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HomeMy WebLinkAboutItem 3A - Attach C_05 Miralon Design Guidelines_v7Palm Springs, California APPROVED Design Guidelines 11.02.16 RESOLUTION 24126 ARCHITECTURE GUIDELINES 4 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting HOW TO USE THE DESIGN GUIDELINES INSIDE THE GUIDELINES INTRODUCTION ¤How to Use the Design Guidelines ¤Builder Plans Review Process ¤Master Plan PLANNING GUIDELINES ¤Product Location ¤Building Height Restriction ¤Product Types ARCHITECTURAL GUIDELINES ¤Elevation Variations ¤Doors & Entries ¤Windows ¤Outdoor Living Spaces ¤Garages ¤Miscellaneous ¤Finish Materials ¤Exterior Paint Colors & Materials 6 Ι Design guiDelines RobeRt Hidey ARcHitects Ι c2 collAboRAtive Ι MsA consulting Woven into the fabric of every great community there will always be great architecture. With an aim to set itself apart as one of the memorable communities in the current marketplace, Miralon takes its aesthetic cues from the vibrant modern architectural heritage of Palm Springs. Meticulously scripted and scrutinized design guidelines will ensure that each residential or supplemental structure has been purposely designed and positioned in harmony and accordance with the vision that is Miralon. Architects have designed sleek modern homes that embraced the desert environment since the 1920’s. The dramatic geographic surroundings of the Coachella Valley inspired a design aesthetic in the middle of the 20th Century now called Desert Modernism. Notable for its clean lines, expansive use of glass, applications of natural and manufactured materials and indoor/outdoor relationships, Desert Modernism encouraged a lifestyle of humble elegance and informality. Influenced by the principles of desert living and the severe climate, the style grew out of the architects’ varied use of modern construction techniques, inventive materials and new technologies and served an enthusiastic and progressive clientele. ARCHITECTURE COMMON OPEN SPACE 12 Ι Design guiDelines RobeRt Hidey ARcHitects Ι c2 collAboRAtive Ι MsA consulting MARKETING SUMMARY Target Square Footage 1,400 - 2,400 DEVELOPMENT STANDARDS (Per Planned Development District - PDD) Maximum Lot Coverage 50% (Excludes Covered Patio area) Includes Exclusive Use Easement area adjacent to Common Open Space Minimum Front Setback (from ROW): Living Area 10' Front Loaded Garage 18' Privacy Wall (6' Max Height)10' Minimum Side Setback 5' (5' Use Easement allowed) Minimum Rear Setback Residence or Covered Patio 3' - no less than 10' from rear of structure to outside edge of exclusive use easement or rear property line. 2' minimum offset between Residence and Covered Patio Pool to Property Line 5' Maximum Roof Overhang 1' Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks) Maximum Height 24'-0". Unenclosed roof decks are permitted for all structures except for lots located within 200' of project boundary and back-to-back lots. All parapet walls, railings, and appurtenances must be contained within the maximum permitted height limit. *Note: must show how privacy is achieved. Parking 2-Car Garage Minimum Garage Size 20' x 20' clear inside for 2-Car Side by Side 11'-6" x 40' clear inside for 2-car tandem OTHER REQUIREMENTS • Minor architectural projections permitted to encroach 2' into setbacks • Roof overhangs permitted to encroach 1' into setbacks SINGLE FAMILY 40' WIDE WITH EXCLUSIVE USE EASEMENT ABUTING REAR YARD COVERED PATIO COVERED PATIO OPTIONAL EXCLUSIVE USE EASEMENT AT SIDE YARD ACCESS GATE AT REAR OF EACH LOT BACKING TO OPEN SPACE PROPERTY LINE PLAN 2 PLAN 1 PLAN 3 5' X 12' 5' X 12' 7' X 7' GARAGE GARAGEGARAGE COVERED PATIO SINGLE-STORYLIVING SINGLE-STORYLIVINGSINGLE-STORY LIVING EXCLUSIVE USE EASEMENT7' TO 20' DEPTH VARIES PER SITE PLAN 40'40'40' 5Freehold Communities Ι Design guiDelines BUILDER PLAN REVIEW PROCESS SUBMITTAL 1A:CONCEPTUAL PRODUCT REVIEW BUILDER SUBMITS ALL CONCEPTUAL PRODUCTS TO DESIGN REVIEW BOARD (DRB) DIGITAL PDF DIGITAL PDF DIGITAL PDF DIGITAL PDF BUILDER REVISES PLANS PER DRB COMMENTS AND SUBMITS COMPLETE CONSTRUCTION DOCUMENTS TO DRB BUILDER SUBMITS PLOT/SITE PLAN SETS TO DRB BUILDER SUBMITS PLOT/SITE PLAN SETS TO DRB 1. Floor Plans2. Elevations (all front and rear elevations and one set of side elevations per plan type) 3. Enhanced Exterior Elevations (all applicable exposed side elevations at Special Focus Lots) 4. Special Focus Lot Details5. Materials & Colors 6. Landscape Plans 1. Architectural Construction Documentation Package 2. Color and Material Specifications 1. Plot/Site Plan - Lot Specific2. Monotony Code - Updated Plan ¤Special Focus Lot Details ¤Elevations ¤Landscape Plans 3. Fence Plan/Wall Plan (If Proposed or Required) 1. Plot/Site Plan - Lot Specific (with elevation specific building footprints to demonstrate setback compliance) 2. Plan and Elevation Plotting Plan (color code plan types and designate elevation variations) 3. Monotony Code - Updated Plan ¤Special Focus Lot Details ¤Elevations ¤Landscape Plans 4. Fence Plan (If Proposed or Required) SUBMITTAL 2A:CONSTRUCTION DOCUMENTS SUBMITTAL 2B:PLOT/SITE PLAN REVIEW SUBMITTAL 1B:PLOT/SITE PLAN REVIEW BUILDER REVISES PLANS AND RESUBMITS DENIED WITH COMMENTS APPROVED APPROVED DENIED WITH COMMENTS PALM SPRINGS ARCHITECTURAL ADVISORY COMMITTEE 60 | Design guiDelines RobeRt