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Home My WebLink About9/5/2018 - STAFF REPORTS (2)CITY COUNCIL STAFF REPORT DATE: September 5, 2018 PUBLIC HEARING SUBJECT: A REQUEST BY FREEHOLD COMMUNITIES, LLC (AVALON 1150), FOR A PRELIMINARY PLANNED DEVELOPMENT DISTRICT AND MAJOR ARCHITECTURAL APPLICATION FOR THE DEVELOPMENT OF A 153-UNIT CONDOMINIUM COMPLEX ON A 16.1 ACRE UNDEVELOPED PARCEL IN PLANNING AREA 5 OF PHASE 1 WITHIN THE MIRALON PROJECT, LOCATED AT 801 SUNRISE PARKWAY , ZONE POD 290 (CASE NOS. 5.0982-PD 290 & 3.4075-MAJ). FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY This is a request for the City Council to review a proposed preliminary planned development district and major architectural application for the development of a 153- unit condominium complex consisting of five different plan types in single -story duplexes and two-story detached units. The proposal includes associated landscaping for the multi-family area in Planning Area 5 of the Miralon development. The approval process of the overall Miralon Planned Development District in 2004 requires that the multi- family residential components of the development be processed under a separate review and approval process subject to the R-3 development standards per the City of Palm Springs Zoning Code. Thus , this proposal is not seek ing for any relief or deviations of the R-3 development standards. RECOMMENDATION: 1) Open the public hearing and receive public testimony; 2) Adopt Resolution # __ , "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS , CALIFORNIA, APPROVING A PRELIMINARY PLANNED DEVELOPMENT DISTRICT (POD 2 90) AND MAJOR ARCHITECTURAL APPROVAL, FOR THE DEVELOPMENT OF A 153-UNIT CONDOMINIUM COMPLEX ON A 16.1-ACRE PARCEL IN PLANNING AREA 5 OF PHASE 1 WITHIN THE MIRALON DEVELOPMENT LOCATED AT 801 SUNRISE WAY, (CASE NOS. 5.0982-PDD 290 & 3.4075-MAJ )". ITEM NO. ~.B . City Council Staff Report Case 5.0982-PD 290 -Planning Area 5 September 5, 2018 Page 2 of 10 BACKGROUND & SETTING: On May 5, 2004, the City Council approved Planned Development District 290 and Tentative Tract Map 31848 for the subdivision of an undeveloped 309.39-acre parcel consisting of 752 single-family units and 398 multi-family units for a total of 1,150 residential units. Preliminary Planned Development District 290 (POD 290) was approved by the Council in-lieu of a change of zone from R-1-C to POD; the POD established new development standards and architectural design guidelines for single- family residential development at the location. As part of the approval process for the Miralon POD, the multi-family residential components of the project will be processed under a separate review and approval process subject to the R-3 development standards per the City of Palm Springs Zoning Code. The proposed 153 multi-family residential units will be located on the undeveloped 16.1-acre parcel in Planning Area 5 in Phase 1. This preliminary planned development request is not seeking any deviations from the R-3 development standards relative to density, coverage, open space, setbacks, height limitations or parking requirements. Related Relevant City Actions 05/05/04 The City Council adopted a Mitigated Negative Declaration (MND) for the_project and approved Case 5.0982-POD 290 and TIM 31848. 12/18/06 The City Council approved a Subdivision Improvement Agreement (SIA) for the development. 02/16/07 Phase 1 Final Map for TIM 31848 recorded. An amendment to the SIA was approved by the City Council, with the 02/03/16 new property owner to assume responsibility for all required improvements. The City Council approved a proposed amended project eliminating 11/02/16 the golf course and changes to design and development standards of the project. The AAC reviewed the proposed landscape Final POD plans, and 03/20/17 recommended approval to the Planning Commission subject to review by AAC subcommittee. The Planning Commission approved final landscaping plans for 04/12/17 Phase 1 of the Miralon project subject to submitting final plans for the social space and plantings. 09/25/17 The City Council approved an amended Sign District for the Miralon development. 04/25/18 The City Council granted a one-year extension of time for the Miralon Development Phase 2 Map 06/04/18 The AAC had a second review of the preliminary POD and recommended approval to the Planning Commission with conditions. The Planning Commission unanimously approved the preliminary 07/25/18 planned development and major architectural application for the proposed multi-family residential project. 2 City Council Staff Report Case 5.0982-PD 290 -Planning Area 5 September 5, 2018 Page 3 of 10 Related Building Permits/Business Licenses 12/28/16 Construction plans for the amenity center were submitted to the City; the Planning Department approved the plan check on Feb. 13, 2017. Permits for the construction of the amenity center facility I clubhouse, and recreation area were also requested at the same time. 01/11/17 Rehabilitation of previously installed perimeter landscaping, lighting, sidewalks along North Indian Canyon Drive commenced. 01/22/18 Applied for permits for the reconstruction of the guardhouse. 02/12/18 Permits issued for the installation of new monument signs at the corner of N. Indian Canyon Drive and Sunrise Parkway and also at the main entrance along N. Indian Canyon Drive. Surrounding Existing Land Use Existing General Existing Zoning Property Per Chapter 92 Plan Designation Designation Partially developed Low Density Subject Property golf course and Residential; Medium POD 290 residential Density Residential; subdivision Open Space North Whitewater River Open Space Watercourse Zone Single-Family Very Low Density Residential; South Multifamily Residential; Medium R-1-C; C-M; PO Residential Density Residential Single-Family Very Low Density East Residential; Medium PO Residential Density Residential School; Undeveloped; Neighborhood West Commercial Uses; Community R-1-C; C-1; C-M Multifamily Commercial; Mixed- Residential use; Medium Density Residential Neighborhood Meeting/Neighborhood Notice 08124118 I Pu~lic hearin~ notices were mailed out to residents within 500-foot rad1us of the s1te. Field Check 08/14/18 I Staff visited the site and its surroundings to evaluate present conditions Most Recent Change of Ownership 2016 l Freehold Communities, LLC (Avalon 1150) acquired the property. Site Area Net Acres I 16.1 Acres 3 City Council Staff Report Case 5.0982-PD 290-Planning Area 5 Project Description: September 5, 2018 Page 4 of 10 The proposed project is a preliminary planned development district and major architectural application that will result in the construction of 153 multi-family residential units on the undeveloped 16.1-acre parcel in Phase 1 of the Miralon subdivision. The subject parcel, which is designated as Planning Area 5 (PA 5), is located in the southwesterly portion of the site. The parcel will be surrounded by olive groves on three sides as previously approved in the amended landscape plan for the overall site. A private street separating the parcel and the single-family lots bounds the parcel to the northerly portion. Analvsis: The General Plan designation of the subject site is Medium Density Residential (MDR); this designation allows residential development at a density of up to fifteen ( 15) dwelling units per acre. Planned development districts may allow residential densities up to 30 dwelling units per acre. The original entitlement and subsequent lawsuit limit the number of multi-family units allowed. The Zoning designation of the property is POD 290; however, the required development standard in PA 5 is the R-3 (Multiple-Family Residential and Hotel) development standards. The proposed project is not seeking any relief or deviations from the required development standards as indicated in the table below. Development Standard R-3 Zone District Proposed Compliance Development Lot Area 20,000 SF 16.1 Acres Yes Lot Width 130 Feet 488 Feet Yes Lot Depth 150 Feet 440 Feet Yes Front Yard Setback 25 Feet 30 Feet Yes Side Yard Setback 10 Feet 10 Feet Yes Rear Yard Setback 10 Ft.; 24' if bldg. height 31 Feet Yes exceeds 12 feet Max. Building Height 24 Feet 24 Feet Yes Density MDR: 6.1-15.0 10.3 DU/AC Yes Distance b/w Buildings 15 Feet 15 Feet Yes Open Space 45% 46.08% Yes Perimeter Wall Height 6 Feet 6 Feet Yes Trash Enclosure Required Provided Yes Mechanical Equipment Screened Screened Yes Required Parking 216 388 Spaces Yes Project Design: The proposed residential development will be constructed as condominium units in duplexes and detached structures. The duplex units are proposed to be single-story structures while the detached units will be two-story buildings with a maximum height of 24 feet. The duplex units will range from 1,125 to 1,176 square feet in size; while the detached units will range from 1,708 to 1 ,853 square feet in size. There are five different 4 City Council Staff Report Case 5.0982-PD 290-Planning Area 5 September 5, 2018 Page 5 of 10 types of floor plans being proposed; they are designated as Plan 1, Plan 2, Plan 3, Plan 4, and Plan 5. Plans 1 and 2 are single-story buildings and will each have two bedrooms; Plans 3, 4 and 5 are two-story buildings and will each have three bedrooms. Each unit will have private patios, attached two-car garages; additional guest parking spaces are also being provided. Some of the homes will have options to upgrade for a spa or a plunge pool in the rear private yards. Architecture: The architecture proposed for the project reflects the modern style, and incorporates some of the features that are typical of Palm Springs architecture. Although the architectural style of each building is consistent, the building design varies from one plan to the next, providing for a varied streetscape and avoiding the potential for overbearing mass which could result from two-story buildings. A variation of shapes, materials and colors is provided in each of the buildings, so that ·they each show their own identity, while still clearly being part of the whole. Also, the design will be consistent with the architectural themes of the design guidelines for the Miralon project. The proposed colors and materials will consist of mainly desert tones and will be consistent with the previously approved single-family architectural elements and conforms to the adopted design guidelines. Access: The main access into the complex will be provided through the U-shaped private driveway; the two driveways will serve as ingress and egress for the complex. A U- shaped four-foot wide sidewalk is proposed on both sides of the private driveways. In the middle of the site is the central paseo that stretches from the northerly boundary of the site to the southerly terminus of the complex. The central paseo will have no vehicular access; it is proposed as a pedestrian walkway with five feet wide sidewalk. Parking: According to Section 93.06.00(D)(29)(b), as a residential development within a Planned Development District, a total of 182 primary parking spaces plus one designated parking space per each four (4) units are required With this provision, a total of 220 parking spaces are required for the project. The applicant has provided a total of 362 parking spaces for the proposed development. Each unit has an attached two-car garage and there are an additional 56 guest parking spaces. Trash Enclosure: Pursuant to Sections 92.16.03 and 93.07.02 of PSZC, multiple-family residential developments are required to provide trash enclosures constructed of masonry block or decorative block or other durable material. In this case, the applicant is proposing that each individual unit will have trash disposal space within each garage. In addition, there will be two trash enclosures for the development per the recommendation of the AAC. The first one is located at the northwesterly portion of the site, while the second one is located at the southeast corner of the site. 5 City Council Staff Report Case 5.0982-PD 290-Planning Area 5 Landscape Plan: September 5, 2018 Page 6 of 10 A preliminary landscape plan for the condominium complex was submitted as part of the preliminary POD and major architectural review. The project site will be surrounded by large open space areas, planted olive groves, trails and connecting points into the multi- family development. A pedestrian linkage is proposed to extend east to west through the middle portion of the site, connecting to the trail system, social gardens and community gardens. The internal area of the proposed landscape plan includes internal walkways, courtyards, active social spaces, decorative paving, turf and sidewalks circling the development with a main plaza (Oasis) located at the mid-point of the site. A variety of shade trees along walkable paths, metal shade structures and seating are parts of the overall landscape plan. Proposed plantings include a variety of palms, multiple species of Acacia trees, multiple species of Palo Verde trees and multiple species of Mesquite and Oak trees. Other trees include Silk tree, Desert Willow, Chitalpa, Indian Rosewood, Australian Willow, Jacaranda, Swan Hill Olive, Desert Ironwood, Palo Brea, Afghan Pine, Carolina Cherry Laurel, Pomegranate, African Sumac and California Pepper. Other plants include various shrubs, cactus, Ornamental grasses, Vines, cacti and succulents as accents. Proposed groundcovers include Prostrate Acacia, Prostrate Desert Broom, Calylophus, Damian ita, Silver Bush Morning, Ground Morning Glory, Golden Dalea, Lantana, Primrose and multiple species of Verbena. The hardscape areas will consist of natural gray concrete with broom finish, pavers, exposed aggregate, seeded aggregate, gravel and decomposed granites. Planning Commission Review & Recommendations: On October 11, and December 13, 2017, the Planning Commission reviewed the proposed item at their study sessions. The Commission provided comments and made recommendations on the design of the overall project. And on July 25, 2018, the Planning Commission considered the project at their regularly scheduled public hearing meeting. The Commission unanimously approved the project and recommended approval of the project to the City Council subject to conditions. The recommended conditions are as follows: 1. Provide private access gates at the side yards of individual units that back onto the Miralon open space areas. 2. Provide additional shade trees at the Desert Common Park. 3. Add plantings that attract butterflies, birds and bees to the landscape palette. 4. There shall be no decomposed granite in the open space areas; use only 3/8th rocks. 5. Revise proposed 1 °/o slope roofline for Elevations 4A, 4XA and 5A to create the appearance of a complete level roof plane. 6. The design to conform to the Miralon design guidelines. 7. Provide traffic calmin~ devices subject to the approval of the Fire Marshall. The applicant has submitted revised plans and has incorporated all the Planning Commission's recommended conditions into the modified plans with the exception of the traffic calming devices. 6 City Council Staff Report Case 5.0982-PD 290-Planning Area 5 REQUIRED FINDINGS: September 5, 2018 Page 7 of 10 The proposed project requires that findings be made for the Planned District Development and Architectural Review. Staff has evaluated each of the applications and prepared analysis for the applications. Planned Development District: . A Planned Development District is subject to the requirements of Zoning Code Section 94.02.00(8). The required findings by the Council in support of the proposed preliminary planned development district are provided below: 1. That the use is in keeping with the stated intent and purpose of the zone. The proposed project is a 153-unit condominium complex located in a planned development district previously approved for multi-family development. As approved, the site could accommodate up to 166 units, however, the applicant has proposed 153 units. The proposed development is consistent with the R-3 development standards and therefore the proposed use is in keeping with the stated intent and purpose of the zoning designation. 