HomeMy WebLinkAboutITEM 3A - Case AR 24-0006 Revised
ARCHITECTURAL REVIEW COMMITTEE
MEMORANDUM
DATE: APRIL 21, 2025 NEW BUSINESS
SUBJECT: A REQUEST BY MONAGHAN PALM CANYON, LLC, OWNER, FOR A
MAJOR ARCHITECURAL PERMIT APPLICATION TO CONSTRUCT A
SIXTY (60) UNIT CONDOMINIUM COMPLEX WITH COMMUNITY
BUILDNG, PROJECT LOCATED AT 1875 NORTH PALM CANYON
DRIVE, ZONE C-1 AND R-3; (CASE NO. AR 2024-0006) (GM).
FROM: DEPARTMENT OF PLANNING SERVICES
SUMMARY:
This is a request for the Architectural Review Committee (ARC) to review a proposed
Major Architectural Application to construct a sixty (60) unit condominium community
called Siena Palm Springs. The site plan places the community building, entrance, and
dog park at the front of the development within the C-1 zoned area. The remaining portion
of the site contains sixty (60) condominium units with three (3) internal streets. The
proposed layout consists of two (2) and three (3) attached two-story condominium
townhouse units with integral two (2) car garages. The Planning Commission approved
a Tentative Tract Map #38846 on April 10, 2024 for condominium purposes and a Major
Development Permit on January 22, 2025.
PLANNING COMMISSION COMMENTS TO ARC:
At the January 22, 2025 meeting the Planning Commission approved the Major
Development Permit and provided the following comments and conditions to be reviewed
by the ARC. The italicized text is the response from the applicant with actions taken.
PLN 4. Garage Doors: No garage door style shall be located adjacent to another similar
door style.
Answer: Three choices of garage doors will initially be provided to buyers. As
units are sold for the tri-plexes, those doors chosen by the first and second
buyers will be eliminated as available choices for the second and third buyers.
For example, if buyer #1 chooses Door A, then Buyer #2 would only have the
choice of Door B or C. It buyer #2 chooses Door B then Buyer #3 will be required
to take Door C.
Architectural Review Committee Memo
Case # AR 2024-0002 MAJ
April 21, 2025 – Page 2 of 11
PLN 5. Internal Sidewalks: Add a three (3) foot minimum wide sidewalk as part of the
internal streets delineated by special pavers or colored material.
Answer: The planting landscape plan amendment submitted by Russ
MacDonald incorporates a walkway into the streetscape. The material will be a
paved stamped concrete to delineate the pedestrian path (see exhibit sheet 1/7).
PLN 6. Street Trees: Explore adding shade trees along North Palm Canyon Drive
frontage.
Answer: The landscape plan amendment submitted by Russ MacDonald
incorporates new shade trees into the frontage. The proposal includes ten (10)
Acacia trees in 24” boxs as street trees (see exhibit sheet 1/7).
PLN 7. Walls, Fences, Benches: Material for metal elements on walls and fences to not
be corrugated steel. Utilize exterior stone walls as sitting benches; soften and
activate street frontage; evaluate the use of an open picket pool fence along
North Palm Canyon Drive.
Answer: The landscape plan submitted by Russ MacDonald will utilize the
material panel as initially submitted (see exhibit sheet 4/7)
PLN 8. Clubhouse: Explore making restrooms unisex; add more internal space for
possible gym use; pool to be a uniform depth for swimming and walking.
Answer: The Rec Center was modified by Woodley where unisex bathroom was
created. As the setback requirements did not allow for more internal space, the
internal design was modified to allow for fitness/gym space use as submitted in
the amendment. The pool will be uniform in depth as requested.
PLN 9. Building Architecture: Explore staggering buildings to reduce impact of garages
facing internal streets; study adding screening elements on roof decks to provide
privacy; integrate materials of clubhouse into residential buildings; evaluate
residential building paint schemes to add color.
Answer: The buildings cannot be staggered any further without impacting
setback requirements. Screening elements on the roof decks will violate 30’
height limitations. Owner and Woodley are open to discussing alternate material
and color palette choices with ARC.
RECOMMENDATION:
That the Architectural Review Committee approve the application.
Architectural Review Committee Memo
Case # AR 2024-0002 MAJ
April 21, 2025 – Page 3 of 11
SCOPE OF REVIEW:
1. The Architectural Review Committee will evaluate the Major Architectural
Application (Case AR 2024-0077 MAJ) for conformance to criteria listed in PSZC
Section 94.04.00 for the proposed site plan, building architecture, landscaping and
club house design.
2. The Planning Commission approved a Major Development Permit (Case DP 2024-
0002) for conformance to the criteria listed in PSZC Section 94.02.00(B)(6).
PROJECT DESCRIPTION:
The applicant is proposing to construct an ungated sixty (60) unit condominium
community consisting of a mix of two (2) and three (3) unit attached townhouses on the
4.37-acre parcel. The front portion of the lot in the C-1 zone will consist of a clubhouse
with a multipurpose room, kitchen, and bathrooms with patio area surrounding a
community pool. The rectangular lot will have one main access point which currently
exists. Site access from North Palm Canyon Drive will accommodate a right-in, right-out
entrance with one (1) curb cut allowing for traffic flow and one new emergency exit
driveway located at the southern end of the lot.
The main entrance is located at an existing curb cut that served the previous hotel site.