Hidey ARcHitects | c2 collAboRAtive TYPICAL LANDSCAPE CRITERIA SFD 60 Paving: ¤Textured and saw cut concrete ¤Stone ¤Tile ¤Exposed aggregate concrete ¤Concrete Pavers ¤Decomposed granite paving Hardscape: ¤Stucco, stone, concrete and tile accent walls ¤Modern decorative Wood and metal fences and screen patterns ¤Modern Decorative metal, and wood patio and side yard gates ¤Scale appropriate minimally designed water features within courtyards Design Elements: ¤Accentuate architectural lines into the landscape ¤One shade tree per home minimum ¤Use planting in groupings or masses ¤Simple hardscape/patio forms and walkways ¤Use sustainable and water conserving materials and practices ¤Seem-less transition between indoors and outdoors ¤Enhanced planting zone to have strong formal planting grids 0'-20' Open space exclusive easement Access Gate Driveway / Entry Walk Paving Accent Plant (one Per Lot)One Shade Tree Per Lot (min.) Developer installed landscape (HOA Maintained) CourtyardPlunge Pool (per homeowner) Decorative Patio Wall and Gate Enhanced Planting Zone Homeowner Maintained View Fence View Fence Pool View FenceProperty Line Curb to Remain at property line Informal desert "themed" planting and/or turf Concrete Walk / Steppers STEP 1: INTRODUCTION STEP 2: PLANNING GUIDELINES STEP 3: ARCHITECTURAL GUIDELINES STEP 4: LANDSCAPING GUIDELINES LANDSCAPING GUIDELINES ¤Intent and Overview ¤Master Plan ¤Trail Map Master Plan ¤Open Space Exclusive Use Easement ¤Open Space Exhibit ¤Wall and Fence Plan CRITERIA ¤Wall and Fence Criteria ¤Mailbox Criteria ¤Trash Enclosure Criteria ¤Common Area Hardscape Criteria ¤Gate Criteria ¤Site Furniture Criteria LANDSCAPE CHARACTER ¤Mater Plant Legend ¤Typical Front Yard Criteria ¤Typical Landscape Criteria 5Freehold C ommunities Ι D esign g ui D elines BUILDER PLAN REVIEW PROCESS SUBMITTAL 1A:CONCEPTUAL PRODUCT REVIEW BUILDER SUBMITS ALL CONCEPTUAL PRODUCTS TO DESIGN REVIEW BOARD (DRB) DIGITAL PDF DIGITAL PDF DIGITAL PDF DIGITAL PDF BUILDER REVISES PLANS PER DRB COMMENTS AND SUBMITS COMPLETE CONSTRUCTION DOCUMENTS TO DRB BUILDER SUBMITS PLOT/SITE PLAN SETS TO DRB BUILDER SUBMITS PLOT/SITE PLAN SETS TO DRB 1. Floor Plans 2. Elevations (all front and rear elevations and one set of side elevations per plan type) 3. Enhanced Exterior Elevations (all applicable exposed side elevations at Special Focus Lots) 4. Special Focus Lot Details 5. Materials & Colors 6. Landscape Plans 1. Architectural Construction Documentation Package 2. Color and Material Specifications 1. Plot/Site Plan - Lot Specific 2. Monotony Code - Updated Plan ¤Special Focus Lot Details ¤Elevations ¤Landscape Plans 3. Fence Plan/Wall Plan (If Proposed or Required) 1. Plot/Site Plan - Lot Specific (with elevation specific building footprints to demonstrate setback compliance) 2. Plan and Elevation Plotting Plan (color code plan types and designate elevation variations) 3. Monotony Code - Updated Plan ¤Special Focus Lot Details ¤Elevations ¤Landscape Plans 4. Fence Plan (If Proposed or Required) SUBMITTAL 2A:CONSTRUCTION DOCUMENTS SUBMITTAL 2B:PLOT/SITE PLAN REVIEW SUBMITTAL 1B:PLOT/SITE PLAN REVIEW BUILDER REVISES PLANS AND RESUBMITS DENIED WITH COMMENTS APPROVED APPROVED DENIED WITH COMMENTS PALM SPRINGS ARCHITECTURAL ADVISORY COMMITTEE 6 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting Woven into the fabric of every great community there will always be great architecture. With an aim to set itself apart as one of the memorable communities in the current marketplace, Miralon takes its aesthetic cues from the vibrant modern architectural heritage of Palm Springs. Meticulously scripted and scrutinized design guidelines will ensure that each residential or supplemental structure has been purposely designed and positioned in harmony and accordance with the vision that is Miralon. Architects have designed sleek modern homes that embraced the desert environment since the 1920’s. The dramatic geographic surroundings of the Coachella Valley inspired a design aesthetic in the middle of the 20th Century now called Desert Modernism. Notable for its clean lines, expansive use of glass, applications of natural and manufactured materials and indoor/outdoor relationships, Desert Modernism encouraged a lifestyle of humble elegance and informality. Influenced by the principles of desert living and the severe climate, the style grew out of the architects’ varied use of modern construction techniques, inventive materials and new technologies and served an enthusiastic and progressive clientele. ARCHITECTURE 7Freehold C ommunities Ι D esign g ui D elines The Miralon Design Guidelines create a theme for building and landscape within the community to protect, maintain, and enhance property values and sense of place. The design concepts and implementation techniques set forth in these guidelines are not meant to discourage unique design solutions, rather they embody the intent of the design and standards for Miralon. This list highlights the key points. ELEVATION VARIATIONS (REFER TO PGS. 22-29) Interpretation of Desert Modernism ¤Variation A ¤Variation B ¤Variation C ENTRIES, DOORS, AND WINDOWS (REFER TO PGS. 30-31) ¤Entrance doors shall be minimum of 8’ tall and be made of either solid wood, fiberglass, aluminum, or composite material with a stained or painted finish. ¤Windows