2. The field investigations have disclosed that the subject use and its operation are compatible with the uses permitted in the zone wherein it is proposed to be located. The zoning designation of the project site is POD 290 of Planning Area 5; this area allows the development of medium density residential with R-3 development standards. The proposed use for Preliminary Planned Development District 290 is for the development of 153 condominium units. The proposed uses are permitted in the zone and its immediate surrounding. 3. That the subject use is similar to one (1) or more uses permitted in the zone within which it is proposed to be located in. The subject site is undeveloped; upon completion the project will be similar to the residential uses in the immediate vicinity. Therefore, the use applied for at the subject location is properly one for which POD 290 is authorized by the previous approval granted by the Council. 4. That the subject use will not cause substantial injury to the values of property in the zone within which it is proposed to be located. The proposed use conforms to the conditions of approval of the City Council and is in full compliance with the intent of POD 290 and R-3 development standards. The development of this parcel will enhance property values in the immediate area and the northern part of the City. 7 City Council Staff Report Case 5.0982-PD 290-Planning Area 5 Architectural Review: September 5, 2018 Page 8 of10 PSZC Section 94.04.00(0) requires an evaluation of the proposed development to determine if it will provide a desirable environment for its occupants, be compatible with the character of the adjacent and surrounding developments, and whether it is of good composition, material, textures, and colors. Conformance is evaluated based on the consideration of the following: 1. Site layout, orientation, location of structures and relationship to one another and to open spaces and topography. Definition of pedestrian and vehicular areas; i.e., sidewalks as distinct from parking areas; The site layout will create adequate spaces for human and vehicular circulation in and around the overall master planned community. There is adequate separation between the placement and location of structures in the single-family area and the condominium complex. The site layout also relates functionally well to the trail systems within the overall site. The multi-family component is on an undeveloped parcel bordered by well defined open space areas, pedestrian linkages, trails and sidewalks distinct from parking areas. Adequate sidewalks are provided within the proposed development. 2. Harmonious relationship with existing and proposed adjoining developments and in the context of the immediate neighborhood community, avoiding both excessive variety and monotonous repetition, but allowing similarity of style, if warranted; The proposed development will be complementary to the existing adjacent residential development given that the site has been undeveloped for a long time. As proposed, the modern style architecture will add to the existing successful housing design especially in the southerly portion of the immediate vicinity. 3. Maximum height, area, setbacks and overall mass, as well as parts of any structure (buildings, walls, screens towers or signs) and effective concealment of all mechanical equipment; Although the proposed development application is a preliminary POD, it is subject to the R-3 development standards. The R-3 zone allows a maximum height of 24 feet and two stories. The proposal meets all required setbacks and conforms to the R-3 development standards. All mechanical equipment will be placed on the grade and will be appropriately screened. 4. Building design, materials and colors to be sympathetic with desert surroundings; AND 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneously; AND Consistency of composition and treatment, The project is proposed with a modern architectural style consistent with the design guidelines. There is consistency in the composition and treatment of the new buildings. The proposed materials and colors are warm hued colors considered to be 8 City Council Staff Report Case 5.0982-PD 290-Planning Area 5 September 5, 2018 Page 9 of 10 The proposed materials and colors are warm hued colors considered to be complementary to the desert. The proposed condominium complex has a unique modern architectural style that is consistent with other modern residential structures in the City. The proposed use of materials, architectural elements such as colors and materials will enhance the overall quality of the buildings. 6. Consistency of composition and treatment; There is consistency in the composition and design of the site plan, the architecture and landscape. The open space scheme is distinctive given that olive groves, social spaces, trails, community gardens and lakes are unique features of the landscape plan. Also, there is consistency in the composition and treatment of the new buildings; the modern architectural style is applied in all facets of the design relative to the aesthetics, colors and materials. 7. Location and type of planting, with regard for desert climate conditions. Preservation of specimen and landmark trees upon a site, with proper irrigation to insure maintenance of all plant materials; The proposed conceptual landscape plan is compatible with the character of the previously approved amended overall landscape plan for the Miralon project. The plan contains similar features such as the trails, community gardens, seating areas and open spaces. Proposed plantings include a variety of palms, multiple species of Acacia trees, multiple species of Palo Verde trees and multiple species of Mesquite and Oak trees. Other trees include Silk tree, Desert Willow, Chitalpa, Indian Rosewood, Australian Willow, Jacaranda, Swan Hill Olive, Desert Ironwood, Palo Brea, Afghan Pine, Carolina Cherry Laurel, Pomegranate, African Sumac and California Pepper. Other plants include various shrubs, cactus, Ornamental grasses, Vines, cacti and succulents as accents. Proposed groundcovers include Prostrate Acacia, Prostrate Desert Broom, Calylophus, Damianita, Silver Bush Morning, Ground Morning Glory, Golden Dalea, Lantana, Primrose and multiple species of Verbena. The hardscape areas will consist of natural gray concrete with broom finish, pavers, exposed aggregate, seeded aggregate, gravel and decomposed granites. ENVIRONMENTAL DETERMINATION: A Mitigated Negative Declaration (MND), was previously approved by City Council on May 5, 2004. An Addendum to the MND was also prepared and it found that the project will not result in any new significant environmental impacts or substantially increase the severity of previously identified significant impacts as compared to the previously approved project. Furthermore, the Addendum concluded that none of the conditions described in Section 15162 of the CEQA Guidelines calling for preparation of a subsequent MND or Environmental Impact Report have occurred and therefore the Addendum to the MND was appropriate to satisfy CEQA requirements for the project. 9 C ity Council Staff Report Case 5.0982-PD 290-Plann ing Area 5 CONCLUSION : September 5 . 2018 Page 10 of 10 This review phase involves the preliminary planned development district and major architectural approva l for the multi-family residential component of the Miralon development. The prel im inary phase of the project includes the review of conformance to the R-3 development standards , the site layout, building mass , architectural design , conceptual landscape and materials . If approved by the Council , the final POD plans will be brought back for review and approval by the Planning Commission . As proposed , the project conforms to the R-3 development standards and is consistent with the approved Miralon design guidelines . Based on this , Staff recommends approval of the proposed preliminary POD project and major architectural application subject to the recommended conditions. ft ·1 ~ F nn Fagg , AICP.;~ Director of Plann ing Services ~~ ly~ City Manager Attachments : 1. V ici nity Map 2 . Council Resolut ion 3. Conditions of Approval Marcus L. Fulle r, MPA , P.E., P.L.S . Assistant City Manager 4. Planning Commission M inutes-July 25, 2018 5. Ownership Information 6. Manual with Site Plans , Floor Plans , El eva tions , Landscape Plans and Materials Samples 10 Department of Planning Services Vicinity Map rr---~..;:S,::;.U~.~I~E PKWY BAL.:.EENTINE•DR .. ,~ I t.N t MUSiANG ' >-' I ,,. 0:::~ 0 w 0 f-0::: z 0 :E I II 1 "'0-r t [! ~ ~ 1 ;g _, 4?- .::::> 1 iE :..~~..a..\;.\IQ '' \\}\'<' v z ?t"~o ~ I a::: 0 0 z li:j P 4 5:' I ;:!l MOLINO RD Legend 0 Miralon ~ Site PA-5 Mult ifamil y Miralon D 500ft Site Radius ~ -~ ~z ~ 0 '-_J " ~ ,<f. N ST ST T I) (/) ,, I 0 ' • + r : 0::: w ...J ...J <( + f , m I <( u <( 0 2 J w ~ -~ ...J ...,J 0::: t:l: ,_ ...J ~ ~ 0::: - - 1-ff1 ~ w (J 0:: ~ m 0 SOLANA TRL ~ SUNFLOWER CIR N 0::: u 0::: w ~ 0 ...J u. z ::> SUNFLOWER CIR S (/) FRAN CIS DR CITY OF PALM SPRINGS Case No . 5.0982-PD 290 ; Plann ing Area 5 801 Sunrise Parkwa w.E s 0::: 0 ~ <( u ~ :E w (/) 0:: z w ::> (/) 0::: u 0::: w ~ 0 ...J u. z ::> (/) 11 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A PRELIMINARY PLANNED DEVELOPMENT DISTRICT (POD 290) AND MAJOR ARCHITECTURAL APPLICATION, FOR THE DEVELOPMENT OF A 153-UNIT CONDOMINIUM COMPLEX ON A 16.1-ACRE PARCEL IN PLANNING AREA 5 OF PHASE 1 WITHIN THE MIRALON DEVELOPMENT LOCATED AT 801 SUNRISE WAY, (CASE 5.0982-PDD 290 & 3.4075-MAJ) THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS: A. The City Council of the City of Palm Springs originally approved Planned Development District 290 (POD 290), on May 5, 2004, for 1,236 single-family and multi- family residential units. B. The City Council of the City of Palm Springs certified a Mitigated Negative Declaration (MND) for POD 290 on May 5, 2004. C. Freehold Communities, LLC, (the "Applicant") filed an application with the City pursuant to Sections 94.03.00 and 94.07.00 of the Palm Springs Zoning Code for a Preliminary Planned Development District and Major Architectural Applications for the construction of 153 multi-family residential units. D. On October 11, and December 13, 2017, the subject project was reviewed by the Planning Commission at a Study Session. E. On May 7, and June 4, 2018, the Architectural Advisory Committee reviewed the project and unanimously recommended approval to the Planning Commission subject to conditions. F. A notice of a public hearing of the Planning Commission of the City of Palm Springs, California to consider the Project was given in accordance with applicable law, and on July 25, 2018, the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the hearing on the matter, including but not limited to the staff report, and all written and oral testimony presented and voted 6-0 to approve the project and recommend approval to City Council of the Project. G. A notice of public hearing by the City Council of the City of Palm Springs, California, to consider the proposed Project was given in accordance with applicable law and on September 5, 2018, the City Council held a public hearing in accordance with applicable law. H. The City Council has carefully reviewed and considered all of the evidence presented in connection with the meetings on the proposed Project, including but not limited to the staff report, and all written and oral testimony presented and finds that the 12 City Council Resolution No. __ September 5, 2018 5.0982 PDD 290/ 3.4075 MAJ Page 2 of 5 proposed Project complies with the requirements of Section 94.03.00 and 94.07.00 of the City of Palm Springs Zoning Code. I. The proposed project associated with the above applications ("Project,) is considered a "project, pursuant to the terms of the California Environmental Quality Act, Public Resources Code Section 21000 et. seq. ("CEQA,). J. Pursuant to the CEQA Guidelines, 14 California Code of Regulations Section 15000 et. seq., a Mitigated Negative Declaration (MND), was previously approved by City Council on May 5, 2004. An Addendum to the MND was also prepared and it found that the project will not result in any new significant environmental impacts or substantially increase the severity of previously identified significant impacts as compared to the previously approved project. Furthermore, the Addendum concluded that none of the conditions described in Section 15162 of the CEQA Guidelines calling for preparation of a subsequent MND or Environmental Impact Report have occurred and therefore the Addendum to the MND was appropriate to satisfy CEQA requirements for the project. K. Pursuant to Sections 94.02.00(8)(3) of the City OF Palm Springs Zoning Code, the City Council specifically finds as follows: 1. That the use is in keeping with the stated intent and purpose of the zone. The proposed project is a 153-unit condominium complex located in a planned development district previously approved for multi-family development. As approved, the site could accommodate up to 166 units, however, the applicant has proposed 153 units. The proposed development is consistent with the R-3 development standards and therefore the proposed use is in keeping with the stated intent and purpose of the zoning designation. 2. The field investigations have disclosed that the subject use and its operation are compatible with the uses permitted in the zone wherein it is proposed to be located. The zoning designation of the project site is POD 290 of Planning Area 5; this area allows the development of medium density residential with R-3 development standards. The proposed use for Preliminary Planned Development District 290 is for the development of 153 condominium units. The proposed uses are permitted in the zone and its immediate surrounding. 3. That the subject use is similar to one (1) or more uses permitted in the zone within which it is proposed to be located in. The subject site is undeveloped; upon completion the project will be similar to the residential uses in the immediate vicinity. Therefore, the use applied for at the subject location is properly one for which POD 290 is authorized by the previous approval 13 City Council Resolution No. __ 5.0982 PDD 290/ 3.4075 MAJ granted by the Council. September 5, 2018 Page 3 of 5 4. That the subject use will not cause substantial injury to the values of property in the zone within which it is proposed to be located. The proposed use conforms to the conditions of approval of the City Council and is in full compliance with the intent of POD 290 and R-3 development standards. The development of this parcel will enhance property values in the immediate area and the northern part of the City. L. PSZC Section 94.04.00(0) requires an evaluation of the proposed development to determine if it will provide a desirable environment for its occupants, be compatible with the character of the adjacent and surrounding developments, and whether it is of good composition, material, textures, and colors. Conformance is evaluated based on the consideration of the following: 1. Site layout, orientation, location of structures and relationship to one another and to open spaces and topography. Definition of pedestrian and vehicular areas; i.e., sidewalks as distinct from parking areas; The site layout will create adequate spaces for human and vehicular circulation in and around the overall master planned community. There is adequate separation between the placement and location of structures in the single-family area and the condominium complex. The site layout also relates functionally well to the trail systems within the overall site. The multi-family component is on an undeveloped parcel bordered by well defined open space areas, pedestrian linkages, trails and sidewalks distinct from parking areas. Adequate sidewalks are provided within the proposed development. 