A middle-landscaped median will separate the entry and exit and contain the complex
identification sign and a Little Tuscany community historical monument to match others
in the neighborhood. A dog park is located south of the entry and will consist of a lawn
area with shade trees, tables and chairs and will be enclosed with decorative walls and
fencing. The frontage along North Palm Canyon will be a series of low stone planter
boxes with stepped back CMU walls, along with Corten steel metal decorative panels to
provide interest and texture. Enhanced landscaping to include palm trees, accent cactus
and ground cover will provide color and variation to the street frontage.
The residential portion consisting of sixty (60) townhouse condominium units will front
three (3) internal streets that are twenty-six (26) feet wide allowing for two-way vehicular
movements. The units are a mix of two (2) and three (3) attached two-story condominium
townhouses with maximum height of twenty-four (24) feet. Each building will be slightly
angled as to lessen the visual impact of the garages as they face the street. The building
rear setbacks range from ten (10) feet to eighteen (18) feet from the perimeter property
line. The middle buildings will have a separation of twenty-one (21) feet to twenty-four
(24) feet and all units will have a private yard enclosed by a CMU wall. No units will have
a pool as the community area provides recreational amenities. There will be thirty (30)
guest parking spaces located at the front entry and rear of the complex.
Architectural Review Committee Memo
Case # AR 2024-0002 MAJ
April 21, 2025 – Page 4 of 11
BACKGROUND INFORMATION:
Related Relevant City Actions by Planning, Fire, Building, etc…
9/18/1984 Building permit issued (Shiloh Inn)
4/26/2017 Planning Commission approved a Major Architectural Application for the
development of the Tova Hotel
7/6/2017 Building Department issued a demolition permit to prepare the site for
renovation.
3/13/2019 Planning Commission approved a revision to the Major Architectural
Application and a new Conditional Use Permit for the development of the
Tova Hotel and Restaurant.
4/10/2024 Planning Commission approved resolution #6957 for Tentative Tract Map
38846 for the purpose of a one lot condominium map.
1/9/2025 The City Council approved a change to the Tourist Resort Commercial
(TRC) Land Use Designation to eliminate the requirement for a Planned
Development District for residential uses.
1/22/2025 The Planning Commission approved a Major Development Permit for a
60-unit condominium project (Resolution #6972).
Neighborhood Notification
4/3/2025 Email sent to the following: Little Tuscany, Racquet Club Estates, Vista
Las Palmas, Old Las Palmas, El Mirador Neighborhood Organizations.
DETAILS OF APPLICATION REQUEST:
Site Area
4.37-Acres
Surrounding
Property
Existing General Plan
Designations
Existing Land Use Existing Zoning
Designations
Subject
Property
TRC (Tourist Resort
Commercial)
Vacant C-1 / R-3 General
Commercial / Multi-
Family Residential
North TRC (Tourist Resort
Commercial)
Commercial –
Former Rick’s
Restaurant
C-1 General
Commercial
South TRC (Tourist Resort
Commercial)
Hotel C-1 / R-3 General
Commercial / Multi-
Family Residential
East TRC (Tourist Resort
Commercial)
Commercial – Billy
Reed’s Restaurant
C-1 General
Commercial
West MDR (Medium Density
Residential)
Condominiums –
Casa de Oro
RGA(6) Multi-Family
Residential
Architectural Review Committee Memo
Case # AR 2024-0002 MAJ
April 21, 2025 – Page 5 of 11
DEVELOPMENT STANDARDS:
Pursuant to PSZC Section 92.03.03 and 92.12.03 the following standards apply:
Standard Required/
Allowed
Provided Compliance
Min. Lot Size 20,000 SF 15,400 SF Existing Lot
Min. Lot Width 150 Feet 140 Feet Existing Lot
Min. Lot Depth 110 Feet 100 Feet Existing Lot
M-2 Setbacks
• Front
• Side (North)
• Side (South)
• Rear
25 Feet
Zero Feet
Zero Feet
Zero Feet
70 Feet
5 Feet
8 Feet
10 Feet
Y
Y
Y
Y
Max Lot Coverage 60 % 43% Y
Max. Building Height M-2
Zoned
30 Feet
28 Feet
Y
ANALYSIS:
Site Plan:
The subject lot is a 4.37-acre rectangular parcel that has been vacant since the former
hotel building was demolished. Currently the site is flat with one main ingress/egress in
the center of the parcel from North Palm Canyon Drive and will accommodate a right-in,
right-out entrance with one (1) curb cut allowing for traffic flow and one new emergency
exit driveway located at the southern end of the lot. A focused traffic and VMT study have
been conducted and determined that the existing street network will be able to
accommodate vehicular trips generated by the project without creating congestion. A
middle-landscaped median will separate the entry and exit and contain the entry complex
ID sign and a Little Tuscany community historical monument to match others in the
neighborhood. A dog park located south of the entry consisting of a lawn area with shade
trees, tables, and chairs will be enclosed with decorative walls and fencing. The frontage
along North Palm Canyon will be a series of low stone planter boxes with stepped back
CMU walls, along with Corten steel metal decorative panels to provide interest and
texture.
The residential portion consisting of sixty (60) townhouse condominium units will front
three (3) internal streets that are twenty-six (26) feet wide allowing for two-way
movements. The units are a mix of two (2) and three (3) attached two-story condominium
townhouses with maximum height of twenty-four (24) feet. Each building will be slightly
angled as to lessen the visual impact of the garages as they face the street. Each unit
will have a two-car garage with minimal driveway length of a few feet. The building rear
setbacks range from ten (10) feet to eighteen (18) feet from the perimeter property line.