shall have frames of aluminum. (refer to Finished Materials on page 37 for standard colors) MIRALON ARCHITECTURAL DESIGN GUIDELINES HIGHLIGHTS OUTDOOR LIVING SPACES (REFER TO PG. 32) ¤Multiple outdoor living spaces such as courtyards and covered patios are highly encouraged. ¤A side yard reciprocal use easement is permitted for all single family lots.. ¤Second floor decks are not permitted where a single- family lot backs up to another single-family lot. ¤Covered Patios to have minimum depth of 11’ for accommodate furniture placement. ¤Provide 2’ minimum offset between house and covered patio at rear yard. GARAGES (REFER TO PG. 33) ¤Garage doors shall be recessed from the exterior wall a minimum of 8”. MISCELLANEOUS (REFER TO PG. 34) ¤Roof ¤Mechanical Equipment ¤Sustainability FINISH MATERIALS (REFER TO PG. 35) ¤Primary finish materials on the body of any elevation will be limited to a minimum of two (2) and a maximum of three (3). ¤All finishes expressed on the front elevation must wrap around the corner of the home, continuing along the side elevations or otherwise terminating at an inside corner of the plan at corner lot or side open space conditions. At interior lot conditions, exterior wall material shall return alongside elevations either to a building offset or to a minimum dimension of 4’ when an offset is not present. RECOMMENDED EXTERIOR PAINT COLORS AND MATERIALS (REFER TO PGS. 36-37) 8 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting MASTER PLAN PALM SPRINGS VILLAGE 04.27.2016 FREEHOLD COMMUNITIES PALM SPRINGS, CA LANDSCAPE ARCHITECTUREINDIAN CANYON DRIVESUNRISE PARKWAY WHITEW A T E R R I V E R C H A N N E L SAN RAFAEL DRIVE LANDSCAPE MASTER PLANAVALON WAYN. AVENIDA CABALLEROSLEGEND Public Visitor Gated Entry (Staffed Guardhouse) Private Resident Gated Entry (Key Fob) Olive Groves (approx. 38 acres) Clubhouse and Pool Club Citrus Tree Pockets - Tango Mandarin (approx. 1.2 acres) Detention Basin Existing Lakes Desert Themed Landscape (approx. 42 acres) Dog Separated Agility Park Social Space Green Space with Open Turf and/or Informal Dog Park Clubhouse Parking Fitness Station (13) Attached Multi Family Detached Multi Family Single Family Residential Landscape Maintenance and Well Site D.W.A. Site Community Garden (4) Existing Pump House 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 19 10 7 5 5 13 16 5 3 5 19 19 19 8 5 20 10 6 2 10 16 8 118 615 14 2 11 3 3 4 3 12 9 2 1017 N.A.P. 7 7 7 7 7 11 6 9Freehold C ommunities Ι D esign g ui D elines PRODUCT MIX Product Parcel Size (Acres) Density (du/acre) Total Units Target Square Footage Common Open Space Adjacent Attached Multi Family 16.76 12 to 14 242 1,000-1,400 Subject to future application Detached Multi Family 15.60 9.9 156 1,200-1,600 Subject to future application 40' Wide SFD Lots 7.70 8.1 62 1,400-2,400 100% 45' Wide SFD Lots 18.00 7.2 129 1,600-2,800 0% 50' Wide SFD Lots 53.39 7.2 384 2,000-3,200 33% 60' Wide SFD Lots 28.55 6.0 172 2,400-3,600 77% Custom Lots 1.00 5.0 5 2,800-3,900 0% * For further illustration, see exhibit on the following page. 10 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting PRODUCT LOCATION 11Freehold C ommunities Ι D esign g ui D elines BUILDING HEIGHT RESTRICTIONS 12 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting SPECIAL FOCUS LOTS 13Freehold C ommunities Ι D esign g ui D elines ¤Plan forms with side court should be plotted at Special Focus Lots. Avoid plotting garage side elevation at Special Focus Lots. ¤Introduce featured elements and accent wall material used at front and rear elevation on exposed side elevation. ¤Wall plane breaks of 24” minimum is required for walls longer than 36’ at exposed side elevation. Wall plane breaks should also be incorporated for materials to transition at inside corners. ¤Refer to Landscape Design Guidelines for additional requirements. SPECIAL FOCUS LOTS COVERED PATIO COVERED PATIO COVERED PATIO PROPERTY LINE 12' X 5' 5' X 12' 7' X 7' GARAGEGARAGEGARAGE SINGLE-STORY LIVING SPECIAL FOCUS LOT SINGLE-STORY LIVING SINGLE-STORY LIVING PLAN 2PLAN 1 PLAN 3 STREET STREETOPTIONAL EXCLUSIVE USE EASEMENT AT SIDE YARD 14 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting MARKETING SUMMARY Target Square Footage 1,400 - 2,400 DEVELOPMENT STANDARDS (Per Planned Development District - PDD) Maximum Lot Coverage 55%. Covered patios, when only covered by a roof or trellis structure (not second-story habitable space), may be excluded from the lot coverage calculation. Includes Exclusive Use Easement area adjacent to Common Open Space Minimum Front Setback (from ROW): Living Area 10' Front Loaded Garage 18' Privacy Wall (6' Max Height)10' Minimum Side Setback 5' (Shared use easement allowed) Minimum Rear Setback Residence or Covered Patio 3' - no less than 15' from rear of structure to outside edge of exclusive use easement or rear property line. 2' minimum offset between Residence and Covered Patio Pool to Property Line 5' Maximum Roof Overhang 1' Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks) Maximum Height 24'-0". Unenclosed roof decks are permitted for all structures except for lots located within 200' of project boundary and back-to- back lots. All parapet walls, railings, and appurtenances must be contained within the maximum permitted height limit. Parking 2-Car Garage Minimum Garage Size 20' x 