2. Harmonious relationship with existing and proposed adjoining developments and in the context of the immediate neighborhood community, avoiding both excessive variety and monotonous repetition, but allowing similarity of style, if warranted; The proposed development will be complementary to the existing adjacent residential development given that the site has been undeveloped for a long time. As proposed, the modern style architecture will add to the existing successful housing design especially in the southerly portion of the immediate vicinity. 3. Maximum height, area, setbacks and overall mass, as well as parts of any structure (buildings, walls, screens towers or signs) and effective concealment of all mechanical equipment; Although the proposed development application is a preliminary POD, it is subject to the R-3 development standards. The R-3 zone allows a maximum height of 24 feet and two stories. The proposal meets all required setbacks and conforms to the R-3 development standards. All mechanical equipment will be placed on the grade and will be appropriately screened. 14 City Council Resolution No. __ 5.0982 POD 290/ 3.4075 MAJ September 5, 2018 Page 4 of 5 4. Building design, materials and colors to be sympathetic with desert surroundings; AND 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which _are visible simultaneously; AND Consistency of composition and treatment, The project is proposed with a modern architectural style consistent with the design guidelines. There is consistency in the composition and treatment of the new buildings. The proposed materials and colors are warm hued colors considered to be complementary to the desert. The proposed condominium complex has a unique modern architectural style that is consistent with other modern residential structures in the City. The proposed use of materials, architectural elements such as colors and materials will enhance the overall quality of the buildings. 6. Consistency of composition and treatment; There is consistency in the composition and design of the site plan, the architecture and landscape. The open space scheme is distinctive given that olive groves, social spaces, trails, community gardens and lakes are unique features of the landscape plan. Also, there is consistency in the composition and treatment of the new buildings; the modern architectural style is applied in all facets of the design relative to the aesthetics, colors and materials. 7. Location and type of planting, with regard for desert climate conditions. Preservation of specimen and landmark trees upon a site, with proper irrigation to insure maintenance of all plant materials; The proposed conceptual landscape plan is compatible with the character of the previously approved amended overall landscape plan for the Miralon project. The plan contains similar features such as the trails, community gardens, seating areas and open spaces. Proposed plantings include a variety of palms, multiple species of Acacia trees, multiple species of Palo Verde trees and multiple species of Mesquite and Oak trees. Other trees include Silk tree, Desert Willow, Chitalpa, Indian Rosewood, Australian Willow, Jacaranda, Swan Hill Olive, Desert Ironwood, Palo Brea, Afghan Pine, Carolina Cherry Laurel, Pomegranate, African Sumac and California Pepper. Other plants include various shrubs, cactus, Ornamental grasses, Vines, cacti and succulents as accents. Proposed groundcovers include Prostrate Acacia, Prostrate Desert Broom, Calylophus, Damianita, Silver Bush Morning, Ground Morning Glory, Golden Dalea, Lantana, Primrose and multiple species of Verbena. The hardscape areas will consist of natural gray concrete with broom finish, pavers, exposed aggregate, seeded aggregate, gravel and decomposed granites. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES AS FOLLOWS: Section 1. CEQA A Mitigated Negative Declaration (MND), was previously approved by City Council on 15 City Council Resolution No. __ September 5, 2018 5.0982 POD 290/ 3.4075 MAJ Page 5 of 5 May 5, 2004. An Addendum to .the MND was also prepared and it found that the project will not result in any new significant environmental impacts or substantially increase the severity of previously identified significant impacts as compared to the previously approved project. Furthermore, the Addendum concluded that none of the conditions described in Section 15162 of the CEQA Guidelines calling for preparation of a subsequent MND or Environmental Impact Report have occurred and therefore the Addendum to the MND was appropriate to satisfy CEQA requirements for the project. Section 2. The City Council approves Preliminary Planned Development District 290 and Major Architectural Approval application to construct 153 multi-family residential units on a 16.1-acre parcel of Planning Area 5, Phase 1 within the Miralon development subject to the conditions of approval attached herein as Exhibit A. ADOPTED THIS 5TH DAY OF SEPTEMBER, 2018. David H. Ready, City Manager ATTEST: Anthony Mejia, MMC, City Clerk 16 EXHIBIT A Case No. 5.0982-GPA-PD-290 & 3.4075-MAJ CONDITIONS OF APPROVAL Miralon Palm Springs Multi-Family Residential Project September 5, 2018 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning and Zoning, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into, shall be in a forma approved by the City Attorney. PLANNING COMMISSION SPECIFIC CONDITIONS PC 1. Traffic Signal -Indian Canyon & Sunrise Way. Install the traffic signal upon issuance of permit for 1 ooth residential unit. PC 2. Annual Monitoring Requirement -Traffic. The applicant shall be required to submit updated traffic data to the Engineering Division on an annual basis for the following intersections: • Sunrise Way and Four Seasons Boulevard • San Rafael and Avenida Caballeros • Indian Canyon and Corazon The annual monitoring shall terminate upon the issuance of the final certificate of occupancy for residential structures within the development. PC 3. Right-of-Way Improvements -Avenida Caballeros. Right-of-way improvements shall be completed with other project perimeter improvements prior to the issuance of certificates of occupancy for the residential structures. PC 4. Sidewalk -Multifamily (Phase 1 ). Provide a temporary sidewalk along the street frontage of the Phase 1 multifamily parcel so as to provide a safe pedestrian connection for the southern trail loop. PC 5. Construction Staging. Construction staging and stacking of construction vehicles shall occur onsite and not on adjacent rights-of-way or in adjacent neighborhoods. The northern Sunrise Way entry gate shall be used for all construction traffic. 17 Case 5.0982 PD 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 2 of27 PC 6. Social Areas -Access. Provide adequate pedestrian access to the Social Areas from the nearest adjacent internal street. PC 7. Trails -Public Access. Public access to the trails shall be made available to members of the general public; this shall be provided as a public benefit in accordance with the Public Benefit Policy adopted by City Council for Planned Development Districts. PC 8. Trails -Clear Zone. Provide a minimum two-foot clear zone on either side of each trail path. PC 9. Trails -Restricted Use. The trail system shall be restricted to use by pedestrians and bicycles only. Electric vehicles shall not be permitted on the trail system, but may utilize the streets within the development. PC 10. Rear Setback -Exclusive Use Easement. Allow a 3' setback from rear property line, provided a minimum 15' setback is maintained from the outer edge of the exclusive use easement boundary. PC 11. Rear Setback -All Other Lots. A minimum 15' rear yard setback shall be required for all lots without the exclusive use easement. The rear yard setback may be reduced to 1 0' when the front yard setback is increased to 15' under the following circumstances: a. The rear yard is not located at the perimeter of the development and does not back onto existing developed residential properties outside of the development; and b. The rear yard does not immediately abut another rear yard within the development where the rear yard setback has been reduced below 15'. PC 12. Front Setbacks. Allo'N 18' setback to face habitable portion of dwelling or "•all f "d or garage, allow 10' setbask fer Condition #17} "' 0 61 e oaded garage. (See General PC 13. Side Yard Setback. Recommend the use of an exclusive use easement for side yards, with 3' and 7' setbacks from property lines so as to maximize usable side yard space. Allow swimming pools to be built at the property line (minimum 3' setback from adjacent residence). PC 14 Lot Coverage. a. 40' & 45' Lots: 55°k b. 50' & 60' Lots: 50°k (See General Condition #17) 18 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 3 of 27 PC 15. Lot Coverage -Covered Patios. Covered patios, when only covered by a roof or trellis structure (not second-story habitable space), may be excluded from the lot coverage calculation. PC 16. Second Story Area Limitations. The second story of the residence (where permitted) shall not exceed 50°/o of the habitable floor area of the first floor of the residence. PC 17. Roof Decks. Roof decks shall not be permitted on one-story residences. Roof decks may be permitted for two-story residences, but shall be limited to a maximum of 400 square feet in area and shall only be permitted above the first-story level of the residence. The roof deck shall be designed so that privacy is maintained for the yard areas of abutting parcels. PC 18. Four-Sided Architecture. Architectural detailing and materials shall be consistent on all four sides of the residence. Variations in wall planes, external expression of structural elements, shading devices, or other similar details may be employed to break up large wall plane expanses as appropriate. PC 19. Windows -Materials. Window frame materials shall be restricted to aluminum frames only. Vinyl frame windows are prohibited. PC 20. Exterior Door/Window Design Standards. The following standards shall be added to the Design Guidelines manual: By design, windows and glass door openings should take advantage of views, minimize reflectivity, solar absorption, glare and nighttime light emission and minimize overlook between residences. Large panes of glass are preferred. In order to reinforce the connection to the outdoors, large windows with edges at or near the floor and/or ceiling, and sliding glass doors opening from main living areas are recommended. Square or rectangular window shapes should be emphasized. Arches, circular, triangular, octagonal, or trapezoidal windows or doors are discouraged as they suggest other building types and histories not associated with lldesert" architecture. One exception is trapezoidal clerestory windows that take their shape from the adjacent sloping ceiling and roof. PC 21. Window/Door Openings-Variation C Elevations. Exterior window and door openings shall have a minimum 4" recess for consistency with the design characteristics. 19 Case 5.0982 PD 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 4 of 27 PC 22. Exterior Finish Materials. Exterior walls should be simple, refined compositions that firmly ground the building to the site. A minimum of two and a maximum of three exterior wall materials (glazing system materials excluded) shall be used, with one material clearly dominant. Exterior finish materials shall be limited to the following: • Stucco-smooth or light sand finish • Natural or cultured stone • Architectural smooth face or decorative concrete block • Architectural composed fiber cement panels • Brick • Finished metal • Prohibited materials: Highly reflective or shiny metal, decorative patterned stucco, alumawood PC 23. Garage Doors. Arched windows or divided-lite windows shall be prohibited on garage doors; only those details as specified in the Design Standards manual shall be permitted. White garage doors may be acceptable if approved as part of a color scheme for the residence. PC 24. Hardscape -Driveways. The use of concrete as a driveway surface shall not exceed 75°/o of the overall driveway area. Decorative or pervious materials, such as pavers or crushed rock, should make up the remainder of the driveway area. PC 25. Groundcover -Single-Family Parcels/Multifamily Parcels. Due to wind conditions, decomposed granite is not recommended. Crushed rock or gravel shall be a minimum of 3/8". While "Mojave Gold" is the preferred color for rock material, other alternate colors may be appropriate as approved· by the Architectural Advisory Committee (AAC). PC 26. Rear Yard Gates/Fences. Remove the kick-plate detail; applicant shall submit a color sample for rear yard view fences for review and approval by the AAC. PC 27. Mechanical Equipment. No rooftop mounted compressors shall be permitted. Mechanical equipment may be mounted on the roof, provided the equipment is screened and the screening material is integrated 'Nith the architecture of the residence_ (See General Condition #24) PC 28. Solar. All residential units shall be outfitted with solar panels, and shall provide a minimum of 40°/o of the total usage capacity for the residence. PC 29. Local Workers. The applicant, production builders and subcontractors are encouraged to hire local workers as may be possible, and to support local job training programs and efforts. 20 Case 5.0982 PD 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 5 of 27 PC 30. Construction Phasing and Timing of Common Area Improvements. The project shall be developed according to the construction phasing plan submitted in conjunction with this application (Phases 1A, 1 B, and 2A). Common area improvements shall be completed as follows: a. Clubhouse: The building permit for the clubhouse facility shall be issued prior to the issuance of the building permit for the first single-family residence in Phase 1 A. b. Trail and Common Area Orchards/Landscape/Amenities: The trails and any common area landscaping and improvements within each phase of the development shall be completed prior to completion of 50°/o of the single-family residences within that phase of the development. The parcels for multifamily residences in Phases 1 A and 2A shall be excluded from the 50o/o calculation and completion requirement. PC 31. Design Guidelines -Amendment. Amendments to the adopted Design Guidelines may be processed as a Minor Amendment to an approved Planned Development, pursuant to Palm Springs Zoning Code (PSZC) Section 94.03.00(G). Planning Commission project specific conditions from July 25, 2018, meeting: 1. The applicant shall provide private access gates at the side yards of individual units that back the Miralon open space areas. 2. The applicant shall provide additional shade trees at the Desert Common Park. 3. The applicant to add plantings that attract butterflies, birds and bees to the landscape palette. 4. There shall be no decomposed granite in the open space areas; use only 3/8th rocks. 5. The shall modify proposed 1 o/o slope roofline for Elevations 4A, 4XA and 5A to create the appearance of a complete level roof plane. 6. The design of the multi-family residences shall conform to the Miralon design guidelines. 7. The project shall include traffic calming devices subject to the approval of the Fire Marshall. 21 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval PROJECT SPECIFIC CONDITIONS Administrative September 5, 2018 Page 6 of27 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.0982-PD-290, TTM 31848. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner( s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. The PS Village HOA shall be responsible for the maintenance of both sides of the Sunrise Parkway. This condition shall be included in the recorded covenant agreement for the property if required by the City, and shall be required in the CC&Rs. 4. The project is located in an area defined as having an impact on fish and wildlife as defined in Section 711.4 of the Fish and Game Code; therefore a fee of $1,314.00 plus an administrative fee of $50.00 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk prior to Council action on the project. This fee shall be submitted by the City to the County Clerk with the Notice of Determination. 22 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 7 of 27 5. Prior to issuance of a grading permit, Fringe Toed Lizard Mitigation fees shall be submitted to CVAG. 6. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment dan h lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the feeing being 1/2°/o for commercial projects or 1/4°/o for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 7. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. Dedication of the 7 .55-acre park site shall be made prior to issuance of the first grading permits. Environmental Assessment 8. The mitigation measures of the environmental assessment shall apply and shall be incorporated into the final plans, prior to issuance of permits. The applicant has submitted a signed statement agreeing to the mitigation measures. CC&R's 9. The applicant prior to issuance of building permits shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning and Zoning for approval in a form to be approved by the City Attorney, to be recorded prior to approval of a final map. The CC&R's shall be enforceable by the City, shall not be amended without City approval, and shall require maintenance of all property in a good condition and in accordance with all ordinances. 1 0. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $2500, for the review of the CC&R's by the City Attorney. A $250 filing fee, or other fee in effect at the time of submission of the CC&Rs, shall also be paid to the City Planning Department for administrative review purposes. 11. The CC&R's shall have a disclosure statement regarding the location of the project relative to roadway noise, aircraft noise and the widening of Sunrise 23 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 8 of 27 Parkway in the future. Said disclosure shall inform perspective buyers about traffic, an active recreation park-site and lighted playing fields, noise due to Sunrise Parkway, Indian Canyon Drive, San Rafael Drive and the Palm Springs International Airport, aircraft, and other activities which may occur in this area. a. Prior to issuance of a building permit, the applicant must provide a standard avigation easement and non-suit covenant in a form prescribed and approved by the City Attorney, with reference to present and future owners of the parcel. b. These disclosures shall also be incorporated into a covenant to be recorded on the title of each residential parcel. Cultural Resources 12. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. a. Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground disturbing activities. b. Experience has shown that there is always a possibility of buried cultural resources in a project area, Given that, a Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning and Zoning and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. c. Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department and one copy to the City Planning and Zoning Department prior to final inspection. 24 Cas e 5.0982 PD 290 & 3.4075-MAJ Conditi o ns of App ro va l Final Design September 5, 201 8 Page 9 of 27 13. The final landscape plan for the common area open space (former golf course), including all proposed landscape materials , shall be reviewed and approved by the Planning Commission. As part of the review, the Planning Commission shall also consider a reduction in the surface area of the water retent ion lakes. 14. Final landscaping , irrigation , exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Zoning prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. 15. The final development plans shall be submitted in accordance with Section 94 .03 .00 of the Zoning Ordinance. Final development plans shall include site plans , building elevations , floor plans , roof plans , landscape plans , irrigation plans , wall and fence plans , exterior lighting plans , sign program, mitigation monitoring program , site cross sections , property development standards and other such documents as required by the Planning Commission . Final development plans shall be submitted within two (2) years of the City Council approval of the preliminary planned development district. 16. An exterior lighting plan for the clubhouse parking lot, in accordance with Zoning Ordinance Section 93.21 .00 , Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning & Zoning prior to the issuance of building permits . Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings , down-lights shall be utilized. 17. Two story units shall be not be located within 200' of the project perimeter, with the exception that they may be on the second row of lots south of Sunrise Parkway. 18. Project property development standards : Table 3 Development Standards-Revised Standard POD 290 Development Standards Land Use Multi-family/Condominium & Sin_gle-family residential Total Unit Count 1,150Units Minimum Lot Area-Single Family 4 ,000 square feet Minimum Lot Dim e nsion 40ft. X 100ft. Lot Sizes 4 ,000 sq . ft. to 14,485 sq . ft. Minimum Dwelling Size 1,000 square feet Building Height-Single Family Ma ximum 24 feet Building Height-Multifamily Ma ximum 25 feet 25 Case 5.0982 PO 290 & 3.4075-MAJ Cond itions of Approva l Standard Single-Family Setbacks • Front from li ving area • Side-loaded garage • Front-loaded garage • Side yard setback • Rear yard setback -lot with exclusive use rear yard easemen t • Rear yard setback -without exclusive use rear yards Multifamily Ma x . Lot Coverage Pr imary Access September 5 , 2018 Page 10 of 27 POD 290 Development Standards 10 feet 10 feet 18 feet 5 feet, with option for exclusive side yard easement on 4,000 SF and 4,500 SF lots 3ft. Min . to PL with 10' min. & 20' max 15 ' min . to outside boundary of exc lu sive use easement 15 feet to property line (see PC 11 for additional 012tions) R-3 Zone standards apply , exce12t as may be amended herein 55% for 4,000/4,500 SF lots; 50% for 5 ,000/6 ,000 SF lots Sunrise & Indian Canyon 19. The Qesign Review Committee Architectural Advisory Committee makes the following design recommend ations: a. Provide a view fence to the golf course on Indian Avenue . b. Meander walls on Indian Avenue a nd adjacent to all other public roadways. This shall be reviewed by the Design Review Committee as part of Final PO plans. c . Add trees to both sides of the sidewalks, where sidewalks meander, except where conflicts with underground utilities would result. d . Sidewalks and bikeways should be provided on both sides of Sunrise Parkway . e. Add additional trees to the median and landscape area at the Caballeros Road entry. f . Landscape shall be desert landscape, lush but efficient, with low watering requirements . Limit turf to active recreation areas only . Pull turf away from streets , sidewalks and bikeways where possible. g . Architecture mu st be hig h quality and well designed. Th e proposed project architecture is not approved. Restud y the architecture, provide a variety of architectural styles and products and consider the climate and location of the project. h. Include decorative paving, in all driveway areas in multi-family parcels, in order to meet the overall ee 45% minimum open space requirement, or 26 Case 5.0982 PD 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 11 of 27 otherwise demonstrate compliance with the minimum sa 45°/o requirement. Minimum open space of 45°/o is required for Parcels "A" and "8". 20. The lots which back to existing residences on Via San Dimas, shall be redesigned and widened to match the existing lot widths of the subdivision located to the south. GENERAL CONDITIONS/CODE REQUIREMENTS 21. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning and Zoning for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 22. Prior to the issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 23. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 24. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission, prior to issuance of building permits. 25. All roof-mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 93.03.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. No rooftop-mounted compressor units shall be permitted. 26. No exterior downspouts shall be permitted on any facade on the proposed building(s), which are visible from adjacent streets or residential and commercial areas. 27. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 93.02.00.D. 28. The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval prior to issuance of building permits. 29. The street address numbering /lettering shall not exceed eight inches in height. 27 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 12 of27 30. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1 092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety. 31. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 32. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. Parking Design 33. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5-foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not less than one (1 ), shall be served by an 8-foot walkway on the right side and shall be designated as "van accessible". 34. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 35. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00.C.1 0. 36. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 37. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 38. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided every 1 0 parking spaces. Additional islands may be necessary to comply with shading requirements. 39. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 28 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 13 of 27 40. Parking stalls shall be delineated with a 4 to 6 inch double stripe -hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 41. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end parking spaces or end spaces shall be increased to eleven ( 11) feet wide. 42. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. Waste Disposal 43. Trash cans shall be screened from view and kept within fifty (50) feet of the street. POLICE DEPARTMENT 44. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 45. Prior to any construction on-site, all appropriate permits must be secured. FIRE 46. Street Widths: Sections B-B, private street "A" and Section C-C, Avenida Caballeros are at a minimum width where no parking will be allowed. 4 7. Turnarounds: The terminus of private street "A" into the Clubhouse area will require an approved turnaround. 48. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with a KNOX key switch device or Key box. Contact the fire department at 323- 8186 for a KNOX application form. (902.4 CFC) 49. Vertical Fire Apparatus Clearances: Palm Springs Fire Apparatus require an unobstructed vertical clearance of not less than 13 feet 6 inches. {902.2.2.1 CFC) 50. Road Design: Fire apparatus access roads shall be designed and constructed as all weather capable and able to support a fire truck weighing 73,000 pounds GVW. (902.2.2.2 CFC) 51. Residential fire hydrants: Residential fire hydrants shall be installed in accordance with DWA or Mission Springs Water District specifications and standards. No landscape planting, walls, or fencing are permitted within 3 feet of fire hydrants. The Fire Chief or designee may be allowed to consider subsequent information regarding the five-minute response time and change limits where fire 29 Case 5.0982 PD 290 & 3.4075-MAJ Conditions of Approval sprinklers are required. September 5, 2018 Page 14 of 27 52. Mandatory Fire Sprinklers: Project beyond five-minute response time from the closest fire station and therefore requires an automatic Fire Sprinkler System. The developer shall fund or prepare, at the discretion of the Fire Chief, a 5- minute response study to re-evaluate response times to the subject property. ENGINEERING STREETS 53. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 54. Coordinate with Sunline Transit Agency regarding required public transit facilities on or adjacent to the development. Any required public transit facilities, including bus stops, tum-outs, bus shelters and furniture, or other miscellaneous public transit improvements shall be furnished, constructed and installed in conjunction with construction of the associated street improvements. 55. Submit street improvement plans for all proposed streets (public and private) to the Engineering Division. The plans shall be prepared by a Registered Civil Engineer and approved by the City Engineer prior to issuance of any building permits. 56. All required off-site public street improvements (San Rafael Drive, Indian Canyon Drive, Sunrise Parkway, Indian Canyon Drive/Sunrise Parkway Traffic Signal, and Avenida Caballeros) shall be constructed prior to development that encompasses over 50°/o of the entire project, or equivalent to completion of construction prior to issuance of the 619th certificate of occupancy (50o/o of 1 ,237 building permits), without regard to approved phasing plans for development or as may be required adjacent to a Final Map or Maps (if the development is phased). INDIAN CANYON DRIVE 57. Dedicate an additional 20 feet to provide the ultimate half street right-of-way width of 50 feet along the entire frontage, together with a property line -corner cut-back at the southeast corner of the intersection of Indian Canyon Drive and Sunrise Parkway in accordance with City of Palm Springs Standard Drawing No.105. 58. Construct an 8-inch curb and gutter, 38 feet east of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. 59. Construct a 25 feet radius curb return and spandrel at each side of the intersection of Indian Canyon Drive and the West Entrance in accordance with City of Palm Springs Standard Drawing No. 206. 30 Case 5.0982 PD 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 15 of27 A. Construct an 8 feet wide cross gutter at the intersection of Indian Canyon Drive and the west entrance in accordance with City of Palm Springs Standard Drawing No. 200 and 206. B. Construct Type A curb ramps at each side of the intersection of Indian Canyon Drive and the west entrance, in accordance with City of Palm Springs Standard Drawing No.212. C. The West Entrance shall be restricted to right-turn ingress and egress only. The ingress and egress lanes shall have a 20 feet minimum width. Final configuration of the west entrance shall be subject to review and approval of the City Engineer and Fire Marshall. D. Access to the Golf Maintenance area, or any facility proposed within the golf maintenance area indicated on the revised site plan for Tentative Tract Map 31848, shall be prohibited from Indian Canyon Drive, unless additional improvements to Indian Canyon Drive are provided, acceptable to the City Engineer, that restricts access into the Golf Maintenance area to right-turn ingress and egress only. If access is proposed into the Golf Maintenance are from Indian Canyon Drive, it shall be limited to the southerly portion of the site, and be subject to the review and approval of the City Engineer, and may require extension of the landscaped median south of the south property line of the Golf Maintenance Area, including roadway widening and, if necessary, right-of-way acquisition as required to provide required improvements to eliminate left-turn ingress and egress into the Golf Maintenance area. Access into the Golf Maintenance area shall be provided from the West Entrance, or internally within the development, to the greatest extent possible. 