The middle buildings will have a separation of twenty-one (21) feet to twenty-four (24)
Architectural Review Committee Memo
Case # AR 2024-0002 MAJ
April 21, 2025 – Page 6 of 11
feet and all units will have a private yard enclosed by a CMU wall. No units will have a
pool as the community area provides recreational amenities. There will be no on-street
parking other than the thirty (30) guest parking spaces located at the front entry and rear
of the complex.
Mass and Scale:
The proposed community building is designed to be a low one-story building with multiple
sloped shed roofs with heights under eighteen (18) feet. The massing of the structure
along with multiple walls of varying heights will anchor the front entry of the complex and
provide a sense of arrival into the complex.
The residential buildings are a series of two (2) and three (3) units attached townhouses
with a height of twenty-four (24) feet. The units are setback from North Palm Canyon
Drive an average distance of two hundred (200) feet which reduces the massing impact
along the street. All units will face an internal street with buildings slightly angled to
reduce visual impacts within the complex. The streetscape will vary with three (3) unit
types offered as follows:
• Plan 1 = 1,544 square feet - three-bedroom unit or a dual primary bedroom option.
• Plan 2 = 1,732-square feet – three-bedroom unit or a dual primary bedroom option.
• Plan 3 = 2,027-square feet – three bedrooms.
Building Design and Detailing:
The exterior elevations for the residential units will use a three (3) scheme color palette
and material combination with trim and multi-colored doors and different style garage
doors. The color schemes are as follows:
• Scheme 1 – Stucco with main color of “Passive” light gray; trim “Gris” medium gray;
white garage door; and “Rustic Adobe” entry door located on the end unit.
• Scheme 2 - Stucco with main color of “Dovetail” dark gray; trim “Repose Gray” light
gray; “Iron Ore” black color garage door; and “Majolica Green” entry door.
• Scheme 3 - Stucco with main color of “Pure White” light gray; trim “March Wind”
medium gray; white garage door; and “Teal Stencil” entry door located on the end
unit.
The residential building design shows the use of large windows with eyebrows, bump-
outs over the garage doors, balconies and railings. The maximum height to roof is twenty-
four (24) feet with parapets that will conceal mechanical equipment and small roof decks.
Several end units will have a side entry door with an outdoor patio area. All units will
have a small useable outdoor patio area that is enclosed by a CMU block wall.
The community building will be clad in white stucco for the main body with darker trim, a
white stacked stone, and large anodized aluminum windows to include clerestory
windows. The building will include a large common room with a small kitchen and bar
along with two (2) restrooms. Mechanical equipment for the pool and building will be in
Architectural Review Committee Memo
Case # AR 2024-0002 MAJ
April 21, 2025 – Page 7 of 11
an attached utility room. Other amenities include a pool, spa, and BBQ area for use by
the residents.
Landscaping and Buffers:
The proposed landscape plan shows enhanced plantings along the street frontage of
North Palm Canyon Drive with twenty-two (22) new large Washingtonian Filifera palm
trees, Mediterranean Fan Palms, Palo Verde, Acacia, and Texas Mountain Laurel trees.
Other plantings include shrubs, groundcovers, accents and cactus in planter boxes along
the street. The use of multiple plants will provide varying heights, colors, and textures
which are incorporated with low stone walls, decorative metal Corten panels, and art
panels. The dog park will be enclosed by a tubular metal decorative fence at six (6) feet
tall. The internal surface will be natural turf with decomposed granite along the perimeter.
The residential portion of the project has plantings between each of the building
groupings, with shade trees located in islands adjacent to guest parking spaces. The
project includes three (3) typical landscape scheme options for the rear yards which can
be chosen by the potential buyer. The first option is named “Formal Contemporary” which
includes a small patio with trees, palms and shrubs with a patch of artificial turf. The
second choice is named “Informal Garden” which provides a small water feature, medium
patio trees, a patch of artificial turf, and shrubs. The third option is called “Informal
Contemporary” which centers around a firepit, patio trees, planter walls, shrubs and a
patch of artificial turf. The proposed plant palette consists of the plant materials that are
included in the Lush and Efficient landscape gardening book and meets the requirements.
Architectural Review Criteria and Findings:
PSZC Section 94.04.00(E) requires the approval authority to evaluate the application and
make findings for conformance to the following criteria:
Criteria and Findings [PSZC 94.04.00(E)] Compliance
1. The architectural treatment is consistent on all four sides of the
proposed building(s), unless otherwise approved by the ARC; Y
Architectural Review Committee Memo
Case # AR 2024-0002 MAJ
April 21, 2025 – Page 8 of 11
Criteria and Findings [PSZC 94.04.00(E)] Compliance
The proposed Rec building is a modern inspired design finished on
all four sides with building materials to include stucco painted
“Extra White”, lap siding in “Extra White”, awnings and posts “Iron
Ore”, entry door “Tricorn Black”, with stacked stone “Powder”.
The residential buildings are finished on all four sides with the
following color schemes:
• Scheme 1 – Stucco with main color of “Passive” light gray;
trim “Gris” medium gray; white garage door; and “Rustic
Adobe” entry door located on the end unit.
• Scheme 2 - Stucco with main color of “Dovetail” dark gray;
trim “Repose Gray” light gray; “Iron Ore” black color garage
door; and “Majolica Green” entry door.