20' clear inside 11'-6" x 40' clear inside for 2-car tandem OTHER REQUIREMENTS • Minor architectural projections permitted to encroach 2' into setbacks • Roof overhangs permitted to encroach 1' into setbacks • 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 SF 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. • 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. SINGLE FAMILY 40' WIDE WITH EXCLUSIVE USE EASEMENT ABUTING REAR YARD COMMON OPEN SPACE COMMON OPEN SPACE COVERED PATIO COVERED PATIO OPTIONAL EXCLUSIVE USE EASEMENT AT SIDE YARD ACCESS GATE AT REAR OF EACH LOT BACKING TO OPEN SPACE PROPERTY LINE 5' X 12' 5' X 12' 7' X 7' GARAGE GARAGEGARAGE SINGLE-STORY LIVING SINGLE-STORY LIVING SINGLE-STORY LIVING EXCLUSIVE USE EASEMENT 12' TO 20' DEPTH VARIES PER SITE PLAN PLAN 3PLAN 1PLAN 2 40'40'40' 15Freehold C ommunities Ι D esign g ui D elines MARKETING SUMMARY Target Square Footage 1,600 - 2,800 DEVELOPMENT STANDARDS (Per Planned Development District - PDD) Maximum Lot Coverage 55%. Covered patios, when only covered by a roof or trellis structure (not second-story habitable space), may be excluded from the lot coverage calculation. Minimum Front Setback (from ROW): Living Area 10' Front Loaded Garage 18' Privacy Wall (6' Max Height)10' Minimum Side Setback 5' (Shared use easement allowed) Minimum Rear Setback Residence or Covered Patio 15' The rear yard setback may be reduced to 10' when the front yard setback is increased to 15' per the circumstances outlined in the Condition of Approval PC 11. 2' minimum offset between Residence and Covered Patio Pool to Property Line 5' Maximum Roof Overhang 1' Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks) Maximum Height 24'-0". Unenclosed roof decks are permitted for all structures except for lots located within 200' of project boundary and back-to- back lots. All parapet walls, railings, and appurtenances must be contained within the maximum permitted height limit. Parking 2-Car Garage Minimum Garage Size 20' x 20' Clear Inside OTHER REQUIREMENTS • Minor architectural projections permitted to encroach 2' into setbacks • Roof overhangs permitted to encroach 1' into setbacks • 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 SF 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. • 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. SINGLE FAMILY 45' WIDE WITHOUT EXCLUSIVE USE EASEMENT ABUTING REAR YARD OPTIONAL EXCLUSIVE USE EASEMENT AT SIDE YARD COVERED PATIO COVERED PATIO COVERED PATIO PROPERTY LINE 12' X 5' 5' X 12' 7' X 7' GARAGEGARAGE GARAGE SINGLE-STORY LIVING SINGLE-STORY LIVING SINGLE-STORY LIVING PLAN 3PLAN 1PLAN 2 45'45'45' 16 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting MARKETING SUMMARY Target Square Footage 2,000 - 3,200 DEVELOPMENT STANDARDS (Per Planned Development District - PDD) Maximum Lot Coverage 50%. Covered patios, when only covered by a roof or trellis structure (not second-story habitable space), may be excluded from the lot coverage calculation. Includes Exclusive Use Easement area adjacent to Common Open Space Minimum Front Setback (from ROW): Living Area 10' Front Loaded Garage 18' Privacy Wall (6' Max Height)10' Minimum Side Setback 5' (Shared use easement allowed) Minimum Rear Setback Residence or Covered Patio 3' - no less than 15' from rear of structure to outside edge of exclusive use easement or rear property line 2' minimum offset between Residence and Covered Patio Pool to Property Line 5' Maximum Roof Overhang 1' Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks) Maximum Height 24'-0". Unenclosed roof decks are permitted for all structures except for lots located within 200' of project boundary and back-to-back lots. All parapet walls, railings, and appurtenances must be contained within the maximum permitted height limit. *Note: must show how privacy is achieved. Parking 2-Car Garage Minimum Garage Size 20' x 20' Clear Inside OTHER REQUIREMENTS • Minor architectural projections permitted to encroach 2' into setbacks • Roof overhangs permitted to encroach 1' into setbacks • 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 SF 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. • 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. SINGLE FAMILY 50' WIDE WITH EXCLUSIVE USE EASEMENT ABUTING REAR YARD COMMON OPEN SPACE EXCLUSIVE USE EASEMENT 7' TO 20' DEPTH VARIES PER SITE PLAN EXCLUSIVE USE EASEMENT 12' TO 20' DEPTH VARIES PER SITE PLAN COMMON OPEN SPACE PROPERTY LINE 12' X 5' 7' X 7' 7' X 7' GARAGE GARAGE GARAGE COVERED PATIOCOVERED PATIO COVERED PATIO SINGLE STORY LIVING FIRST FLOOR LIVING SECOND FLOOR LIVING FIRST FLOOR LIVING SECOND FLOOR LIVING ACCESS GATE AT REAR OF EACH LOT BACKING TO OPEN SPACE PLAN 1PLAN 2PLAN 3 50'50'50' 17Freehold C ommunities Ι D esign g ui D elines SINGLE FAMILY 50' WIDE WITHOUT EXCLUSIVE USE EASEMENT ABUTING REAR YARD MARKETING SUMMARY Target Square Footage 2,000 - 3,200 DEVELOPMENT STANDARDS (Per Planned Development District - PDD) Maximum Lot Coverage 50%. Covered patios, when only covered by a roof or trellis structure (not second-story habitable space), may be excluded from the lot coverage calculation. Minimum Front Setback (from ROW): Living Area 10' Front Loaded Garage 18' Privacy Wall (6' Max Height)10' Minimum Side Setback 5' (Shared use easement allowed) Minimum Rear Setback Residence or Covered Patio 15' The rear yard setback may be reduced to 10' when the front yard setback is increased to 15' per the circumstances outlined in the Condition of Approval PC 11. 