60. Construct a 35 feet radius curb return and spandrel at the northeast and southeast corners of the intersection of Indian Canyon Drive and Sunrise Parkway in accordance with City of Palm Springs Standard Drawing No. 206. 61. Construct an 8 feet wide cross gutter at the intersection of Indian Canyon Drive and Sunrise Parkway with a flow line parallel with and 38 feet east of the centerline of Indian Canyon Drive in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 62. Install a nuisance water drainage system to intercept storm water runoff at the intersection of Indian Canyon Drive and Sunrise Parkway to minimize nuisance water within the cross gutter, in a manner acceptable to the City Engineer. 63. Construct a meandering, 12 feet wide combination sidewalk and bicycle path along the entire frontage. The sidewalk and bicycle path shall be meandering, as approved by the Director of Planning and Zoning, and constructed with colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Division. 31 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 16 of27 64. Construct Type A curb ramps at the northeast and southeast corners of the intersection of Indian Canyon Drive and Sunrise Parkway, in accordance with City of Palm Springs Standard Drawing No. 212. 65. Construct a minimum pavement section of 5 inch asphalt concrete pavement over 4-inch aggregate base with a minimum subgrade of 24 inches at 95o/o relative compaction, or equal, from edge of proposed gutter to clean saw cut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 66. Construct a 14-feet wide curbed and landscaped median island along the entire frontage. Provide left turn pockets at Corazon Avenue and Tramview Road. The left turn pockets shall be designed in accordance with Section 405 of the current edition of the CaiTrans Highway Design Manual, as approved by the City Engineer. Submit landscaping and irrigation system improvement plans for review and approval by the City Engineer and Director of Planning & Zoning. 67. Construct additional street improvements north of the intersection with the Sunrise Parkway as necessary to provide an additional south bound left-turn lane with a 225 feet long left-turn pocket and associated tapering and widening, as required and approved by the City Engineer. Acquire additional right-of-way for the City of Palm Springs, if necessary, to facilitate the intersection widening improvements. 68. The proposal for a traffic circle or roundabout at the Indian Canyon Drive and Sunrise Parkway intersection, as indicated on Tentative Tract Map 31848, is not approved. SAN RAFAEL DRIVE (WEST OF INDIAN CANYON DRIVE) 69. Construct street improvements (asphalt pavement widening, traffic striping and related improvements) as necessary to widen the west leg of the San Rafael Drive and Indian Canyon Drive intersection, in a manner that improves intersection capacity acceptable to the City Engineer. SAN RAFAEL DRIVE (EAST OF INDIAN CANYON DRIVE) 70. Construct an 8-inch curb and gutter, 32 feet north of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. 71. Construct a 12 feet wide combination sidewalk and bicycle path along the entire frontage. The sidewalk and bicycle path shall be meandering, as approved by the Director of Planning and Zoning, and constructed with colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Division. 32 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 17 of 27 72. Construct a minimum pavement section of 3-inch asphalt concrete pavement over 6-inch aggregate base with a minimum subgrade of 24 inches at 95°/o relative compaction, or equal, from edge of proposed gutter to clean saw cut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 11 0 and 330. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. AVENIDA CABALLEROS (PUBLIC) 72A. An application shall be submitted for the vacation of existing public right-of-way provided for the construction of a "future street" extending westerly of Avenida Caballeros located approximately 560 feet north of San Rafael Drive, and existing public right-of-way provided for the future westerly extension of Via San Dimas. Excess right-of-way shall be vacated to provide for a right-of-way line 30 feet west of the existing centerline of Avenida Caballeros. 72B. The west side of Avenida Caballeros shall be de-annexed from Parkway Maintenance District #8 and maintained by the developer·s HOA. The developer shall pay fees to 1re City necessary to revise the Engineers report to accomplish this de-annexation. 73. Remove the existing curb ramps, curb returns, spandrels, cross-gutters, and asphalt pavement constructed for a "future street" extending westerly of Avenida Caballeros located approximately 560 feet north of San Rafael Drive, and constructed for the future westerly extension of Via San Dimas. 7 4. Construct an 8-inch curb and gutter, 20 feet west of centerline at the location of a "future street" extending westerly of Avenida Caballeros located approximately 560 feet north of San Rafael Drive, and located at the westerly extension of Via San Dimas, in accordance with City of Palm Springs Standard Drawing No. 200. 75. Construct a 5 feet wide sidewalk behind the curb at the location of a "future street" extending westerly of Avenida Caballeros located approximately 560 feet north of San Rafael Drive, and located at the westerly extension of Via San Dimas in accordance with City of Palm Springs Standard Drawing No. 210. 76. Remove the existing barricade and make appropriate repairs and improvements necessary to construct and extend Avenida Caballeros onto the proposed development. SUNRISE PARKWAY 77. The following recommendations regarding the construction of the Sunrise Parkway are, in some cases, inconsistent with the proposed improvements identified on Tentative Tract Map 31848, specifically as indicated in Section D-D "Sunrise Parkway" on Sheet 1. The Tentative Tract Map details regarding the 33 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 18 of 27 Sunrise Parkway shall be considered as modified by the recommendations specified by these conditions of approval. The Sunrise Parkway shall be constructed as a Secondary Thoroughfare with a special street section consisting of 4 travel lanes and a raised, landscaped median. 78. The alignment shall be revised, or easements shall be reserved on the final map, such that minimum safe stopping site distance, in accordance with the California Highway Design Manual, is achieved for a 45 mile per hour design speed throughout those segments of the Sunrise Parkway with a proposed centerline radius of 300 feet and 500 feet. Measures to require minimum safe stopping distance shall be submitted to the City Engineer for review and approval prior to submittal of street improvement plans for the Sunrise Parkway, and/or the first Final Map prepared within the development. 79. Dedicate 50 feet to provide the ultimate half street right-of-way width of 50 feet along that portion extending from the easterly property line and through the right- of-way transition from Sunrise Way to the Sunrise Parkway. 80. Acquire additional right-of-way east of the east property line (on off-site property) as necessary to provide a full 1 00 feet right-of-way for the Sunrise Parkway, from the end of Sunrise Way and extending west of the east property line. 81. Dedicate 100 feet to provide the ultimate right-of-way width of 100 feet along the entire frontage, from the easterly property line to Indian Canyon Drive. 82. Construct an 8-inch curb and gutter, 32 feet each side of centerline along the entire frontage, from Indian Canyon Drive to the existing end of Sunrise Way, in accordance with City of Palm Springs Standard Drawing No. 200. 83. Construct intersection widening and curb tapers as necessary to provide separate turning lanes (east bound right-turn and west bound left-turn lanes) into the North Entrance and East Entrance, as approved by the City Engineer. 84. Construct an appropriate transition with curb tapers as necessary to transition from the northerly end of existing improvements for Sunrise Way to the Sunrise Parkway, as approved by the City Engineer. A proposal to transition from Sunrise Way to the Sunrise Parkway shall be submitted to the City Engineer for review and approval prior to submittal of street improvement plans for the Sunrise Parkway, and/or the first Final Map prepared within the development. 85. Construct a 25 feet radius curb return and spandrel at each side of the intersection of the Sunrise Parkway and the North Entrance and East Entrance in accordance with City of Palm Springs Standard Drawing No. 206. 86. Construct an 8 feet wide cross gutter at the intersection of the Sunrise Parkway and the North Entrance and East Entrance in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 34 Case 5.0982 PD 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 19 of 27 87. Construct a 12 feet wide combination sidewalk and bicycle path along the both sides of the entire frontage. The sidewalk and bicycle path shall be located adjacent to curb or meandering, as approved by the Director of Planning and Zoning, and constructed with colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Division. 88. Construct Type A curb ramps at each side of the intersection of the Sunrise Parkway and the North Entrance and East Entrance, in accordance with City of Palm Springs Standard Drawing No. 212. 89. Construct a 14-feet wide curbed and landscaped median island along the entire frontage. Provide left turn pockets at the North and East Entrances. The left turn lane pockets shall be designed in accordance with Section 405 of the current edition of the CaiTrans Highway Design Manual, as approved by the City Engineer. Submit landscaping and irrigation system improvement plans for review and approval by the City Engineer and Director of Planning & Zoning. 90. Construct a minimum pavement section of 3 inch asphalt concrete pavement over 6 inch aggregate base with a minimum subgrade of 24 inches at 95°/o relative compaction, or equal, from edge of proposed gutter to edge of proposed gutter (full width) along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 11 0. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 91. Provide adequate measures for drainage of surface storm water runoff from the Sunrise Parkway into adjacent landscaped parkways. Intercept and convey runoff through catch basins and minor storm drain systems to detention basins within the landscaped parkways in order to accommodate 1 0-year storm water runoff, or provide other measures acceptable to the City Engineer to accommodate surface runoff along the Sunrise Parkway. AVENIDA CABALLEROS (PRIVATE) 92. Dedicate a private street easement 61 and 66 feet wide as shown on Tentative Tract Map 31848, and an easement to the City of Palm Springs for service and emergency vehicles and personnel with right of ingress and egress over the private street. 93. Construct a wedge curb, meeting City Engineer approval, 30 feet on both sides of centerline along the entire frontage, with 25 feet radius curb returns and spandrels (where required) at intersecting on-site streets in accordance with City of Palm Springs Standard Drawing No. 206. 94. Construct 6 feet wide cross-gutters at all intersections (where required) in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 35 Case 5.0982 PD 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 20 of27 95. Construct a 6 feet wide meandering sidewalk along the east side of the entire frontage from the existing northerly end of Avenida Caballeros to Street "G" in accordance with City of Palm Springs Standard Drawing No. 210. 96. Construct a 12-feet wide curbed and landscaped median island at various locations as shown on Tentative Tract Map 31848. 97. Construct a minimum pavement section of 3 inch asphalt concrete pavement over 6 inch aggregate base with a minimum subgrade of 24 inches at 95°/o relative compaction, or equal, in accordance with City of Palm Springs Standard Drawing No. 110. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ON-SITE (PRIVATE) STREET "A" 98. Dedicate a private street easement 51 feet wide as shown on Tentative Tract Map 31848, and an easement to the City of Palm Springs for service and emergency vehicles and personnel with right of ingress and egress over the private street. 99. Dedicate a 1 0 feet wide public utility easement along each side of the private street. 1 00. Construct a wedge curb, meeting City Engineer approval, 25 feet on both sides of centerline along the entire frontage, with 25 feet radius curb returns and spandrels (where required) at intersecting on-site streets in accordance with City of Palm Springs Standard Drawing No. 206. 1 01. Construct 6 feet wide cross-gutters at all intersections (where required) with a flow line parallel with and 25 feet from the centerline of the intersecting street in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 1 02. Construct a 6 feet wide sidewalk along both sides of Street "A" from the Sunrise Parkway to the gated entry in accordance with City of Palm Springs Standard Drawing No. 210. 1 03. Construct a 1 0-feet wide curbed and landscaped median island at various locations as shown on Tentative Tract Map 31848. 104. Construct a minimum pavement section of 3 inch asphalt concrete pavement over 6 inch aggregate base with a minimum subgrade of 24 inches at 95o/o relative compaction, or equal, in accordance with City of Palm Springs Standard Drawing No. 110. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 36 Case 5.0982 PD 290 & 3.4075-MAJ Conditions of Approval ON-SITE (PRIVATE) STREETS "B"THRU "U" September 5, 2018 Page 21 of27 105. Dedicate a private street easement 37 feet wide, and an easement to the City of Palm Springs for service and emergency vehicles and personnel with right of ingress and egress over the private streets. 106. Dedicate a 10 feet wide public utility easement along each side of the private streets. 107. Construct a wedge curb, meeting City Engineer approval, 18 feet on both sides of centerline along the entire frontage, with 25 feet radius curb returns and spandrels (where required) at intersecting on-site streets in accordance with City of Palm Springs Standard Drawing No. 206. 108. Construct 6 feet wide cross-gutters at all intersections (where required) with a flow line parallel with and 18 feet from the centerline of the intersecting street in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 109. All on-site street "knuckles" and cul-de-sac's shall be constructed in accordance with City of Palm Springs Standard Drawing No. 101 and 104. 110. All on-site streets shall have a minimum centerline radius of 130 feet. 111. Construct a minimum pavement section of 2~-inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95°/o relative compaction, or equal, in accordance with City of Palm Springs Standard Drawing No. 110. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. SANITARY SEWER 112. Connect all sanitary facilities to the City sewer system. The on site sewer system shall be connected to the City's public sewer system through a standard lateral connection, and not at a sewer manhole. 113. If necessary to provide public sewer service to the easterly portion of the subject property, construct an extension of the existing 15-inch public sewer main within the approved alignment for the Sunrise Parkway, extending to the required point of connection. 114. Construct an 8-inch sewer main within all on-site private streets and connect to the public sewer main as required to the existing public sewer main in Avenida Caballeros, San Rafael Drive or Sunrise Way. 115. Dedicate an easement across all private streets , for sewer purposes to the City of Palm Springs 37 Case 5 .0 982 PD 290 & 3.4075-MAJ Conditi ons of Ap prova l S eptember 5, 2018 Page 22 of 27 116. Submit sewer improvement plans prepared by a Registered Civil Engineer to the Engineering Division . The plans shall be approved by the City Engineer prior to issuance of sewer construction permits . 