• Scheme 3 - Stucco with main color of “Pure White” light
gray; trim “March Wind” medium gray; white garage door;
and “Teal Stencil” entry door located on the end unit.
2. The design of accessory structures, such as carports, cabanas,
and similar accessory structures, shall be consistent with the form,
materials and colors of the principal building(s), unless otherwise
approved by the ARC;
N/A
No accessory structures are proposed.
3. The façade elements and fenestration are composed in a
harmonious manner; Y
The Rec building as a Modern Inspired structure utilizes stucco,
metal, and stone elements with shed roofs and clerestory windows
and wide overhangs.
The residential buildings front facades consist of garage doors in
different styles and a front entry door on the ground level with
balconies and large windows on the second story including metal
overhangs. The structure has bump-outs and recessed blocking
to provide interest.
4. The proposed materials are consistent with the context of the site,
adjacent buildings, and the desert environment; Y
The site is currently vacant and located along the Major
Throughfare of North Palm Canyon Drive consisting of commercial
buildings for hotels, restaurants, and offices. The use of
construction methods with proposed materials will result in the
building being consistent with other varied styles in design and
appearance as other structures in the immediate area.
Architectural Review Committee Memo
Case # AR 2024-0002 MAJ
April 21, 2025 – Page 9 of 11
Criteria and Findings [PSZC 94.04.00(E)] Compliance
5. The proposed color scheme is appropriate to the desert
environment and consistent with the site context; Y
The building materials on the Rec building are mainly a white
structure finished on all sides and the residential buildings consist
of three-color schemes that include shades that will be consistent
and appropriate with the site.
6. Shading devices and sun control elements, excluding landscape
materials, are provided to address environmental conditions and
solar orientation;
Y
The Rec building utilizes shed roofs with wide overhangs to provide
solar control. The residentials units have a series of pop-outs, and
awnings over the windows and balconies. In addition, some
windows are recessed into the front façade.
7. The proposed landscape plan is consistent with the requirements
of PSMC Chapter 8.60; Y
The proposed landscape plan shows enhanced plantings along the
street frontage of North Palm Canyon Drive with twenty-two (22)
new large Washingtonian Filifera palm trees, Mediterranean Fan
Palms, Palo Verde, Acacia, and Texas Mountain Laurel trees.
Other plantings include shrubs, groundcovers, accents and cactus
in planter boxes along the street.
The residential portion of the project has plantings between each
of the building groupings, with shade trees located in islands
adjacent to guest parking spaces. The project includes three (3)
typical landscape scheme options for the rear yards which can be
chosen by the potential buyer. Overall, the landscape plan meets
the requirements.
8. The proposed landscape plan is consistent with all applicable
zoning requirements, including any streetscape requirements,
landscape buffer requirements, and screening requirements
Y
The enhanced plantings along North Palm Canyon Drive with
decorative walls and fences will enhance the streetscape and
provide a sense of place for the development. The proposed
palette consists of the plant materials that are included in the Lush
and Efficient landscape gardening book. There is no turf proposed
for this project other than within the designated dog park area.
9. The shading for pedestrian facilities on the subject site or abutting
public right(s)-of-way is adequate; Y
Architectural Review Committee Memo
Case # AR 2024-0002 MAJ
April 21, 2025 – Page 10 of 11
Criteria and Findings [PSZC 94.04.00(E)] Compliance
The proposed landscape plan shows ten (10) Acacia trees of 24”
box located along North Palm Canyon Drive providing street
shading. The dog park will have ten (10) Palo Verde trees as well
as trees internal to the site. Guest parking spaces will have shade
trees in islands and a multi-trunk Texas Mountain Laurel at 36”
box size in the front of each house grouping.
10. The proposed lighting plan is consistent with the requirements of
PSZC Section 93.21.00, and the proposed lighting will not
materially impact adjacent properties;
Y
A lighting plan has been provided that shows the use of LED
tree/plant up lights, wall washer lights, and bollard path lights
throughout the community and at the front entry point meeting the
PSZC outdoor lighting code.
Y
11. Appropriateness of signage locations and dimensions relative to
the building façade(s), or appropriateness of the site location for
any freestanding signage, as may be warranted for the
development type;
N/A
Currently no signage is proposed. Once a sign application is
received it will be evaluated against the PSZC sign regulations.
12. Screening is provided for mechanical equipment and service
yards, to screen such facilities from view from public rights-of-way
and abutting properties;
Y
The mechanical equipment for the buildings will be placed in the
rear yards of the residential units as well as the Rec building and
screened from view meeting the requirement.
ENVIRONMENTAL ANALYSIS:
Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the project is
Categorically Exempt under CEQA Section 153032(a-e) (In-Fill Development) – The
project is (a) consistent with the General Plan, (b) is less than five (5) acres in size; (c)
has not value as habitat endangered species; (d) there will be not significant impacts to
air quality, water, traffic, or noise; (e) and can be adequately served by existing utilities
and public services.
CONCLUSION:
The proposed Major Architectural Permit for a sixty (60) unit condominium townhouse
community complies with all the requirements outlined in the above-mentioned sections
Architectural Review Committee Memo
Case # AR 2024-0002 MAJ
April 21, 2025 – Page 11 of 11
of the Palm Springs Municipal Code and Zoning Code. Therefore, Staff recommends
approval of the proposed application and the determination that the project is a
Categorical Exempt as an “In-Fill” development. The Planning Commission approved a
Tentative Tract Map #38846 on April 10, 2024 for condominium purposes and a Major
Development Permit on January 22, 2025 and Staff recommends approval.