2' minimum offset between Residence and Covered Patio Pool to Property Line 5' Maximum Roof Overhang 1' Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks) Maximum Height 24'-0". Unenclosed roof decks are permitted for all structures except for lots located within 200' of project boundary and back- to-back lots. All parapet walls, railings, and appurtenances must be contained within the maximum permitted height limit. *Note: must show how privacy is achieved. Parking 2-Car Garage Minimum Garage Size 20' x 20' Clear Inside OTHER REQUIREMENTS • Minor architectural projections permitted to encroach 2' into setbacks • Roof overhangs permitted to encroach 1' into setbacks • 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 SF 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. • 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. PROPERTY LINE 5' X 12' 7' X 7' 6' X 5' GARAGEGARAGE GARAGE COVERED PATIOCOVERED PATIO COVERED PATIO SINGLE STORY LIVING SINGLE STORY LIVING SINGLE STORY LIVING PLAN 1PLAN 2PLAN 3 50'50'50' 18 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting SINGLE FAMILY 60' WIDE WITH EXCLUSIVE USE EASEMENT ABUTING REAR YARD MARKETING SUMMARY Target Square Footage 2,400 - 3,600 DEVELOPMENT STANDARDS (Per Planned Development District - PDD) Maximum Lot Coverage 50%. Covered patios, when only covered by a roof or trellis structure (not second-story habitable space), may be excluded from the lot coverage calculation. Includes Exclusive Use Easement area adjacent to Common Open Space Minimum Front Setback (from ROW): Living Area 10' Front Loaded Garage 18' Privacy Wall (6' Max Height)10' Minimum Side Setback 5' (Shared use easement allowed) Minimum Rear Setback Residence or Covered Patio 3' proposed - no less than 15' from rear of structure to outside edge of exclusive use easement or rear property line 2' minimum offset between Residence and Covered Patio Pool to Property Line 5' Maximum Roof Overhang 1' Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks) Maximum Height 24'-0". Unenclosed roof decks are permitted for all structures except for lots located within 200' of project boundary and back-to- back lots. All parapet walls, railings, and appurtenances must be contained within the maximum permitted height limit. Parking 2-Car Garage Minimum Garage Size 20' x 20' Clear Inside OTHER REQUIREMENTS • Minor architectural projections permitted to encroach 2' into setbacks • Roof overhangs permitted to encroach 1' into setbacks • 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 SF 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. • 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. COMMON OPEN SPACE EXCLUSIVE USE EASEMENT 7' TO 20' DEPTH VARIES PER SITE PLAN COMMON OPEN SPACE EXCLUSIVE USE EASEMENT 12' TO 20' DEPTH VARIES PER SITE PLAN PROPERTY LINE 7' X 7' 7' X 7' 7' X 7' GARAGE GARAGE GARAGE COVERED PATIO COVERED PATIO COVERED PATIO SINGLE-STORY LIVING SINGLE-STORY LIVING SINGLE-STORY LIVING PLAN 1PLAN 2PLAN 3 60'60'60' ACCESS GATE AT REAR OF EACH LOT BACKING TO OPEN SPACE 19Freehold C ommunities Ι D esign g ui D elines SINGLE FAMILY 60' WIDE WITHOUT EXCLUSIVE USE EASEMENT ABUTING REAR YARD MARKETING SUMMARY Target Square Footage 2,400 - 3,600 DEVELOPMENT STANDARDS (Per Planned Development District - PDD) Maximum Lot Coverage 50%. Covered patios, when only covered by a roof or trellis structure (not second-story habitable space), may be excluded from the lot coverage calculation. Minimum Front Setback (from ROW): Living Area 10' Front Loaded Garage 18' Privacy Wall (6' Max Height)10' Minimum Side Setback 5' (Shared use easement allowed) Minimum Rear Setback Residence or Covered Patio 15' The rear yard setback may be reduced to 10' when the front yard setback is increased to 15' per the circumstances outlined in the Condition of Approval PC 11. 2' minimum offset between Residence and Covered Patio Pool to Property Line 5' Maximum Roof Overhang 1' Maximum Second Floor Area 50% of First Floor Living area (Includes Covered Decks) Maximum Height 24'-0" Unenclosed roof decks are permitted for all structures except for lots located within 200' of project boundary and back-to- back lots. All parapet walls, railings, and appurtenances must be contained within the maximum permitted height limit. Parking 2-Car Garage Minimum Garage Size 20' x 20' Clear Inside OTHER REQUIREMENTS • Minor architectural projections permitted to encroach 2' into setbacks • Roof overhangs permitted to encroach 1' into setbacks • 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 SF 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. • 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.PLAN 1PLAN 2PLAN 3 60'60'60' PROPERTY LINE 7' X 7' 7' X 7' 7' X 7' GARAGE GARAGE GARAGE COVERED PATIO COVERED PATIO COVERED PATIO SINGLE-STORY LIVING SINGLE-STORY LIVING SINGLE-STORY LIVING 20 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting Elevation Elevation Floor Plan Floor Plan Focus Lot Focus Lot A A B B B B B C C C ACAAB C C C C A 1 2 2 2 2 2 2 3 3 3 13112 3 3 3 3 1 N N N Y Y N N N N N NNNYY N N N N N MONOTONY CODE ¤A monotony code will be implemented at Miralon