117. All sewer mains _constructed by the developer and to become part of the City sewer system shall be televised by the developer prior to acceptance of the sewer line(s). GRADING 118. Submit a Rough Grading Plan prepared by a California registered Civil Engineer to the Engineering Division for review and approval. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Building Department for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class . The applicant and/or its grading contractor shall provide the Building Department with current and valid Certificate(s) of Completion from AQMD for staff, that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM1 0 " Dust Control issues, please contact Elio Torrealba @ AQMD at 909-396-3752 , or at etorrealba@AQMD .gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Building Department prior to approval of the Grading plan. The Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits . The first submittal of the Grading Plan shall include the following information: Copy of signed Condition s of Appro val from Planning Department ; Copy of Site Plan stamped approved and signed by the Planning Departm e nt ; Copy of current Title Report; Copy of Soils Report; and a copy of the associated Hydrology Study/Report. 119 . Drainage swales 3 feet wide and 6 inches deep shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the adjacent streets . 120. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760- 346-7 491) is required for the proposed development. A copy of the executed permit shall be provided to the City Enginee r prior to approval of the Grading Plan . 38 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 23 of 27 121. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), a cash bond of two thousand dollars ($2,000.00) per acre shall be posted with the City for dust control purposes associated with grading activities on the property. 122. A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted to the Building Department and to the Engineering Division prior to approval of the Grading Plan. 123. Contact the Building Department to get information regarding the preparation of the PM-10 (dust control) plan. 124. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved .. Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRAINAGE 125. Accept all stormwater runoff passing through and falling onto the site and conduct all stormwater runoff to approved drainage structures as described in the Preliminary Hydrology Report for the "Palm Springs Village Tract Map No. 31848 .. , prepared by Mainiero, Smith and Associates, originally dated October 16, 2003. The Hydrology Report shall be finalized to include catch basin sizing, storm drainpipe sizing, and retention/detention basin sizing calculations and other specifications for construction of required on-site storm drainage improvements. 126. Submit storm drain improvement plans for all on-site storm drainage system facilities for review and approval by the City Engineer. 127. The project is subject to flood control and drainage implementation fees and/or construction of drainage facilities in accordance with the approved Master Drainage Plan for the Palm Springs Area. The acreage drainage fee at the present time is $6,511 per acre per Resolution No. 15189 and shall be paid prior to issuance of building permits. The developer may receive credit toward drainage acreage fees otherwise due with regard to the estimated cost of the construction of Storm Drain Line 3 Laterals 3B, 3C and 3D. Coordination with Riverside County Flood Control District (RCFC) shall be required to determine credit for deletion of previously Master Planned storm drain facilities, and to determine that the proposed on-site storm drainage system provides an 39 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 24 of 27 acceptable alternative to the construction of the Master Planned storm drain facilities. If required as a condition of credit for storm drainage implementation fees, a cooperative agreement between the developer, the City of Palm Springs, and RCFC shall be established to identify the specific credit for storm drainage implementation fees related to the deletion of Laterals 38, 3C and 3E from the Master Drainage Plan. Collection of storm drainage implementation fees shall continue to be required, however, for future construction of Master Planned storm drain facilities adjacent to the project, including Storm Drain Line 3, Lateral 3A and Lateral 3E. 128. Construct required drainage improvements, including but not limited to catch basins, storm drain lines, and outlet structures, for drainage of on-site streets into retention basins, as described in a final Hydrology Report for Tentative Tract Map 31848 as approved by the City Engineer. 129. All on-site storm drain systems shall be privately maintained by a Homeowners Association and or Golf Course owner. Provisions for maintenance of the on-site storm drain systems shall be included in Codes, Covenants and Restrictions (CC&R's) for this project, and shall be provided to the City Engineer for review and approval prior to approval of the final map. GENERAL 130. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. 131. All proposed utility lines shall be installed underground. 132. All existing utilities shall be shown on the improvement plans. The existing and proposed service laterals shall be shown from the main line to the property line. 133. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as- built" information and returned to the Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 134. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing overhead electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, adjacent to and/or transacting the property, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission and service requirements published by the utilities. 135. Nothing shall be constructed or planted in the corner cut-off area of any driveway 40 Case 5.0982 PD 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 25 of27 or intersection which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00.D. 136. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP 137. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the first review of the Final Map. The Final Map shall be approved by the City Council prior to issuance of building permits. In the event the Tentative Tract Map is phased into multiple Final Maps, the developer shall submit appropriate security for construction of all required off-site public street improvements with the first Final Map submitted for approval. 138. Abandonment of record easements across the property shall be performed in conjunction with or prior to approval of a final map. The easements, identified as an easement to Southern California Edison recorded December 14, 1948, in Book 1 035, Page 417; and an easement to Southern California Edison recorded as Document No. 72-160821, shall be extinguished, quit claimed, relocated or abandoned to facilitate development of the subject property. Without evidence of the abandonment of these easements, proposed individual lots encumbered by these existing record easements are rendered unbuildable, until such time as these easements are removed of record and are not an encumbrance to the affected lots. TRAFFIC 139. The original traffic impact study titled "Palm Springs Village Planned Development District Traffic Impact Study", prepared by Endo Engineering dated September 2003 (as amended) shall be revised to address the additional access point into the development (the West Entrance) on Indian Canyon Drive. Modifications, additions and deletions to the traffic impact measures outlined in the original study (as previously amended) shall be required, as reviewed and approved by the City Engineer. The revised traffic impact study shall be submitted to the City Engineer for review and approval prior to submittal of improvement plans and/or final map associated with the development. 140. Submit traffic striping and signage plans prepared by a California registered Civil Engineer to the Engineering Division for review and approval. All required traffic striping and signage improvements shall be completed in conjunction with 41 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval required street improvements. September 5, 2018 Page 26 of 27 141. Install street name signs at each intersection in accordance with City of Palm Springs Standard Drawing No. 620-625. 142. Furnish and install a 9500-lumen high-pressure sodium vapor safety street light with glare shield on a marbelite pole on the southwest corner of the Sunrise Parkway and the East Entrance. The developer shall coordinate with Southern California Edison for required permits and work orders necessary to provide electrical service to the street light. 143. A 30 inch STOP sign and standard STOP BAR and STOP LEGEND shall be installed in accordance with City of Palm Springs Standard Drawing No. 620-625 at on-site street intersections as required by the City Engineer. 144. The following mitigation measures, as determined by the report titled "Palm Springs Village Planned Development District Traffic Impact Study", prepared by Endo Engineering dated September 2003 (as amended) shall be addressed as follows: A. Design and install a traffic signal at the Indian Canyon Drive and Sunrise Parkway intersection. Installation of the traffic signal shall be required in conjunction with the complete extension of the Sunrise Parkway from Sunrise Way to Indian Canyon Drive; or, shall be required in conjunction with construction of the Sunrise Parkway from Indian Canyon Drive to the North Entrance and issuance of the 1 oath certificate of occupancy within the development. The developer may request preparation of a Reimbursement Agreement, which may allow for reimbursement of up to 82.9°/o of the total cost to design and install the traffic signal. If requesting a Reimbursement Agreement, the developer shall submit a $2,000 deposit for preparation of the Reimbursement Agreement by the City Attorney, and shall be subject to actual costs required for its preparation. B. Install traffic striping improvements at the Avenida Caballeros and San Rafael Drive intersection to provide a south bound left-turn lane, south bound through/right-turn lane, additional west bound through lane, north bound left-tum lane, and north bound through/right-turn lane. Traffic striping shall be installed in conjunction with the extension of Avenida Caballeros through the proposed development. C. Provide a northbound left-turn lane and northbound right-turn lane at the North Entrance and Sunrise Parkway; including a north bound stop control. D. Provide an eastbound left-turn lane and eastbound right-turn lane at the East Entrance and Sunrise Parkway; including an east bound stop control. E. Payment in an amount equal to 44. 7°/o of the cost to design and install a 42 Case 5.0982 PO 290 & 3.4075-MAJ Conditions of Approval September 5, 2018 Page 27 of 27 traffic signal at the intersection of San Rafael Drive and Sunrise Way shall be made to the City. Payment shall be reimbursed to others responsible for the design and installation of the traffic signal, in accordance with the terms of a Reimbursement Agreement between the City and the responsible parties. Payment shall be made within 30 days notice to the developer. F. Payment in an amount equal to 15.5o/o of the estimated cost to construct an additional southbound left-turn lane at the Sunrise Way and Vista Chino intersection shall be made to the City. An engineer's estimate for the construction of the required improvement shall be submitted to the City Engineer for review and approval prior to approval of a Final Map. Payment shall be made prior to issuance of a certificate of occupancy. G. Payment in ·an amount equal to 11.0o/o of the cost to construct an additional northbound right-turn lane and southbound left-tum lane at the Farrell Drive and Vista Chino intersection shall be made to the City. An engineer's estimate for the construction of the required improvement shall be submitted to the City Engineer for review and approval prior to approval of a Final Map. Payment shall be made prior to issuance of a certificate of occupancy. 145. A minimum of 48 inches of sidewalk clearance shall be provided around all street furniture, fire hydrants and other aboveground facilities for ADA accessibility. 146. All damaged, destroyed, or modified pavement legends and striping associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a certificate of occupancy. 14 7. Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 148. This property is subject to the Transportation Uniform Mitigation Fee, which shall be paid prior to issuance of building permits. END OF CONDITIONS 43 EXCERPTS OF MINUTES At the Planning Commission meeting of the City of Palm Springs, held July 25, 2018, the Planning Commission took the following action: 2A. FREEHOLD COMMUNITIES, LLC, REQUEST FOR A PRELIMINARY PLANNED DEVELOPMENT DISTRICT AND MAJOR ARCHITECTURAL APPROVALS FOR THE DEVELOPMENT OF A 153-UNIT CONDOMINIUM COMPLEX ON A 16.1 ACRE UNDEVELOPED PARCEL IN PLANNING AREA 5 OF PHASE 1 WITHIN THE MIRALON PROJ~CT LOCATED AT 801 SUNRISE PARKWAY, ZONE POD 290 (CASE NQ$'. 5.0982-PD 290 & 3.4075- MAJ). (ER) Principal Planner Robertson presented the proposed 153-unit cpndominium complex as outlined in the staff report. · Planning Director Fagg recapped the recommended changes of the Architectural Advisory Committee and the revisions made by the applicant. Chair Weremiuk opened the public hearing: BRAD SCHUKHART, Freehold Communities, addressed the recess windows, street articulation, and relocation of two units and provided details on the shade structures. Mr. Schukhart was available for questions from the Commis~iqn. · . . . . . : JACK HAYDEN, C2 Coll~borative Landscape Architecture, landscape architect, addressed questions from the Commission relating to the landscape design. COLIN LIU, Robert Hidey Arqhitects,. project-architect, addressed questions from the Commission rel.a.ting to : b,YiJc:lin~f colors, materials on the exterior buildings, secondary windows, rpofsysterps., elevations and simulated views from different angles. There b~jlig no further speakers the public hearing was closed. ',:. ' ' . . . ' . - Commissiori~r Hirschbein said.he likes the project and it has improved. He thinks a common area pool be·c~u.~e of the long walking distance to the main clubhouse. He suggested the area where the two units w~re/removed and would like to see traffic calming on the crosswalk because motorists\~t~lt.Pick,IJp speed in an unsafe manner. Commissioner Donenfeld thinks it's a good development and the details are impressive. He said it's refreshing to see that the garage doors are not a main part of the facade of the house. Mr. Donenfeld thinks the roof lines should be flat roof lines and a public pool would be an excellent addition because there is sufficient massing in this neighborhood. Vice Chair Calerdine said he is uncertain about a public pool because it would change the economics of the project. Brad Schukhart responded that although he understands it would be a 10 minute walk to the clubhouse they strongly oppose the idea of a public pool because of the following reasons: 44 Planning Commission Excerpts of Minutes Case 5.0982 PD 290 I 3.4075 MAJ July 25, 2018 1. Additional cost of not only putting in a pool but also putting in restrooms and pool equipment that could create a nuisance to adjacent homeowners. 