PREPARED BY: Glenn Mlaker, AICP – Associate Planner
REVIEWED BY: Anthony Riederer – Assistant Planning Director
REVIEWED BY: Chrisopher Hadwin, AICP – Planning Director
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution
3. Planning Commission Resolution #6972
4. Justification Letter
5. Site Plan and Elevations
RESOLUTION NO.
A RESOLUTION OF THE ARCHITECTURAL REVIEW
COMMITTEE OF THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING MAJOR ARCHITECTURAL (MAJ) APPLICATION TO
CONSTRUCT A SIXTY (60) UNIT CONDOMINIUM COMPLEX
WITH COMMUNITY BUILDNG, PROJECT LOCATED AT 1875
NORTH PALM CANYON DRIVE, ZONE C-1 AND R-3; (CASE NO.
AR 2024-0006) (GM).
THE ARCHITECTURAL REVIEW COMMITTEE FINDS AND DETERMINES AS FOLLOWS:
A. Monaghan Palm Canyon, LLC (“Applicant”), filed a Major Architectural (MAJ) application
with the City pursuant to the Palm Springs Zoning Code (PSZC) Sections 94.04.00
(Architectural Review), for the construction of a sixty (60) unit condominium complex with
community building to be called Siena Palm Springs located at 1875 North Palm Canyon
Drive, Zone C-1 & R-3 (Case AR 2024-0006)(“the Project”).
B. On April 8, 2021, the City Council adopted Ordinance No. 2042, amending Section
94.04.00 of the PSZC to reassign review of Major Architectural Review (MAJ) applications
from the City’s Planning Commission to the City’s Architectural Review Committee.
C. On January 22, 2025, the Planning Commission reviewed the project and voted to
approved a Major Development Permit (DP 2024-0002) and recommended approval to the
Architectural Review Committee.
D. On March 21, 2025, the City’s Architectural Review Committee held a public meeting in
accordance with applicable public law. At said meeting, the Architectural Review Committee
carefully reviewed and considered all of the evidence presented in connection with the Project,
including, but not limited to, the staff report, and all written and oral testimony presented.
THE ARCHITECTURAL REVIEW COMMITTEE RESOLVES:
Section 1: Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the
project is Categorically Exempt under CEQA Section 153032(a-e) (In-Fill Development) – The
project is (a) consistent with the General Plan, (b) is less than five (5) acres in size; (c) has not
value as habitat endangered species; (d) there will be not significant impacts to air quality,
water, traffic, or noise; (e) and can be adequately served by existing utilities and public
services.
Section 2: As demonstrated in the staff report, the Project conforms to the Architectural
Guidelines of PSZC Section 94.04.00 (“architectural review”);
Section 3: Based upon the foregoing, the Architectural Review Committee hereby approves
Case AR 2024-0006 MAJ for the construction of a sixty (60) unit condominium complex with
community building subject to the conditions of approval attached herein as Exhibit A.
Architectural Review Committee Resolution No. April 21, 2025
Case AR 2024-0006 – 1875 North Palm Canyon Drive Page 2 of 2
ADOPTED this 21st day of March, 2025.
MOTION:
AYES:
ABSENT:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
______________________________________
Christopher Hadwin
Director of Planning Services
Siena Justification Letter
With respect to the Siena Project (“the Project”), the developer, Coto Realty Capital, (collectively
“CRC” or “the Developer”) have for the past 18 months reviewed the highest and best use of the
4.37-acre site (“the Site”) residing at 1875 N. Palm Canyon Drive. Existing improvements adjacent
to the Property include a mix of hotels and residential developments. While the site is generally well
located, the lack of secondary access from a street other than N Palm Canyon limits the possible
layouts that could be improved onto the property.
CRC is the Managing Member of Monaghan Palm Canyon LLC, which owns the Site. Mark Wortmann
is the Managing Member of CRC.
The 4.37-acre site was previously improved with a 108 key motel built in the 1970’s. The motel was
purchased by a group which procured entitlements for the Tova Hotel. The plan included
renovations of the 108 key hotel along with construction of new commercial uses along Palm Canyon
Drive. Unfortunately, due to rising hard costs and a rising interest rate environment, the Sponsors of
the Tova Hotel were unable to procure capital sufficient to execute their business plan. A large
homeless community subsequently occupied the remaining improvements. Those sponsors
subsequently defaulted on a Deed of Trust held by Evergreen Advantage. During this process
Evergreen Advantage was required to demolish the remaining vertical improvements on the Site as
they were deemed a hazard by the City of Palm Springs. Foundation improvements still exist on site.
CRC purchased the Site on June 1, 2022 and subsequently reviewed the possibility of maintaining
the Tova Hotel entitlements. A hotel use for the Site was deemed non-financeable due to:
1) the large number of competitive hotels in Downtown Palm Springs
2) the lack of investor demand to invest in ground up hotels after Covid,
3) the increased cost environment after Covid.
CRC also reviewed the possibility of a 177-unit apartment complex which could have had an
affordable housing component in order to achieve a density bonus. An apartment use for the Site
was deemed non-financeable due to:
1) the lack of investor interest for ground up apartments after Covid,
2) the increase in interest rates and volatility of the capital markets,
3) the increased cost environment after Covid.
