation of the project site is Tourist Resort Commercial (TRC). The Pre-Application was submitted prior to the adoption of the Palm Springs 2024 General Plan. Under the Palm Springs 2007 General Plan Land Use Element page 2-6, the TRC land use designation area is primarily intended for hotel and tourist-related uses. The General Plan section further states, “…if residential uses are proposed within the Tourist Commercial Designation (timeshares, condominiums, etc.) they shall be a secondary use ancillary to the proposed hotel uses and shall not exceed a maximum of 30 dwelling units per acre. Permanent residential uses and commercial activities are allowed subject to approval of a planned development district”. Under the 2007 General Plan density requirement, a maximum of 264 residential units is allowed at the 8.8-acre project, while the project proposes 62 residential units. Per the Palm Springs 2040 General Plan, a Planned Development District (PDD) application is no longer required for permanent residences in the TRC designation area. Because of the way the proposed project is designed, however, the project does not conform to various aspects of the R-3 Zone development standards, and it is not feasible without the approval of a PDD. Additionally, at approximately 7 dwelling units per acre, the proposed density is significantly lower than that permitted, and it does not support the City’s housing goals as expressed in the General Plan. Zoning: As noted earlier in this memorandum, single-family residences are prohibited in the R-3 Zone per PSZC Section 92.04.02(C). Additionally, the proposed project does not comply with certain development standards of the R-3 Zone (PSZC Sections 92.04.03 & 04). These include the following: • Minimum separation distance between buildings • Building height • Minimum setbacks • Minimum lot size • Minimum lot dimensions CONCLUSION: The project proposes a mix of detached single-family residences and duplexes. While the proposed project meets the multi-type housing requirement of a PDD, single-family residences are expressly prohibited in the R-3 Zone. Additionally, the project does not meet various aspects of the R-3 Zone development standards as proposed. As indicated by the density requirement of the TRC land use designation area, the area encourages high density development projects while the project proposes a very low-density Planning Commission Staff Memorandum March 25, 2025 Study Session -- Page 15 Case PAR-2024-0012 development. Considering the fact that large undeveloped parcels are scarce in the area, the City aims to increase local housing supply, and single-family residences are prohibited in the R-3 Zone, a project which proposes higher density appears to be more desirable for the site. The intent of this memorandum is to provide an overview of the conceptual development plan and its conformance to the General Plan and Zoning Code. A full analysis, including an evaluation of required findings, is not provided because all pertinent information is not known at the pre-application stage. The Planning Commission may provide the Applicant comments on this initial submittal in order to assist the applicant in finalizing their materials for the formal application. PREPARED BY: Noriko Kikuchi, AICP, Associate Planner REVIEWED BY: Christopher Hadwin, AICP, Director of Planning Services Attachments: 1. Vicinity Map 2. Aerial View 3. Justification Letter 4. Neighborhood Outreaching Meeting Report 5. Conceptual Project Plans Department of Planning Services Vicinity Map CITY OF PALM SPRINGS Case PAR-2024-0012 NEXUS Development Corporation APN: 511-020-025 Project Site E. Palm Canyon Drive E. Twin Palms Dr. S. Sunrise Way 16.7'15.8'8.0' 24.0' 10.0'24.0'29.0'8.0' 24.0'60.6'EAST PALM CANYON DR.EAST TWINS PALMS DR.60.0'30.0'R.O.W.103.4'60.0'29.0'19.8'123456789101112131415161718192021222324101.2' 10.0' 114.0' 101.4' 20.0'SETBACK 20.0' S.B. 18.0'60.0'102.9'60.0'95.0'SINGLE-FAMILY DWELLING, TYP.TWO-FAMILY DWELLING, TYP.BOUNDARY LINEINTERIOR PROPERTY LINEDRIVEWAY90.0'60.0'LANDSCAPE BUFFER5.0' 15'-0" MIN. (20'-0" AT TWIN PALMS) 20'-0" TO GARAGE 10'-0" MIN. TO LIVING OR PORCH5'-0"MIN.5'-0"MIN.5'-0" MIN.(1ST FLR.)0"20'-0" TO GARAGE 20'-0" MIN. TO R.O.W.3'-0" MIN.(UPPER FLRS.)SITE SUMMARYSite Area: ±8.8 ac.Density: ±7.0 du/acUnit Mix:-(8) ±60'x90' Lots-(20 ±60'x95' Lots-(10) ±60'x103' Lots-(2) ±60'x114' Lots-(22) 2-Family Dwelling units (Ea. on 29'x101' Lots) 62 Total UnitsParking Provided:4 Spaces per Lot:Garage:124 spaces (2 per unit via 2-car garage)Driveway:124 spaces (2 per unit)On Street Parking:24 spacesTotal Provided:272 spaces (4.39 spaces per unit)SCHEMATIC DESIGNOctober 1, 2024PALM SPRINGS, CA # 20240227PALM CANYON RESIDENTIALNEXUS DEVELOPMENT CORPORATION1 MacARTHUR PLACE, #300SANTA ANA, CA 9270717911 Von Karman Ave.Suite 200Irvine, CA 92614ktgy.com949.851.2133A1.0SITE PLAN0408020SINGLE FAMILYDWELLINGTWO-FAMILYDWELLING ±24'-0"9'-1"9'-1" ±25'-0"SCHEMATIC DESIGNOctober 1, 2024PALM SPRINGS, CA # 20240227PALM CANYON RESIDENTIALNEXUS DEVELOPMENT CORPORATION1 MacARTHUR PLACE, #300SANTA ANA, CA 9270717911 Von Karman Ave.Suite 200Irvine, CA 92614ktgy.com949.851.2133A2.0CONCEPTUAL ELEVAITONSINSPIRATION IMAGERYCONCEPTUAL STREET SCENE ±36'-6" 9'-1"9'-1"9'-1"SCHEMATIC DESIGNOctober 16, 2024PALM SPRINGS, CA # 20240227PALM CANYON RESIDENTIALNEXUS DEVELOPMENT CORPORATION1 MacARTHUR PLACE, #300SANTA ANA, CA 9270717911 Von Karman Ave.Suite 200Irvine, CA 92614ktgy.com949.851.2133A2.1CONCEPTUAL ELEVATIONS3-STORY TWO-FAMILY DWELLING UNITSCONCEPTUAL PAIR XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXL1.0PRELIMINARY LANDSCAPE PLAN0408020NEXUS DEVELOPMENT CORPORATION1 MacARTHUR PLACE, #300SANTA ANA, CA 92707PALM CANYON RESIDENTIALPALM SPRINGS, CA# 20240227SCHEMATIC DESIGNOCTOBER 1, 202417911 Von Karman Ave.Suite 200Irvine, CA 92614ktgy.com949.851.2133EAST PALM CANYON DR.EAST TWINS PALMS DR.LANDSCAPE SUMMARYFRONT YARD / COMMON AREA LANDSCAPE: 56,447 S.F. / 1.30 AC.BACKYARD LANDSCAPE AREA: 115,096 S.F. / 2.64 AC.