and will focus on floor plans, elevations and exterior color schemes as follows: • Identical floor plans with same elevations may not be located on adjacent lots, either side-by-side or across the street • All elevations should be utilized. Each elevation design should be applied to a minimum 30% of total units • Special Focus Lots, as dictated by the Design Guidelines, will have additional architecture and landscape requirements 21Freehold C ommunities Ι D esign g ui D elines 60’ WIDE SFD PRODUCT CONCEPTUAL STREET SCENE 40’ WIDE SFD PRODUCT CONCEPTUAL STREET SCENE 3A 1C 2C 3B 1A 2B 2A 1C 3B 2C 1B 3A 22 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting The architectural styles of Miralon and all related building forms and details are products of cultural tastes and values that reflect the history of Coachella Valley and express the visions of this new community. The goal is to have a cohesive tapestry of distinct architectural influences that tie the community together yet allow for variety and individual expression. Miralon's architectural theme is a modern interpretation of the works of renowned Desert Modernists. The three variations of Desert Modernism for Miralon are: VARIATION A VARIATION B VARIATION C A minimum of three different elevation variations must be provided for each residential plan type. The following describes the key elements and design strategies for the permitted elevation variations. This section provides guidelines for designing within the prescribed styles while creating variations among homes and buildings. This is a guide, not a comprehensive catalog of all possibilities. Further description of each variation is available on the following pages. The complementary nature of the styles and how that plays into the "resort" asthetic. Note: images included within Architecture Chapter are for architectural reference only. Refer to Landscape Chapter for landscape design criteria. ELEVATION VARIATIONS 23Freehold C ommunities Ι D esign g ui D elines REAR VIEW FRONT VIEWFRONT VIEWFRONT VIEW REAR VIEWREAR VIEW PLAN 2CPLAN 2BPLAN 2A 45' WIDE 24 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting VARIATION A William Francis Cody was an influential desert modern architect working in Palm Springs during the peak of the Modern Architecture Movement. His residential projects illustrated simplicity of form, natural light, and large windows displaying a smooth connection between interior and exterior. What made Cody so instrumental to the look of Palm Springs was his technical prowess and meticulous attention to detail. Cody combined international style minimalism with the indoor/outdoor way of living so emblematic of Palm Springs. Cody’s designs hid door frames within walls, elongated steel roof spans, and reduced steel beams to slivers so that absolutely nothing interfered with the views of the outdoors. Some of Cody’s residential works include the Glass House (1967), the Rancho Mirage House (1969), the Jaffe House (1963), the Perlberg Residence (1952), the Shamel Residence (1961) and the Abernathy Residence (1962). Cody served on the Palm Springs Planning Commission and the Planning Collaborative in an attempt to protect the city from architectural mediocrity. Cody left behind a legacy of important contributions to what is known today as Desert Modernism – his career continues to serve as an inspiration to successive generations of architects. FRONT ELEVATION REAR ELEVATION +/-18' -0" OVERALL 25Freehold C ommunities Ι D esign g ui D elines DESIGN CHARACTERISTICS CANTILEVERED FLAT ROOF DEEP CANOPY WING WALL EXTENSION INTO LANDSCAPE STUCCO WALLS (30/30 SAND FINISH AT FEATURED ELEMENT) POST AND BEAM CONSTRUCTION AT PRIMARY LIVING SPACES LONG, LOW, HORIZONTAL PROPORTION SIMPLE ROOF SLIDING GLASS DOORS MINIMUM DECORATIVE DETAILS ACCENT WALL MATERIALS: A minimum of two and a maximum of three exterior wall materials shall be used. ¤Precision cut stones ¤Fiber-cement panels ¤Smooth face or decorative concrete blocks 26 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting South Dakota native Donald Wexler arrived in Palm Springs as Mid-century Modernism was in full swing and then never left. Having worked for Richard Neutra and William Cody, Wexler became a dedicated desert Modernist, smartly designing both to compensate for, and take advantage of, the harsh environment. A pioneer in the use of steel in residential architecture, the architect made his imprint on Palm Springs in notable private and public buildings. Among his public works: Palm Springs International Airport (1965), Spa Hotel Bath House (1958), Union 76 Gas Station (1962) and Canyon Country Club (1963). Residential works include Alexander Steel Houses (1962), Lilliana Gardens Glass House (1954), Leff House (1957), Dinah Shore Residence (1963), and Verbana Drive (2007). The community of Palm Springs holds him dear to their hearts and respects him as a great man and architect who helped change the landscape of the desert forever. Donald Wexler has left a significant lasting architectural legacy for future generations to be inspired by. VARIATION B FRONT ELEVATION REAR ELEVATION +/-17' -0" OVERALL 27Freehold C ommunities Ι D esign g ui D elines DESIGN CHARACTERISTICS CANTILEVERED FLAT ROOF LIGHT GAGE STEEL POST AND BEAMS STUCCO WALLS (30/30 SAND FINISH AT FEATURED