CRC also reviewed the possibility of a mix of residential and commercial on the site. Various retail
(coffee, QSR, full-service restaurant) options were considered along with a combination of
residential in the rear of the property. A mixed-use of the Site was deemed non-financeable due to:
1) Complicated access and parking requirements for the combination of mixes,
2) Lack of residential buyer demand to be located immediately behind a retail use.
CRC subsequently reviewed the possibility of attached townhomes on the property. Buyer demand
for attached townhomes in Downtown Palm Springs was recently demonstrated by Cody Place, Vue
and other residential developments in Palm Springs. Site density calculations via 15/ac zoning
allows for 66 units. CRC subsequently investigated the possibility of improving the western portion
of the Site with two-story townhomes while the eastern portion of the site zoned C-1 (3 stories) would
have been improved with 3-story Live-Work units however the 30’ height limitation for this product
would have rendered the Live Work units unattractive given buyer’s recent demonstrated demand
for 9’ ceiling heights.
Accordingly, CRC has reconfigured the presented site plan with 65, two-story attached townhomes
to be called the “Siena”. Siena is appropriately named given the Site resides in the “Little Tuscany”
neighborhood of Uptown Palm Springs.
The site design and layout provides three different townhome layouts ranging from the smallest at
1,544sf (12 units) to 1,732sf (31 units) to 2,026sf (22 units), each layout will feature side and/or
backyards with spa-pools (“Spools”), roof-top decks to provide owners with views of Mt San Jacinto
directly to the west of the Site. Siena will feature a community park immediately east of the entrance
into the complex from Palm Canyon Drive with a small dog run south of the park.
The site plan and proposed product were presented to the Little Tuscany Association meeting in
November, 2023. Individually the neighbors were very supportive of the intended development. CRC
stated its willingness to allow a “Little Tuscany” monument at the entrance to the Siena
development as to date the Little Tuscany neighborhood association has had no success in
procuring a piece of land for the monument.
On April 10, CRC presented the Planning Commission with a site layout which included 60
townhome multifamily units. While the Planning Commission provided approval for a Tentative Tract
Map via Resolution #6957, the Planning Commission suggested a number of improvements to CRC
including:
1) landscaped areas rather than parking at the initial termination of the entry driveway,
2) articulated units,
3) a common area amenity clubhouse/pool area rather than individual “spa/pool/spools”
suggested by CRC,
4) a common area amenity park area
5) changes to garage glass and color palettes.
CRC has since modified the Site Plan/Design to address these suggestions. As a result, the site
layout now includes a common area clubhouse featuring Mid-Century Modern Architecture and pool
adjacent to Palm Canyon Avenue along with a park area for residents. The clubhouse will feature
Men’s and Women’s bathrooms, outdoor showers, Kitchenette and Lounge areas along with a
covered patio.
The unit plan for Siena now includes:
1) 29 Plan 1’s of 1,544 SF
2) 16 Plan 2’s of 1,732 SF
3) 15 Plan 3’s of 2,206 SF
Buyers will also be offered a variety of garage door choices in order to “break up” the monotony of
the same glass panels.
The overall landscape design for the project is contemporary with low water use plants used
throughout. The North Plam Canyon Drive frontage is a series of low stone walls, higher stucco walls,
and decorative panel walls. The planting foreground for this area is accents and low ground cover
color plants. California Fan Palms will give a grove effect along the entire frontage.
The entry will be centered with a raised planter with a decorative scissor wall within that will be the
backdrop for the project signage. Anchoring the back of the scissor wall will be a column monument
honoring the history of the neighborhood.
Flanking the raised planter entry will be wing walls on both sides with artwork. Below the continuous
low rock wall will hold low desert planting and accents.
There will be special paving at the entry.
South of the entry is the community lawn and dog park, accessible by a gate under a shade structure
that matches the community building architecture. Within the area will be a lawn for a dog park and
trees in stabilized decomposed granite that will have tables and chairs in shade under desert canopy
trees.
The view into the project past the entry is a palm grove with a decorative scissor wall that will have
sculptural desert plants in front of it. Bookending the decorative wall will be raised rock faced
planters with smaller scale palms.
The entries into the homes will be landscaped in a contemporary fashion with rows of sculptural
small desert trees and masses of ground cover with accent plants.
The entire project will have a low voltage lighting system that will accent trees, and the decorative
scissor walls, along with path lighting in the community lawn area.
All planting will be on a drip system, the lawn will be on low water use spray heads.
Conclusion:
A thorough review of various uses for the site has concluded that the highest and best use for the
4.37-acre site is an attached townhome for-sale development. CRC has laid out a 60-unit townhome
plan for the Siena which has been well received by neighbors in Little Tuscany. Design elements
requested by the Planning Commission have been incorporated into the revised site design
submitted herein for further consideration and approval by the Planning Department and
Commission.