2. They believe one the strongest elements of the project is the amenity center as the central gathering place for the community. These units are much proximate to amenity center than the other units and an opportunity for small plunge pools will be provided. Commissioner Hudson thinks the design team is an example of a very good one that listens and makes changes. He does not have a problem with the 2nd flo,or increasing in size for the roof decks because the belvederes enhance the architecture. Mr. Hudson agrees with the comments from the AAC relative to the central paseo in providing more off-set and the result is a more successful north/south paseo. He said the major change he is happy to see is the south gathering space is now truly a wonderful space. He thinks gradual humps where the intersections occur could be slightly mounded to achieve traffic calming. He agrees with the slightly sloping roof with a level fascia panel and building colors will be reviewed in the future. Commissioner Moruzzi said that although he was not on the Commission when this project was first presented he is very impressed and agrees with most of the comments. Chair Weremiuk said she initially spoke in favor of a public pool she prefers keeping the community center as the main gathering place. She agrees with the roof lines and slight street humps to slow cars down. Ms. Weremiuk thinks allowing the roof decking would be an enhancement to the project. Weremiuk, seconded by Calerdine to approve with changes. 1. Provide private a~cess gates at the side yards of individual units that back the Miralon open space areas. 2. Provide additional shade trees at the Desert Common Park. 3. Add plantings that attract butterflies, birds and bees to the landscape palette. 4. There shall be no decomposed granite in the open space areas; use only 3/Bth rocks. 5. Revise proposed 1 °k slope roofline for Elevations 4A, 4XA and 5A to create the app~e~rance of a complete level roof plane. 6. The design to conformto the Miralon design guidelines. 7. Provide ~raffic calming' devices subject to the approval of the Fire Marshall. AYES: ABSENT: Terri Hintz Donenfeld, Hirschbein, Hudson, Moruzzi, Calerdine, Weremiuk Woods Planning Administrative Coordinator 45 / I ; \ { OWNERSHIP INFORMATION The ownership information for the Freehold Communities, LLC has been submitted to the City Attorney's office. They are available for public review upon request only. 46 CITY OF PALM SPRINGS PUBLIC NOTIFICATION Date: September 5 , 2018 Subject: Miralon Development, Case 5.0982 POD 290 AFFIDAVIT OF PUBLICATION I, Cynthia A. Berardi , CMC , Chief Deputy City Clerk, of the City of Palm Springs, California , do hereby certify that a copy of the attached Notice of Public Hearing was published in the Desert Sun on August 25 , 2018 . I declare under penalty of perjury that the foregoing is true and correct. Chief Deputy City Clerk AFFIDAVIT OF POSTING I, Cynthia A. Berardi, CMC , Interim Chief Deputy City Clerk , of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing was posted at City Hall , 3200 E . Tahquitz Canyon Drive, on the exterior legal notice posting board , and in the Office of the City Clerk on August 23 , 2018 . I declare under penalty of perjury that the for ego ing is true and correct. Cynt~@ Chief Deputy City Clerk AFFIDAVIT OF MAILING I, Cynthia A. Berardi , CMC , Chief Deputy City Clerk, of the City of Palm Springs , California , do hereby certify that a copy of th e attached Notice of Public Hearing was mailed to each and every person on the attached list on August 23, 2018 , in a sealed envelope , w ith postage prepaid , and depositing same in the U.S. Mail at Palm Springs, California. (51 0 notices) I declare under penalty of perjury that the foregoing is true and correct. Cynthia A. B"'"erardi, CMC Chief Deputy City Clerk 47 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE 5.0982-PRELIMINARY PLANNED DEVELOPMENT DISTRICT 290; PLANNING AREA 5 LOCATED AT 801 SUNRISE PARKWAY NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs , California , will hold a Publ ic Hearing at its meeting of September 5 , 2018. The City Counc il meeting begins at 6:00 p.m., in the Council Chamber at City Hall , 3200 East Tahquitz Canyon Way , Palm Springs , California . The purpose of this hearing is to consider a request by Freehold Communities , LLC , for a preliminary planned development district and major architectural approval for the development of a 153 -unit condominium complex on a 16 .1-acre undeveloped parcel i n Planning Area 5 of Phase 1 wit hin the Miralon De velopm ent. The project site is located at 801 Sunrise Parkway . ENVIRONMENTAL DETERMINATION: A Mitigated Negative Declaration (MN D), was previously adopted by City Council on May 5 , 2004 . An Addendum to the MND was also prepared and found that the project will not result i n any new significant environmental im pa cts or substantially inc rease the severity of previously identified significant impacts as compared to the previously approved project. Furthermore , the Addendum concludes that none of the cond it ions described in Section 15162 of the CEQA Guidelines calling for preparatio n of a subsequent MND or En v ironmental Impact Report (EIR) ha v e occurred and therefore the Addendum to the MND is appropriate to satisfy CEQA requirements for the Amended Project. Members of the public may view this document at the Planning Services Department at City Hall , between the hours of 8:00 a.m. and 6:00p .m ., Monday through Thursday . REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are available for public review at City Hall between the hours of 8:00 a.m . and 6 :00 p.m., Monday through Thursday. Please contact the Office of the City C lerk at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Pub lic Hearing and /or in writing before the hearing . Written comments may be made to the City Counci l by email at cityclerk@p almspringsca .go v, or letter (for mail or hand deliv ery) to : Anthony Mejia , MMC , City Clerk 3200 E. Tahquitz Canyon Way Palm Springs , CA 92262 Any challenge of the proposed project in court may be limited to raising only those issues raised at the Public Hearing described in this notice , or in written correspondence delivered to the C ity Clerk at , or prior to , the Public Hearing . (Governme nt Code Section 65009[b][2]). An opportunity will be given at said hearing for all interested persons to be heard . Questions regard ing this case may be directed to Ed wa rd 0 . Robertson , Principal Planner , at (7 60) 323-8245 . Si necesita ayuda con esta carta, porfa vor llame a Ia Ciudad de Pa l m Springs y puede hablar con Felipe Primera telefono (76 0) 323-8253 x 8742 . 48 Department of Planning Services Vicinity Map N W+E s . 'h _ I LL ~ 2 <r: c RAMVIf.;v RD ~ r-rin~ IIIII~IIIE 1 ~~ Legend I c::J 500' Radius ~Site ~ CITY OF PALM SPRINGS Case No. 5.0982 -PO 290; Planning Area 5 801 Sunrise Parkway ..- \_ 49 .LN:IVUt!VdJO S301Al:I3S ~NINNVld SIOZ o ~ ~nv 03J\1303ti ... N91530 3d\f)SON\il AliW\"1::1 -IllnlAJ \/) 'S9NI~dS LNl\id NOlV~IW 50 I R.fl HOI I> Co\t\tt '-'1111~ P A -5 -- •• •• . ·~ ... . -... • ..... , •• :• ......... ~t. ·"···-···~ ..... . ••• • •• •• • .. . ...... •• • •• 4D •• • •.• ' .... ~ .. L A N DSCA P E MASTERPLA N •• ••• •• •• •• ~~ "Y- :: ~r-~ • ··l:--.. ~· ........... . . .. ._ ............. ·---... .-......... ··-• LEGEND 0 PUBliC VISITOR GATED ENTRY (STAFFED GUARDHOUSE ) 0 PRIVATE RESIDENT GATED ENTRY (KEY FOB ) 0 OLIVE GROVES () CLUBHOUSE AND POOL CLUB 0 CITRUS TREE POCKETS 0 DETENTION BASIN f) EXIST IN G lAKES 0 DESERT THEMED LANDSCAPE €) DOG SEPARATED AGILITY PARK $SOC IAL SPACE CD COMMUNITY GARDEN (!) GREEN SPACE WITH OPEN TURF AND/OR INFORMAl DOG PARK Q) FITNESS STATION (t 3) 4D ATIACHED MULTI·FAMILY ~DETACHED MULTI ·FAMILY ~ SINGLE FAMILY RES IDENTIAL If) lANDSCAPE MAINTENANCE AND WEll SITE ~ D.W.A. SITE ~ CLUBHOUSE PARK ING 1lJ EXISTING PU MP HOUSE Ei1 Ul\ MULTIFAMILY, MIRALON R H A C2 1Collaborative PALM SPRINGS, CA L ANDSCA P E ARCH I T ECTURE 51 ltln.L.::»2J.I H !)W ¥ Jd V ::».O N ¥1 o/\!lBJOqBII08 c8 V H S!NIOd SSDJV l iVU • SlNIOd SSJ))V 31\0~!> 31\110 • /() NlO~V!) .UtNnWWO) (). Ill IHQijV!) WIJOS JlYM lOIM .~ OlSOdO•d KUMOlSVd 1VN.UNI - ~lYMJOIS 301M ,t OlSOdOid ntMlOIS 301M .8 OlSOdO•d -- HlVd UV) 101M ,8 !>N11SIX1 -- J1VM101S ijllJI'IIUd -- IOM'f)UJ) AlUNl Oll'f!> lHlOISl¥ UVI\IU T (JSROHOMVR!) OHNlSIAMlNl OUV!) MOllS II\ )ll8nd 0 4VW .UINlWV I SltV•l • O't'1H 11Ylll * ON3!)31 11¥!11 V:> 5!1 Ni ti<.JS 1'4 lVd NOl'v'~lv.J 'Al lv.J V.::J I.llnv.J Alll\l l:J3NNO:J ONV 511'11tll S-Vd \ llll,.ll\1\ll_) <I lllfl I f"}f I 52 I"' ~Hill" PA-5 ( ll\1\11 'II II' WALKASILITY EXHIB I T WALKING DISTANCE L E GEND • • • • 6 MINUlE WALKING DIS IANC'"(O.lO MIU) • • • 8 MINUTE WALK IN G DISTAIICE (0.35 MI LE) • • • • 10 MINUif WALKING DISTANCE (0.45 MILE ) • AVERAGE 8 MINUTE WAlKING DISTANCE SHOWN IN WALKABILITV EXHIBIT WIIH · IN PA·S MUlll· FAMILV 'VIAlKING OlSIAIICE CALCULAIION USES EASY PAC£. 2.0 MIIIUTES PER MIL£. MEASUREMENT P[R GEDDIS TAIIUIGOOGLE MAP ® MULTIFAMIL Y. MIRALON R H A C2 Collaborat ive PAL M SPRI N GS . C A LA H OSCAPE ARC::Htl ICTUftE 53 DESIG N I M AG ER Y []] I 1{.1 I IIIli ll l ()\1\11 \;I I II~ PA-5 MULTIF A MILY, MIRALON R H A C2 Collaborative l -'H OSC AP E.. AA CH ,ltCTIJ"I. PAL M ~P RI N C.S C A 54 I ,,, I HOI ll ( ·n~t\ll.~llll s LEG E ND 0 Ma10 Gate.-.. ay Structure • Fo1mal Rectilineal Spaces f) (21 Passive Soc1a1 Space· Seatwall w1lh Shade Trees and • California Fan Palms w1th Bougaonvillea under Formal Planung 0 Desert Commons· Achv< Social Space With Shade Structure and lounge s~ating 0 Paseo· Palm, Turf and Bougainolllea landscape 0 Informal Stree l londscape 0 (2) Ne1ghborhood ldentilication S1gn Wall f) Adjacent Desen Pfanung () Adjacent Olive Grove 0 Cart Pathllra1l ~ Trail Access/Garden Entry 0. 'Oom' Plaza ~ Trash Enclosure • Twf wl!hin the Paseo • Shode Tree Groves • S~yline T1ees m Center Green Spaces • Nawral Mate11als Detailed in New Ways • Modern Lightweight Metal Shade Structures -1 I I •· I I _':,. ;:;.• 1,.,,,,..1 •-1,~'~~·1::·~~~ ~ ••• " ~ I• .I _ .. ,. 'II ... "'I ..... 'I I l l I .. ·~ -.-1--.-. --1-j_-·· * • ~··· f .. 1 • 4 I.W I !• _l U I· '[ ·I;~~: ·· ·-· _. _L_ .. I I •:t== •lc ._,t::::!''f::"'C:-- ---~-• I· ...... ~ .. ¥., ... ;;;~~~~ .... ~ . .. ~;-...-. .....,........ ,... __ ...,,_._..,. __ , -........... ··~·· .,_ ... ···1---·'· ......... ...,. "-··"-'' L---'--.C......:..---------L-~ :::.-KEVMAP ~-.-~ ... MUL T I -F AM I LY OVERALL S ITE PLAN ® PA -5 MULTIFAMILY , MIRALON R H A C2 1Collaborative PAL M SPRINGS CA ..... i: LANDSCAPE AACI11TECTUAE 55 ~ " ~ ?ALt'AOtitM-ILVD LEGEND 0 12: N;,:ghtto•N'•·d ldtnlll•cauon )tgn Wall f) Perte1111an Sidewall., 8' w1de 0 Pa;eo Gateway l nuy ~t ,ucw re 0 Formal Gild CHert PlanMQ 0 Aa,actnt C~s~rt la"d~cdp~ 0 f.,!:m~ Ci•t rath 0 P ~ Trtt Row ~;.:h SO~Ja:nilll@a PLlnt'llg Undu 0 Entl} Pat; o'iif t ' 1\ICt 0 .•. )lldart ~;le,\·afl, ·l' \';1tlt «!) lnt~lnal Pas~o Po11h'·•~1 ~-wodt G) Enhancfd Publtt Op~n ~pac~ 'f) Plung• Pool 'i) Pool Equ•pm•nt ¢l Side YMd A.(!f'l\ Galt• FRONT STREETSCAPE ENLAR GEMENT --® I 1\.1 I H<ll ll ( (J\1\11 '-.;1111 \ PA-5 MULTIFAMILY , MIRALON R H A PAL M SPR INGS CA C2 Collaborative L ANO$CAP£ ARCK IT£C1UfllE 56 ELEVATION 'A ' SCA l f .,,.. 1' o· LEGEND 0 Paseo Gateway Enl'y )had~ ~truc t urp • ~~e 'mage tor custom ronl metal f) EnnancPd LO"'' Emrv Wall Stacled Bond 44'ht 0 Palm n~~ Rnw Wllh BougJIOVllle<l Plant ing Undt 0 Accenuor"n Spar~ Shad•· lrp~l 0 Re11dent 1al Patio 0 Resrdent,ai Entry f) Tur l Art• 0 IntErnal P<11eo Patn·,,a, 5' wid• 0 t'•seH Pion! r.g ~ ~f\ioer.:ial autldor.g Pf' -'<rch>l'-<1 (D ~~i~.r.tial Pmar;y'lla 4!) '' r.g;> Pool {D "ci:·l E Q:::pme~· ENLARGEMENT PLAN 'A' SCALf t •.a 10· 0'" ---IN T ERN A L PASEO E N LA R GE M E N T PA-5 MUL T I F AMILY, MIRA L ON !1~1 I 1101 ll ( ·o\t\ll '<I III~ PA~M SPR IN CS CA R H A C2 1Collaborat ive LANOICAPe AA C H t l EC lUA£ 57 ENLARGEMENT PLAN '8 ' Hut: t ·-10 o· I IZI I II I) I I) Co\1\lt '1111' ~ OASIS PLAZA E N LA R GE M ENT PA-5 MULTIFAMILY, MIRALON PALM SPRI NGS , CA LEGEND 0 Pa lm Tree Row mrh Bouyo~lnvlllea Plan uog Unaer f) Act~ntiO I ''" Spd(e Shade Tree~ 0 •,11.;c Bench· ~ta:l!d Bond 30" h· 0 •esod~~~ al fr.trr 0 Jti~•tJ 0 0 () IN !lilt ra1n Poltrw•f 5' '"id~ 8' 1\'r:fe A(C~S to i<tt•H Str!'e: ~nha11<~d Pav•n1 0 l Ill P~.l s~ .• 1~ Strutrure (@ 6) ~ Q) ~P\trhmtoa• Potlo Wall Date Palms ·,-.th Sculptuoal uw Under Shade Struuu.- Rtsldfntoal SU!Id1nQ per A.rchoten Plunge Pool ~ Por•l fqu'f•lllfl\1 n t,.! ~~ ? ®. R H A C2 Collaborative l.AHO SC APt: ARCH IJ [ClU,.I! 58 LEGEND 0 Accent rrtt f) •.otst'i•~ Stdtmfi • ~ v..odt 0 BUIII-m S;;~ch ,.,,,h snac•t'l'l;ot 0 G' iO Ace~~~ Pl~ntmg 0 ~~~~e !.,If ArE~ (50' • 'JJ') 'hotn Sh3de h i'i () ra;m lrt< Row l."•th &ou~aln;oll~il Pl~nt·~g Und•o f) Internal Pa>to Pathl'lo, ~· hidP 0 Informal OtWI Plant,rg 0 Sencll Seaun9 a!) Open Space Shade hm 4D Plunge Pool ~ Poo l Equipi"EOI I H.l I If( ll ll Co\1\lt '"'~\ PA-5 ~ 0 DESERT COMMONS ~--® I' MULTIFAMILY, MIRALON R H A C2 1Collaborative PAL M SPR IN CS . CA L-1\H OICA P E AACKtfECTUAE 59 To Pasea SECTION 'C' SCAlf 11r.al ' o• LEGEND 0 Pts:ct.:r.:Jat P1r;·aq Wa" 0 IMOr'Tia! Par O:'MY laodsur~ 0 Hdelt'ian \rdH;all () "";•de~ual Euii1;o.l r•r ArcMrtt 0 (,crd Acc<r: Plan:r~Q 0 uesert Ccmmnrs Sh'I,Jf Smr<"" Q Open Space ShJdP TrPP 0 Accent Ire< 0 Buill '" Ben<h w•lh Arbol I ,,~I fl()J ll ( 0\1\ll "II II\ i 0 15' Built in Bench with Arbor Residential Area HY~!Ar DESERT CO MM ON STREET SECTIO N PA-5 MULTIFAMILY, MIRALON R H A C2 Collaborative <'A l M SPRI N GS C A &,..-,H OICAP t AR C HIT EC TURE 60 I 1\_1 I IIIli II Co\1\ll '-;1111' 0 SOUTH INTERNAL PASEO/GAROEN EN T RY PA-5 MULTIFAMILY , MIRALON PA L M SPRI N GS C A lEGEND 0 l1~d (OMN1100 IO [Uiing C••t P•th;lrail f) ~~ ~ :.ccer.t Plan:ing 0 ~ewdenua l P~:;g 0 <udA•t~ Q ~'tiJI Gathe11ngl'laz• ,,.;,,~ Sh.1t Su~tta•e 0 .\leer.; ~hade !ren f) ln1emal PJ,~o P~thw•; • S' I'I!Je 0 Pa~o &encll 0 Palm T1et ~o" "':h Sougatnvillra Plan11nglJncEr ~ Plung~ Poo CD Pool r quiomert l ® I_H R H A C2 1Collaborative ~AHOICA~E AACHITEC1UAE 61 II,HIHlll> ( .(}\1\ll '\II II ... ~Ait~ ElEVATION '8 ' \CAU IIC I I Plan 4x ~w,.,, ELEVATION 'C' $AU I•C "'I 1• """' "" B'.O' IOotl..tNN ~ .. ,~ P.iwQ't$1_.:, ll'O" A.l"Yfi.J{f~H r-..-J,. ........ [~ .... ~~~~ .. ~~~la __ ... PASEO ELEVATION P A -5 MULTIF A MIL Y . MIRALON PAlM SPRINC<;, CA LEGEND 0 AccentiOpen Space rre~ f) Oe~ert Planr,nq C) Palm Tree Ro·.., with Un~~r<tory PlanMg (Bougarnvollea) 0 Resrdenllal 8ulldrng per Archrtect 0 ActNe Turf A1ea 0 Re~1denual Pnvacy Wall f) Srdeyard Gate Q Resident •al Pat•o Wall Cl) PatooGlitP 0 R H A C2 1 Co ll a b orat ive LAHOICAPC AACH t T C C.TUA £ 62 SECTION 'A' stAU I .a•n1 t LEGEND 0 Rts•c<n;:4J Puvac. W~ll 6 lnto•mal PotMNa! Landlca~t 0 F~J~Illlln Si~~"JII 0 RtS•denrtal Bu•ldtng pe• A·ch.teu 0 Poe•~! Planle.r ~•lh Palm lrH I ,,~ I II ( ll I) ( .()\1\ll '\;1111' SECTION '8 ' $AU 1 t;···· ~~ TYPICAL LO O P ROAD STREET SE C T IO N PA-5 MULTIFAMILY, MIRALON R H A C2 Collaborative PAlM !.PIHNQS CA LANDSC AP£ AR CKITECTU~E 63 ~ TYP I CA L PUBLIC OPEN SPACE I TRAI L A C CESS I 1\.1 ~ II () I ll PA-5 MULTIFAMILY , MIRALON ( .1)\J\1!"'-:1111' PAL M S P RI N GS. C A LE GEND 0 Trail Connemon to EXI sting Ca rt Path/Trail f) Adjacent Desert Plantrng 0 Open Space Shade Tree 0 Pedestrran Srdewalk· A' wrde 0 Enhanced Public Open Space 0 Plunge Pool f) Pool Equrpment 0 S1de Yard Access Gate ® ~ R H A C2 1Collaborative .. LA N DSC A PE A RCH ITECT URE 64 o($ • II I 1(.1 I Hill ll Co\t\tl -..:1111 ~ Shrut. S GJ~lon 13 IS v.r~,'Column. 15 Gallon p II l.iround<o,l'l, 1 Gdllo11 IT 1 liS 13 15 I.; 5 I s ~ 11 II 12 112 llS 11 8 I 10 I 18 I 10 I 12 MOTOR COURT TYPICA L ENLARGEMENT A PA-5 MULT I FAMILY, MIRALON R H A C2 1Collaborative PA L M SPRINGS . CA L4HO$C4PI ARCHitECTURE 65 LEGEND --=---- "'" oOo • . -- I 1,1 I HOI f) Co\1\lt :--.11111' Ttr~. 2~· So• S~tu~. 5 Gollon V111e/Colurnn, IS Ga ll on Gtour.dcover. I Gallon Plan.!