ELEMENT) POST AND BEAM CONSTRUCTION AT PRIMARY LIVING SPACES LONG, LOW, HORIZONTAL PROPORTION SIMPLE ROOF SLIDING GLASS DOORS MINIMUM DECORATIVE DETAILS ACCENT WALL MATERIALS: A minimum of two and a maximum of three exterior wall materials shall be used. ¤Precision cut stones ¤Fiber-cement panels ¤Smooth face or decorative concrete blocks 28 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting Simplicity is often an overriding characteristic based of Cubist principles. Each of the buildings has a basic geometrical design, often a cuboid shape. The buildings have sharp, clean lines, ensuring that it is viewed in perspective with ease. The windows have a square or rectangular form and do not necessarily line up with each other, as in traditional / conventional buildings. Ricardo Legorreta was a designer of buildings that were boldly modern yet deeply rooted in the traditional architecture of his native Mexico. Legorreta’s work is distinguished by his use of proportions, creating simple spaces, and intense use of colors that highlight the material and architectural elements. However, use of bright colors is prohibited at Miralon, the goal is for these dwellings to blend in with other architectural variations in the community. Examples of his work include a series buildings designed for the chain of hotels Camino Real and numerous factories and offices throughout Mexico. He became known abroad after designing a private home for the actor Ricardo Montalban in Los Angeles. Legorreta’s residential work includes Cervantes House (1996), Tech House (1993), Montalban House (1985), Rancho Santa Fe House (1987), Greenberg House (1991), House in Sonoma (1993), and La Colorada House (1996). VARIATION C FRONT ELEVATION REAR ELEVATION +/-18' -0" OVERALL 29Freehold C ommunities Ι D esign g ui D elines DESIGN CHARACTERISTICS FLAT ROOF DEEPLY RECESSED WINDOW AND DOOR OPENINGS EXTERIOR WINDOW AND DOOR OPENINGS SHALL HAVE A MINIMUM OF 4" RECESS VARIED PLATE HEIGHTS AND/OR PARAPET WALLS STUCCO WALLS (30/30 SAND FINISH AT FEATURED ELEMENT) SIMPLE, UNCOMPLICATED EXTERIOR DESIGN DESIGNED TO ALLOW MAXIMUM LIGHT INTO THE BUILDING DESIGNED WITH AN OPEN SPACE INTERIOR SHAPES OF WINDOWS AND DOORS IN HARMONY WITH THE SHAPE OF THE BUILDING SLIDING GLASS DOORS MINIMUM DECORATIVE DETAILS ACCENT WALL MATERIALS: A minimum of two and a maximum of three exterior wall materials shall be used. ¤Precision cut stones ¤Fiber-cement panels ¤Smooth face or decorative concrete blocks 30 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting DOORS & ENTRIES ¤Entrance doors shall be minimum of 8’ tall and be made of either solid wood, fiberglass, aluminum, or composite material with a stained or painted finish. ¤Single doors only. ¤Dutch or cottage doors are not allowed. ¤Unique windows and side lights are encouraged. ¤Bright colors are encouraged. White doors are not permitted. 31Freehold C ommunities Ι D esign g ui D elines ¤Window placement should • Take advantage of mountain and common open space views. • Minimize overlook between residences. • Make cross ventilation most effective. ¤All windows must be double-glazed to maximize energy conservation. Glass may be coated or tinted to control solar heat gain, but a reflective or mirrored appearance is not acceptable. ¤Building envelope to provide shading to large glazed living area. ¤In order to reinforce the connection to the outdoors, large windows and sliding glass doors opening from main living areas are encouraged. ¤Restricted to aluminum frames only. ¤No surrounding trim. ¤Minimal window breaks if any at all. ¤Round windows or frames are not allowed. WINDOWS 32 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting OUTDOOR LIVING SPACES ¤It is the intent in Miralon the integration of indoor and outdoor living spaces for recreation and leisurely enjoyment. Multiple outdoor living spaces such as courtyards and covered patios are highly encouraged for all homes. ¤For 40’, 45' and 50’ wide single-family lots, a side yard reciprocal use easement is permitted. This allows consolidation of the two side yards into one ten foot wide space extending to the adjacent home. This use enlarged the area along one side of the home, thereby encouraging outdoor living. ¤Second floor deck areas are included in the maximum square footage threshold and shall not be permitted where a single-family lot backs up to another single-family lot. ¤Second floor decks shall be permitted on lots that abut the common open space and streets. Builders must demonstrate how privacy is achieved. ¤Covered patios shall be setback a minimum of 15’ from the rear property line (refer to Development Standards on pages 20-25). ¤Covered patios to have minimum depth of 11’ for accommodate furniture placement. ¤Provide 2’ minimum offset between house and covered patio at rear yard. 33Freehold C ommunities Ι D esign g ui D elines GARAGES ¤A variety of garage placements is encouraged to avoid monotonous streetscenes. A garage should not be the dominant feature in the architecture of a home. The impact of repetitive, street front garages can be reduced by: • Varying garage door appearance and placement from plan to plan. • Varying garage front yard setbacks from the garage and/or living space. ¤Provide 8" recess at all garage doors ¤Simple surround trim if any at all. ¤Simple design, windows are acceptable. ¤Minimal details, no hardware. ¤Garage doors with rounded tops are not permitted. ¤Dark colors are encouraged. ¤Arched windows or divided-lite windows shall be prohibited on garage doors; only those details as specified in the Design Guidelines shall be permitted. White garage doors may be acceptable if approved as part of a color scheme for the residence. 