90°
90°
90°
90°90°
90°
90°
90°
90°90°
90°
90°
90°
90°90°TECHEIC O N S U L T I N Gw w w . h e i t e c i n c . c o mSuite 309777 East Tahquitz Canyon WayPalm Springs, California 92262Phone: 760.340.9060SEWERMAINWATERMAINA.C.PVMT.SEWERMAINWATERMAINA.C.PVMT.PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINEEXISTING BLOCK WALL EXISTING RETAINING WALL
EXISTING BLOCK WALLEXISTING BLOCK WALLUNDERGROUNDSTORAGE
48 HOURS BEFORE YOU DIG1-800-227-2600UNDERGROUND SERVICE ALERTCALLDATE:R E V I S I O N S1875 N Palm Canyon Conceptual SCE ExhibitPalm Springs, California**DEVELOPER NAME**SHEET:1 OF 1DESIGN BY:JKBDRAWN BY:ECJKBLPROJECT #CRE-468Utility Specialistsresults through teamwork10-14-1441880 Kalmia Street - Suite 160 / Murrieta, CA 92562Phone: (951) 834-9595 / Fax: (951) 834-9596
90°
90°
90°
90°
90°
90°90°
90°KITCHENETTEFITNESSSLOPE CLG.LOUNGERESTROOMUNISEXCOVEREDPATIOEQUIPMENTPOOL9'-0" CLG.COURTENTRYOUTDOORSHOWERSSLOPE CLG. UPSLOPE CLG. UPREFWH90°
90°
90°H.C.STALL90°BOTTLE FILLINGSTATIONSLOPE CLG. UPSLOPE CLG. UPFLAT CEILING AT9'-0"(HVAC IN ATTIC)SLOPE CLG. UPFLOOR AREACOVERED PATIO1216 SQ. FT. 162 SQ. FT.N PALM CANYON REC CENTER | COTO REALTY CAPITALgroup,incarchitecturalwoodleycolorado // 731 southpark dr. suite B littleton, co 80120 / 303 683.7231california // 2943 pullman st. suite A santa ana, ca 92705 / 949 553.8919THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.02.17.25NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODSPALM SPRINGS, CACOTO2301HIGH WINDOW PLANSCALE: 1/8" = 1'-0"FLOOR PLANSCALE: 1/4" = 1'-0"OUTDOOR SHOWERS 39 SQ. FT.
07.11.24
PALM SPRINGS, CALIFORNIA
N. PALM CANYON | COTO REALTY CAPITAL
BACKYARD TOWNS|CONCEPTUAL SCHEMES
REAR ELEVATION
FRONT ELEVATION
SCHEME 1 SCHEME 2 SCHEME 3
N.PALM CANYON TOWNSCOTO REALTY GAPITALPALM SPRINGS, CALIFORNIA
09.16.2024
TRIM|AWNING |GARAGE
STUCCO I
STUCCO II
ENTRY DOOR
SCHEME 1
SW 7064 PASSIVE
SW 7659 GRIS
SW 7006 EXTRA WHITE
SW 7708 RUSTIC ADOBE
N.PALM CANYON TOWNSCOTO REALTY GAPITALPALM SPRINGS, CALIFORNIA
09.16.2024
TRIM|AWNING |GARAGE
STUCCO I
STUCCO II
ENTRY DOOR
SCHEME 2
SW 7018 DOVETAIL
SW 7015 REPOSE GRAY
SW 7069 IRON ORE
SW 0013 MAJOLICA GREEN
N.PALM CANYON TOWNSCOTO REALTY GAPITALPALM SPRINGS, CALIFORNIA
09.16.2024
TRIM|AWNING |GARAGE
STUCCO I
STUCCO II
ENTRY DOOR
SCHEME 3
SW 7005 PURE WHITE
SW 7668 MARCH WIND
SW 2849 WESTCHESTER GRAY
SW 0018 TEAL STENCIL
07.11.24
PALM SPRINGS, CALIFORNIA
N. PALM CANYON | COTO REALTY CAPITAL
BACKYARD TOWNS|CONCEPTUAL SCHEMES
REAR ELEVATION
FRONT ELEVATION
SCHEME 1 SCHEME 2 SCHEME 3
09.16.2024
07.11.24
PALM SPRINGS, CALIFORNIA
N. PALM CANYON | COTO REALTY CAPITAL
BACKYARD TOWNS|CONCEPTUAL SCHEMES
REAR ELEVATION
FRONT ELEVATION
SCHEME 1 SCHEME 2 SCHEME 3
07.11.24
PALM SPRINGS, CALIFORNIA
N. PALM CANYON | COTO REALTY CAPITAL
BACKYARD TOWNS|CONCEPTUAL SCHEMES
LEFT SIDE ELEVATION
D/W
PANTRYREF
DINING
11'-0" x 10'-0"
KITCHEN
90°
45°
45°
90°
2-BAY GARAGE
20'-1" x 20'-1"
LIVING
11'-8" x 11'-9"
E
UP
PATIO
90°GATEPRIVATE REAR YARD
90°
90°
UP
D/W
PANTRYREF
DINING
10'-1" x 11'-6"
KITCHEN
2-BAY GARAGE
20'-1" x 20'-1"
90°
LIVING
13'-1" x 17'-5"
E
PATIO
PRIVATE REAR YARD
90°
90°
90°
90°
90°
90°
W
D
90°
PRIMARY
13'-6" x 12'-5"
D/W
PANTRYKITCHEN
45°
LIVING
14'-0" x 11'-4"
DININGSEAT
2-BAY GARAGE
20'-1" x 20'-1"
UP
12' CLG
E
PATIO
PRIVATE REAR YARD
BACKYARD TOWNS - OPEN SPACE CALCULATIONS
PLAN #PRIVATE
REAR YARD PATIO FRONT
BALCONY
REAR
BALCONY ROOF DECK TOTAL
PLAN 1 389 SQ. FT. 56 SQ. FT. N/A 56 SQ. FT. 274 SQ. FT. 775 SQ. FT.
PLAN 2 257 SQ. FT. 95 SQ. FT. 93 SQ. FT. 95 SQ. FT. 227 SQ. FT. 767 SQ. FT.
PLAN 3 382 SQ. FT. 102 SQ. FT. 60 SQ. FT.N/A 271 SQ. FT. 815 SQ. FT.
BACKYARD TOWNS | FIRST FLOOR | BUILDING 1-2-3
N PALM CANYON | COTO REALTY CAPITAL
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
07.12.24
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
PALM SPRINGS, CALIFORNIA
COTO-2301
PLAN 2
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
715 SQ. FT.
1017 SQ. FT.
1732 SQ. FT.
PLAN 1
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
593 SQ. FT.
951 SQ. FT.
1544 SQ. FT.
PLAN 3
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
983 SQ. FT.
1044 SQ. FT.
2027 SQ. FT.
WD
90°
90°
90°
90°
45°
90°
15°
90°
90°
PRIMARY
12'-1" x 16'-6"
BEDROOM 2
9'-10" x 10'-1"
BEDROOM 3
9'-10" x 11'-5"
LOFT
14'-4" x 8'-4"
UP
DN
BALCONY SEAT45°
FAU
LINEN
90°
90°
45°
D
W
90°
90°
90°
90°
90°
90°
BEDROOM 2
10'-1" x 12'-1"
PRIMARY
13'-4" x 15'-5"
BEDROOM 3
11'-5" x 10'-1"
OFFICE DN
UP
BALCONY
SEAT
45°
BALCONY45°
FAU
45°
45°
LINEN
45°
90°
90°
90°
90°
BEDROOM 2
13'-6" x 12'-1"
BEDROOM 3
11'-0" x 15'-7"
90°
OFFICE
UP
DN
OPEN TO
BELOW
45°
BALCONY
45°
LOFT
18'-0" x 14'-1"
45°
LINEN
FAU
BACKYARD TOWNS - OPEN SPACE CALCULATIONS
PLAN #PRIVATE
REAR YARD PATIO FRONT
BALCONY
REAR
BALCONY ROOF DECK TOTAL
PLAN 1 389 SQ. FT. 56 SQ. FT. N/A 56 SQ. FT. 274 SQ. FT. 775 SQ. FT.
PLAN 2 257 SQ. FT. 95 SQ. FT. 93 SQ. FT. 95 SQ. FT. 227 SQ. FT. 767 SQ. FT.
PLAN 3 382 SQ. FT. 102 SQ. FT. 60 SQ. FT.N/A 271 SQ. FT. 815 SQ. FT.
BACKYARD TOWNS | SECOND FLOOR | BUILDING 1-2-3
N PALM CANYON | COTO REALTY CAPITAL
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
07.12.24
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
PALM SPRINGS, CALIFORNIA
COTO-2301
PLAN 2
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
715 SQ. FT.
1017 SQ. FT.
1732 SQ. FT.
PLAN 1
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
593 SQ. FT.
951 SQ. FT.
1544 SQ. FT.
PLAN 3
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
983 SQ. FT.
1044 SQ. FT.
2027 SQ. FT.
DN
ROOF DECK
DN
ROOF DECK
DN
ROOF DECK
BACKYARD TOWNS - OPEN SPACE CALCULATIONS
PLAN #PRIVATE
REAR YARD PATIO FRONT
BALCONY
REAR
BALCONY ROOF DECK TOTAL
PLAN 1 389 SQ. FT. 56 SQ. FT. N/A 56 SQ. FT. 274 SQ. FT. 775 SQ. FT.
PLAN 2 257 SQ. FT. 95 SQ. FT. 93 SQ. FT. 95 SQ. FT. 227 SQ. FT. 767 SQ. FT.
PLAN 3 382 SQ. FT. 102 SQ. FT. 60 SQ. FT.N/A 271 SQ. FT. 815 SQ. FT.
BACKYARD TOWNS | THIRD FLOOR | BUILDING 1-2-3
N PALM CANYON | COTO REALTY CAPITAL
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
07.12.24
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
PALM SPRINGS, CALIFORNIA
COTO-2301
PLAN 2
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
715 SQ. FT.
1017 SQ. FT.
1732 SQ. FT.
PLAN 1
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
593 SQ. FT.
951 SQ. FT.
1544 SQ. FT.
PLAN 3
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
983 SQ. FT.
1044 SQ. FT.
2027 SQ. FT.
90°
45°
45°
90°
90°
90°
90°
90°
90°
45°
45°
90°
90°
PLAN 1 PLAN 2 PLAN 1
90°
90°
90°
90°
45°
90°
15°
90°
90°
45°
90°
90°
45°
90°
90°
90°
90°
90°
90°
45°
45°
45°
45°
45°
90°
90°
90°
90°
45°
90°
15°
90°
90°
45°
BACKYARD TOWNS | BUILDING 1-2-1
N PALM CANYON | COTO REALTY CAPITAL
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
07.12.24
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
PALM SPRINGS, CALIFORNIA
COTO-2301
FIRST FLOORSECOND FLOORTHIRD FLOOR
90°
45°
45°
90°
90°
90°
90°
90°
90°
90°
90°
90°
45°
PLAN 1 PLAN 3
90°
90°
90°
90°
45°
90°
15°
90°
90°
45°
90°
90°
90°
90°
90°
45°
45°
45°
BACKYARD TOWNS | BUILDING 1-3
N PALM CANYON | COTO REALTY CAPITAL
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
07.12.24
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
PALM SPRINGS, CALIFORNIA
COTO-2301
FIRST FLOORSECOND FLOORTHIRD FLOOR