34 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting ROOF ELEMENTS: ¤Roof construction must be responsive to the harsh climatic effect of desert sun, wind and rain. Roof must be non-flammable, code-rated, and non-reflective. ¤Roof overhangs may encroach one foot into the setback areas around the envelope of the structure. Their use is encouraged in order to provide shade for outdoor living spaces and to reduce glass reflectivity. MECHANICAL EQUIPMENT ¤All mechanical equipment, including air conditioners, satellite dishes, solar panels, etc. shall be located in visually unobtrusive locations, screened from view. ¤No rooftop-mounted compressors shall be permitted. Mechanical equipment may be mounted on the roof, provided the equipment is screened and the screened material is integrated with the architecture of the residnece. Parapets shall be at least six inches higher than the equipment for the purpose of screening. ¤Condensers set on the side yard of a single-family home shall be a minimum of three feet of clearance between the condenser and the side yard wall or structure. ¤Utility meters, condenser units should be positioned in discreet locations not visible from street and common open space. Meters to be screened in meter cabinets or architectural projections. ¤Locate utility meters by garage whenever possible. ¤Exposed exterior ladders are not allowed. ¤All exterior lighting must be indirect and light sources (such as light bulbs) must be concealed or shielded so that they are not visible from any street adjacent lot or common area. MISCELLANEOUS (SUSTAINABLE DESIGN) SUSTAINABILITY ¤Green for Life is an energy-saving program funded by the California Public Utilities Commission through Southern California Edison and administered by the Coachella Valley Association of Governments. Visit www.greenforlifecv.org for additional information. ¤Builders to review Summary and Checklist for New Home from website, and meet the minimum requirement for Green Leaf (20 points). Log on to www.greenforlifecv.org for more information. ¤Builders are encouraged to introduce additional sustainability methods such as: • High efficiency plumbing fixtures • Roof with high SFR (solar reflectant Index) ¤Solar panels encouraged. Structures pre-plumbed for solar. 35Freehold C ommunities Ι D esign g ui D elines FINISH MATERIALS ¤Steel posts are encouraged at covered patios. ¤Low walls should match finishes on the dwellings. ¤No flagstone, lava rock, cobble stone, brick, or glass tiles on exterior walls / low walls. ¤Stacked stone shoudl be linear and dry stacked. Absolutely no lava rock. ¤Precision-cut stone and cemtent fiber boards are encouraged and entries and feature walls. ¤Exterior lighting is encouraged under eaves, near wall, entries, etc. ¤Exterior walls should be simple, refined compositions that firmly ground the building to the site. A minimum of two and a mzximum 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 • Finish metal • Prohibited materials: Highly reflective or shitny metal, decorative patterned stucco, alumawood ¤Cement blocks subject to approval STUCCO WITH 30/30 SAND FINISH PRECISION-CUT STONE DRY-STACK STONE STEEL ENTRY DOOR STEEL GARAGE DOOR ALUMINUM CLAD MULLIONS, DARK COLOR ALUMIUM FASCIA FIBER CEMENT PANELS NO HILLSTONE OR EQUIVALENT NO BRICK NO CONCRETE ROOF, RAKES NO FOAM TRIM, FASCIA OR EAVE 36 Ι D esign g ui D elines R obe Rt H idey A R c H itects Ι c 2 c oll A bo RAtive Ι M s A c onsulting ¤Stucco color and massing not to exceed an LRV of 82. ¤Entry door color to be an accent and vary per lot. See examples on page 33 for reference colors. ¤Low walls should match or enhance colors on elevations. ¤Fascia and eaves will should be painted a dark, nuetral color. ¤Underside of eave should match the fascia board color or stucco call color, depending on the detail. ¤Neutral color and tones are encouraged for most exterior walls. Accent walls may vary in color and tone. ¤Colors should be approved by Miralon Design Review Board. ¤Garage doors should be dark, preferably match the fascia color. RECOMMENDED EXTERIOR PAINT COLORS & MATERIALS CEMENT FIBER & PRECISION-CUT STONE NO ACCENT COLOR ON TRIM NO LACK IN CONTRAST BETWEEN TRIM, STUCCO AND STONE DON'T EXCEED 2 STUCCO COLORS ON 1 DWELLING 37Freehold C ommunities Ι D esign g ui D elines SW 7001 "MARSHMALLOW" SW 6405 "FERVENT BRASS" SW 6153 "PROTÉGÉ BRONZE" SW 6147 "PANDA WHITE" SW 6341 "RED CENT" SW 6000 "SNOWFALL" SW 0077 "CLASSIC FRENCH GRAY" SW 6196 "FROSTY WHITE" SW 6466 "GRANDVIEW" SW 6148 "WOOL SKEIN" SW 0045 "ANTIQUARIAN BROWN" SW 7015 "REPOSE GRAY" SW 7026 "GRIFFIN" SW 6197 "ALOOF GRAY" SW 0047 "STUDIO BLUE GREEN" SW 6073 "PERFECT GREIGE" SW 7598 "SIERRA REDWOOD" SW 7053 "ADAPTIVE SHADE" SW 7016 "MINDFUL GRAY" SW 7020 "BLACK FOX" SW 6202 "CAST IRON" SW 7045 "INTELLECTUAL GRAY" SW 6066 "SAND TRAP" SW 7018 "DOVETAIL" SW 2821 "DOWNING STONE" SW 6061 "TANBARK" SW 7046 "ANONYMOUS" STUCCO ENTRY DOORS GARAGE DOORS AND FASCIA