___ Plan IX 2 I 3 s 2 I 12 15 Plan 2 Plan 2X Plan 3 Plan 3X Plan 4 Plan ~X Plan 5 2 ll 2 2 2 ] I KEVMAP --~-. -- 3 5 3 5 5 s 3 1-- 2 I 2 2 2 2 2 -1-12 IS 18 20 18 20 12 ----@ !iJ3 MOTORCOURT TYPICAL EN L ARGEMEN T B PA -5 MU LTI FAM IL Y , MIRA L ON R H A C2 1Collaborative PALM S P RINGS CA lANDSCAP E A.ACHi lE C T VAE 66 ElEVATION '8 ' S(AU t l"tf o· lll..l I 1101 ll C(l\t\11'\:1111, 1 20'.()" SECTION 1cau t·r·• ... FRO N T STREETSCAPE DESIGN DETAILS PA-5 MULTIFAMILY, MIRALON PA~M SPRINGS CA LEG EN D 0 '.lonumeut W•u· S!~t;td Sorlil J2" ht 8 '.IPt•J [~trt Srgnag'!-Double l•ded t) A< t~ol'CPI'I> Spa<f l·et 0 Grid ACltnt ?Lintif19 R H A C2 Collaborative LA H D,JCAPt A"C H tTECTU R E 67 LEGEND 0 ~,,,., w.rt. Slt~tllllt 'hit~ Dtcorat,•t ~0<1! Panel f) St.oL~ed BorullOo\ MJIO~rr \'• 0 AdJ<Jtfnt flnosh Sut!a:t e ._, ~M r;, tut• PlAN VIE W PA SEO GATEWAY HHRV STRUCTURE \C~Ll 1.1 .. , Cl I I<. I I II ()I I) Cu\1\ll '-Ill I' ( CO NCEPTU Al I MAG E A DECORATIVE METAl PANEl PATTERN 0 0 SJ.S_T I ON '8' ENTRY SHADE ST R UCTU IH DES I G N DETAILS PA-S MULTIFAMILY , MIRALON R H A C2 Collaborative PA, ~ SP"t N GS CA LAHOICAP>t AftC:HitlCTU"I! 68 ~!.~!!.Y.!!. w l""1 5>1 e ElEVATIOr~ 'A' f"RI I 1101 I> Co\1\ll'" 1111' I~ II _p & - 2l!':l!" .l ( r·r o-~1 l LEGE ND 0 \ttel )t.H< )tfUClatt ViilM D!<Otal•tf Roof Pan~! f) "d;actr.t finosl\ Suthce 0 1ht ft <(UIM ~ r r I_ - SECTION 'B ' OASIS PLAZA DES I G N DETAILS PA-5 MULT I FAM I LY, MIRALON P A l M S P RI N GS C A r.tYMAP >n·.n· ~·.o · r J - .J .l - (IB R H A C2 Collaborative LAHOICAPC AACHITtCTUAE. 69 LEGEND 0 Burnt>hed Bloc< Wall · ... th ButiHn Concrete Bench f) 1\djacent fon tsh Surface 0 Accent Tree In Decorative Grave l 0 Plan ter Area PASEO BENCH HAll 1 I ' 1 I I"' I IIIli I> C(l\1\lt '-1111, ELEVATION 'A ' t=E o Y.FYMAP SECTION 'B ' PASEO DESIGN DETAILS G PA -5 MULT I F A MIL Y. MIRALON R H A C2 Collab o rat ive PALM SPR IN G!> CA LAHDICAPI AftCHi fi!CTURl 70 L EG EN D 0 Steel ShaOP Suucture "'''h Dtcoratr • ., Rooll'arel f) Poured tn Place Concrtt~ Btnth e Adtatent Fint~h SUI Idee 0 light Ft>(UIP~ DESERT COMMONS SHADE STRUCTURE SC Al ( 1,)~•1' o• -- ,,,, lll<llll t ()\1\ll :\Ill!' ~ I B-~ .. 1' DECORATIVE METAL PANEL PATTERN "" ,_,_ ~ ._ 04) ~ I i . I ~ I ~~ " !• I ELEVATION 'A' ;&~ IC (IC- ! ~~r :: 0 .. ·-~· I ROOF FRAME ~ ,_ ~I "' •• 0 ELEVATION '8 ' '! DESERT COMMONS SHADE DESIGN DETAILS PA-5 MULTIFAMILY, MIRALON PAL M !>PRINGS , CA R H A C2 Collaborative LANDSCAPE AllCHfTfCTURI 71 LEGEND 0 Steel Shade Structure f) Decoratrve Roof Panel e Adfacent Fimsh Suriace O Lrght Fixtures SECTION 'B ' DECORATIVE METAL PANEl PATTERN PLAN VIEW ELEVATION 'A' OPEN SPACE SHADE STRUCTURE HAlt 1/)•c l o· OPEN SPACE SHADE DESIGN DETA ILS f't\.1-1-HOI I> PA-5 MULTIFAMILY, MIRALON ( .(}\1\1! "''" s PALM S P RI NGS , CA KEYMAP ~ R H A C2 1Collaborative , ~' u .. l LANDSCAPE ARCHITECTURE 72 HARDSCAPE CR IT ER I A 0 Sidewalk. Paseo, Driveways · • flauual gra1 co• :If!< '"'' b<"IOfllf.ni~h aod !oolfo•ntl is the mintmum standa•d • lop Cas: co!Kret~ ... th ~w cut jo•r.a 01 ra·ms .a't' •t<ommfl\d!'il !01 dr·<e"al ennancemeon • Pa•et~. f>!)OSPj oll}glfqltP. \tf<l~d aggwg~te 01 Top (all illt fn(Oula~ed In cou•tVil1ds, ptdt>SlrtJn '"trv ... -ay~ and arus cf fr~urnt ~" -.,l:tre .Kcents are dw:ed f) Decorat ive Gravel • G•avel oil p1ar11mg ar ea~ • m•nrntum of 3" '"depth • Gravel to be Mota'e Gold (JI6' +)or .,qurvalent e Entry Alleys and Street· • ""''" al ets ' t• t>n~Jncc~ ncrtt~ 1\'llh -•• ~ccrnt ~r.d • ~tr~et< tc t;-S<OI<d '" • con\i\trn: p.nttrn rruouy • ll -1 all•~ and 1~ t.l•'tnallc!!tp u•<rt to be a1phdll ''-~-}~ t .~-·-~---· •• ~:·:--:-,, .. !-~: ~~~ .. :~· ·. ~'· ~ \:.' -·.,' ,_.: ..-.. 3 ·, .- TYPICAL HARDSCAPE DES I GN DETAILS II\,IIIItlll> PA -5 MULTIFAMILY, MIRALON (_ tl\1\11 '-'1111' PAL M SPRI N G~ C A m R H A C2 Collaborative L.A NO fQ AP£ AA Ctfi TCCTURC 73 WALL AND FENCE CRITERIA 0 front/Side/Rear Yard Wall· • All hor··~>Cfl<f~· ;·old··,. !C tit~·~.! m'"•mom • 6•6•16 Prfirs•c• 31(){1. rn SIJ<~~d Send Piner~. R~l•• to Sloe• Colors f) Pa tio Yard Wall· • All pat•O yJid '"311 10 b~ 3'b • 6x6xl6 Preci1ron 81Q(lln ~t.Hk~d Bond PdltNI• Rele1 to Block Color; • CMU Blocf w•lh Stucco hn1;h to match drl latet diCh•tmurc Reffl to archnecwral qu1delme; lor .1pproved txte~iol ltutco calo1 pale!te €) View fence at Rear Yard · • !) h~ mtn1mum • iu:Jular st~fl pa.nt~d colo• f•aZH ColorliiP Cll1761l1R.ttton 01 f<luil) • ~:>1)·1 (1! coat ptil!ll'r .and m Co.! :I f<ltnl. ~llllll'r! ~erBIIOUid Lt ,...,. '••c-~ .M~e: 1.1~•i<J:!:ln 0 Enhanced Street Front Wall · • tu SH"'!'l I Oill AdJI t;t b 'i ~t :mmu1 • 6•6·1E BuMishtd Bln6 '" Stdtlea eonc ra:tt•n.R.~ltr :o Bini Colon I 1,1 I lf(ll ll ( ()\1\ll 'fill' .c "' ' .c "' 0 \ . ' .; ;_. -..... ,... ., • -.,._ :. -!f" ~ ...,. -."' --•• :-';•,._:jif: ..;~ ~-..... 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'l ,• .:.,.-::=J , ... .\ .... -..... ;, ! ..,· . ~--r ~-"f'· .. - 0 h \ TYPICAL WALL AND FE NCC DC S I G N DETA I LS P A -5 MUL TI F A M I L Y, M I R A LON P Al M SPRI N CS CA Ma.r;e Charccal Cllampagr.e tJo\lt B•cwn Mauv~ Cf11moal Champ~9nt Du>IV B1own Ch,lmp<~gnr Dus ty Brown R H A C2 1Coll abor ati ve &.ANOICAPC AACHfTI:CtUAE 74 GATE CRITERI A 0 Sideyard Gale· • ~rJ< Y•"' 'l•ilf ,,::be dtSlGoi!d and appropr•a:e 10 tht llth>tHure sty·~ and IOCOipUidW fedtul~> tOIIIIIIPnl l'.rlh lhf llylt • Srde vard ga r ~s rrldy vdry to r efl~c r the •rch rl etruralttylt • Srde yard ga r ~\ are 10 bt 1olid IT'etal or i combr nral•O~ ol mttal and grass 10 ween .ivwlrnlltrre yard f) PauoGMe· ·~a, .... . ~ .. • ;;I' gtau General Notes· • • ~rio ', 11•11 Coumy o! R•,fiiiC~I(•Ir cf Palm Sp11ngs COile •equ1u n~nu • Ga rt·l 1hall havP self·dosrn1 ·dnd sell·lcltth inq devrteliO ltP.r. th• 9·1tf 1ecurely closed •Garesthoula open ~otward a·.•ai lrom r~e ruidenc~ •In •eig~t·o<hoocs ~rrt gar.•s are marnrarred ITt rM ~<omto>ln~r·s • ~··•,;. \at~ fllgll~~· I f\11 IIlli ,, <. (l\1\ll '\.!Ill' T YPICAL GATE DESIGN DETAILS PA-5 MULTIFAMILY , MIRALON R H A C2 Collaborat ive P4.,M .,PRrNGS , -4 L AND &C AP( .A"C H itiCtU ,_( 75 V H H Ul'll.) pNt U l.f) ·~~'f UfU) IHQ .414flt"1 JiUio't4l'!l \lfl .,, ' 9 •:It ( ii.U~NUOWWO) r'.&ii~~·''IJWt PUI•1tN \4-.>tou f biXI 11\t.,W , •,•osr)WWI\it'!'lf I l\11 ~~ I f 61~ .11~n~ ~ .... , '" 1.11 •· f:n<l 1 •r ~ ,_.. 1 lJtllj 1 -., u••• ru••••lwr OW~H )ll!U~l08 :s:ISSVII~ WlN31NVNIIO ... . ... 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Introduced ahernnnq :~~~ wa"•s .an:l t•ee; to g•ne•ate open Sf d<C mo"en:.ent.lo"'·<:;:et use plantong ' th selemd tutf oane1s 0 Rpftn<>:l shade IIIUt!ute ·d~S·!JM tO 9<~<t.;:e ddferem U!.>r e•reroen<ls ~~··&~ -~ throiJ9hC1.: (~ntral Pm~ Ad,Jed t:=n:T.1 -f~ .. ~ do.<.11t:t;M; 10 tespect Dao> !It ~QitC"f f) Upda ted wemcape 10 accommodm ne" taont and sade Wd setoa,~s 0 Ad~e:t m pubhr tra,~. ~n<IOIIIIES lol weeler-d ltSidt!IH~. 0 ldfnlofted provate untt opponunllo" lor plungP pool ,\nrt t•qutr.mr·tll ''Added enhanced pa<~ng a a the loop road :oi¥!':~~~ ent oel and ae11ve wee11n are m•ddlf ol protp(l CU RRENT SUBMITTAL MULT I-FAM ILY OVERALL SITE PLAN CO MP ARISON PA -5 MULTIF AM IL Y, MIRA L O N PA L M SPRINCS CA ® I" R H A C2 Co ll aborative L ANDSCAPl AtiiCHITE'CTUAE 77 ~ A 1. C:l"ster A: First Floor Pions A~. C111Stor A: Second floor Plant A3. Cluster 8: First Floot Plans M. Cluster 8: Second Floor Plan> A5 . Planl and 2X 'A' EI<'Yat oons A6. Plan land 2X '11' Ele-.o;~tlont A7 Plan 1 and 2X "C' Elev•uons A8 Plan lXandl'A'Elevatlons A9 Plan 1Xandl1r~ .. t1CHU AIO. Plan 1Xand1'C"(Iov.ltJOns A II . Plan 3 "A' Elevat>Ons All. Planl1rElevatians A 13. Plan 3 ·c-Elev•t•ons A14. Plan 3X 'A' Elevations A 1 S. Pl•n 3X •a• Elevations A 16. Plan JX ·c-Ek!vations A17 . Plan 4 'A' Elevations A 18. Plan 4 '11' Eleva tions A 19. Plan • ·c· Elevotlons A20. Plan 4X 'A' Elevation> All . Plan 4X ·e· Elevations AU. Plan 4X •c• Elevation> A23. Pl<>n S 'A' Elevations A24 PlanS 1!' i\!r•tion• A2S . Plan 5 'C" l!t'""""' A26. Extl!rio<~&C:o!on oz ... ::a m_ -m ~ z -· (') .oe> ~ m c::lcn o ~ -:;m f'o) ~~ ~ 0 m en .. ~ <J"' 0 .0 00 N R H A !OBERT HID H AR CHIIICIS FREEHOLO COMMUNITIES 78 ~;o PLAN 3 .. :w..-. 7 PLAN 4 • PLAN 1 W<r , . .,. ~ ~ ~ ·r 11 -- I ·~ . PLAN 3 (OPT. BED/BA) PLAN 1/1X PLAN 2 /2X 2 BEDROOMS, 2 BATH 2 BEDROOMS, 2 BATH TOTAL 1.125 SF TOTAL 1,176 SF FREEHOlD COMMUNITIES "-' ,..... PLAN 3 /3X 2 BEDROOMS + DEN, 2 .5 BATH 1ST FLOOR 2ND FLOOR TOTAL 970 SF 738 SF 1.708 SF FIRST FLOOR CLUSTER A MIRALON PLAN 4 /4X 3 BEDROOM S, 3 BATH 1ST FLOOR 999 SF 2ND FLOOR 799 SF TOTAL 1.798 SF PLAN 4X PLAN 3X L PLANS 2 BEDROOM S + LOFT, 2.S BATH 1ST FLOOR 1.537 SF 2ND FLOOR 316 SF TOTAL 1.853 SF -..- R H A I I. I' , .. 111' 79 PLAN 1 /1X 2 BEDROOMS. 2 BATH TOTA L 1,125 SF fREeHOlD COM M UNITM PLAN 2 PLAN 1X PLAN 1 PLAN 2X PLAN 2 PLAN 1X PLAN 2 /2X PLAN 3 /3X 2 BEDROOMS, 2 BATH 2 BEDROOMS + DEN. 2.5 BATH TOTAL 1,176 SF 1ST FLOOR 970 SF 2ND FLOOR 1l!2L TOTA L 1,708 SF SE CO ND FLOOR CLUSTER A MIRALON L PLAN 4 /4X PLAN 5 3 BEDROOM S, 3 BATH 2 BEDROOM S+ LOFT, 2.5 BATH 1ST FLOOR 999 SF 1ST FlOOR 1,537 SF 2ND FLOOR 791J£._ 2ND FLOOR 316 SF TOTAL 1,798 SF TOTAL 1.853 SF ---. . . , R H A 80 I .cr...-... ·..- VAAl£5 I PLAN 1/1X 2 BEDROOMS. 2 BATH TOTAl 1,125 SF fREEHOLD COMMUNIT•ES PLANS PLAN 2 /2X 2 BEDROOMS. 2 BATH TOTA~ 1,176 SF , --:!':: .. .,. l ~ PLAN 3 '7'I"'(OPT. BED / PLAN 3 /3X 2 BEDROOMS + DEN. 2.5 BATH 1ST FLOOR 970 SF 2ND FLOOR 738 SF --TOTAl 1.708 SF FIRST FLOOR CLUSTER 8 MIRA LON PLAN 4 /4X 3 BEDROOMS. 3 BATH 1ST FLOOR 999 SF 2ND FLOOR 799 SF TOTAl 1.798 SF P LANS 2 BEDROOMS+ lOFT, 2.5 BATH 1ST FLOOR 1,S37 SF 2ND FLOOR 316 SF TOTAL 1,853 SF ----... R H A 111111•·••••• r 81 10'~·44 ·.e· vAAJes 10'~-44'-6. VAAl£$ PLAN 1 /1X 2 BEDROOMS , 2 BATH TOTAL 1,125 Sf __J PLANS ll PLAN12/2X 2 BEDROOMS , 2 BATH TOTAL 1,176 SF FREEHOLD COM MUNITIE S PLAN 4 PLAN 3/3X 2 BEDROOMS + DEN. 2.5 BATH 1ST FLOOR 970 Sf 2ND FLOOR 738 SF TOTAL 1.708 SF SECO ND FLOOR CLUSTER 8 MIRALON ru L PLAN 4 [ PLAN 3 PLAN 4 /4X PLANS 3 BEDR OOMS. 3 BATH 2 BEDROOMS + LOFT. 2.5 BATH 1ST FLOOR 999 Sf 1ST FLOOR 1.537 SF 2ND FLOOR 799 SF 2N D FLOOR 316 SF TOTAL 1.798 SF TOTAL 1.853 SF R H A 11UII1 •ltlf fi(•UUtl\ 82 PLAN 2XA PLAN lA LtGLH.D lV.A _ _._........,...,......,. l~ ............... _........., ·~_.....~ . ....,.,.. .... •r ... ~.....,.. . ,............,..__ ,, ... ..., .... F RFfHOLO COMMUNITIE~ .~ ...... - ·~~---..., .. -··~--....... , .............. _.~ '''*'"-Cit~ ti(M.u. ........ , .. ( ..... ....,.,. ... ,,t.,, ... ..,.~ FRO N T ELEVATION REAR ELEVATION PLAN 2XA LEFT ELEVATION PLAN lA RIGHT ELEVATION MIRA LON PLAN lA PLAN 2XA - R H A 83 '··~·-----, ........ ._ ..... ')0 ...... ." .. _....,....._... ................ , ...... __....,... PLAN 2X8 PLAN 18 .. ,..... ....... ._. ..,.... ..... O)W~----'«,......,_,_.. Jt )IM _ _.~ ,,~~ ,,,..._,..... ·-~CC'Jflot l ltlltli.,.., .. ••v"""~""_. ----------------~"w~~~~~~k-L-------~ FRONT ELEVATION REAR ELEVATION PLAN 2X8 LEFT ELEVATION PLAN 18 PLAN 2X8 • 84 PLAN 2XC • PLAN 1C I ~-"'·..--t 1l 11;1 14 .. ~ llGlNO ."""', ...... ~-..,~r-~ .\1. ............ ... 1/wA""'~ ........ ,.............. V..·~.~~~ ... -..- j~~~ •at.ot.~"'""''"...,. .............. ''""""..-.. ~ §, ..... ~.,.._ ,, ~---- ~..... ttc;a,.,_. ..... ..,.._ tt_(M.IIilfrrcrO_)wl .... 1\flill ... !;l!cb"r-.ft fR((HOLO COMMUNITI~S FRONT ELEVATIO N REAR ELEVATION PLAN 2XC LEFT ELEVATION PLAN 1C RIGHT ELEVATION MIRALON .\11,1 It.; PLAN 1 C PLAN 2XC ~ R H A •ttlflll!tl• U 1ll IICU [@ 85 " ·~ ........ ...., ...... ...... 1/lltt_!IIY«* ................ ....., '"""--...... ~ ............ ~····-......... .. ,.,.. ............ '"""""411cr PLAN 2A PLAN 1XA U~OIO ._,...~ .... .,. ........... ,.,..~ ............. "'"""'""' ..... tl"41 11~....,--- ll"""'.ljll~ ,,."*.,_... U('.'lJblow•"-_. ,, •. 1_ ~REEHOLD COMMUNITIES FRO NT ELEVATIO N REAR ELEVATION PLAN 2A LEFT ELEVATION PLAN 1XA PLAN 2A MIRALON ----------~~R =7-:'H~A~ ,.. •• ,. •ouu .... ,~ U1111r " 86 PLAN 28 PLAN 1X8 r lLG.t.HO "'"'-....... ~ ..... .... ltw~-.u ................. t-.. ,,..._......,~ ·--s ,..,e,_.,. ...... ·-Mifltftf_.,.. ~~ ....... fRHHOID COMMUNITIES ,....,~ ... • ........ "~ ... '*.---11_.,....._, ..... ,,......,.,ee .... _ fl ..... ~ ,,......,,,_.. I~UIIIIIIeulleolflo_. .. , .. _ FRO NT ELEVATION REAR ELEVATION PLAN 28 LEFT ELEVATION PLAN 1X8 RIGHT ELEVATION MI RA LON PLAN 1X8 PLAN 28 • R H A ... ,, .......... ,.,,, 87 PLAN 2C PLAN 1 XC U<W<O I ""-••WAIIo..-!t~~""' lA(t ..... '-'l.«lol-'h......,IO'»W'\Iffllll';l\ ~~~frt!Ni .~ .. , ... t.f~(f'llfft .. !orl\ *'"""' .... toll~ ,-.;_,'*""' fRHHOlO COMMUNITI[S •Se-.!o-9'1 ... • SI"IOo"'""J'!I$i'O•Wik• '"lllto"' Ul\t"""'.,.,...lt""••• lf)!~~ft!Mid • .loll'l t.t.!.Cwto ....... ll.~1...- 1£0..Zbb1W•At t\i ............... I FRONT ELEVATION REAR ELEVATION PLAN 2C LEFT ELEVATION PLAN 1 XC RIGHT ELEVATION M I RA LON PLAN 1 XC PLAN 2C . ....., R H A tfllll I ,(f U ••f I 88 11Ncn .... ~-....y...,. ...... I 1.4cf""'-.c..-M~¥111 ..... ~__.......,. ,...,__..-....,.111~ 4/dlow-fiiWI,I ,,..,(, .. ~..,.. .. ,... ....... ~~ l\1 .... ,....,..., u----- .. ................. ......................... - ••:.t·4~ ...... 11\J~fii'IWIN.,.._I ·~"""'"""-.. "' UtA,.,......, I'Uf ...,,.,_..,.. ............. ..._ F RfH<Ol O CO MM UNIT IES PLAN 3A MIRA LON R H A ''"' .... 89 ..................... .,_ , ... _ ...................... ..... . ...._ .......... ....... . ---.w-.. ,,..,c_.....,.. ~ ............. ...... , .... -. .... f Aff.HOLO COMMUNITI(S ,. _____ _ .. '"..._ ...... ... . .................. ... ...,....._ ....... .~ ................ -,, .... ~ . ....... ......,.. ..(..., ........... 1\tol- LEFT ELEVATION PLAN 38 MIRALON R H A tolltl • II 1 t1 1 IH 90 I tllltc:a,..-.M,_,.,_. ,_, ;~__. ......... 110~ ..... ,....__ ....... ~ . ......,.."-"- ,,_..~,..... '""'_ .. _ '""'_, ... f ~EEHOl D COMMUNITIES I =~ •"-' ..... .. .,..... ........ ..,. ....... ''*'"" ......... '-""-11 .............. .._ .1 .... ..... ,.( ........ ~~~ ... '*'~ ....... I~ l•l .. u .. ..,,.__ f-f-1-1- ._ -._ ..... I B r-~ t-- ._ - LEFT ELEVATION PL AN 3C MIRALON R H A tOifll 11101 f I If 11111 1 91 FRONT ELEVATION M----------------~ .. ------~ t w.. ................ ....-.... , .. _ .. ~ _ _....,. .. itt ....... .,_.,....._~ ·"---'-• , ........ ..,... ................... ,.._._..,,.. fHHHOl 0 COMMUNili(S .. ............ .... .~ ...... ---...... -.................. ,..._....,..._.,_ lit..-...... •• c.-... . ~~~.~ ................. .,, .. _ ... PLAN 3XA MIRALO N R H A OH I ... fUt tfl1 92 1 ...... -~·---j..._.,.lllloCc. ...... _!\_')di_.. ..... ··~ ......... ,....... ._,_ \, ................. ,.....,..., . ~ ... ... I ftftl....,._, ··------ ................... 4"-4.......,.... ......... ....,. •as.""'.._,.,. ''"'"" ....... '-'''il.-t.~ ''"'-...... I• cwwod ... ..,. lt.l .. .net..l"r~ FRO NT ELEVATIO N LEFT ELEVATION --P LAN 3XB FRE[HOLD COMMUNil i~ES::...._ ___________ M:.:.:..:,IR:..:;A:...:.:.LO:;.:.:N ______________ =::-:R~H':-:-:,.:.A~ ...... I 11 1011• ••tlf li(JI fl(l 93 V H H NOWlliW . ......... )X£ NV1d NOilV/\313 1:131 L_ ...-~ l+ D I ~ ,.... rL ~ r-+- LJ . .-..rliOilli•-••tu ........... ,.,.).-j • .... U.,.,(l ~---~· -.nq.-~~l' -..ot-..q~ft _...._._ ................. . ...... ~ .. =- I SJiliNnWWO) 010H3~~~ " _.. ... ,_ ... AI ........ t_.. .. .. """*~""-·' --· ............. .......,, .....IIM\Cf4 ...... --.... ..,, ..,_..,....u,...,.,_.._.,>!O;jl{. i 94 V H H NOW!IIW ----,ft, NV l d NOilV/\313 1:131 RRB r-...-- 1-i-n L:J ~ NOilV/\313 !IV3!1 NOilV/\313 lNO!l:i I ~ifli-··l~l ""'"'-.:.,...,...,h ......... Jh ~•'"'liS I ~"""' ...... "'. ..,.,--.....-:01 ~ ..... ..-........ ..,..... .... ~~· S31ltNn WWOJ OlOHJlljJ _...~,o,w,..ilfo, -r~._ ................. ( •N') ........ , -....~ .......... "' ""' .. --... ~.-~.......-., ..... .,....~ .. -............. QH]?J1 " II 95 .~ .. -WJ;Ittw-....,tt..llltfllol\1\ J.A,t,.,., .. ~to W'A-~tO!'kl••ntlllf>t~ '""'"'"lil!ll'\~tt""" 4 4i'JI.._(IUII ., .. ,~~ I ',_....,~~..,.... '"'"""'-..- fRHiiOlD COMMUNITIES .. ir ... o-~q~~6.Mf 9.SCottiCM ..... '*'f ....... ll~ 10s..ritllf-•/t.- 11 1ol,..ptl'lb~I •IW!Iol )1 ~.,1((!0~ l)QM·~· .. (_., .... ~ ........ ''l~~-- FRONT ELEVATION REAR ELEVATIO N LEFT ELEVATION PLAN 48 ---- MIRALO N R H A ..... fill',,.,. 96 I \t""""""wtlh"-"Tfl.nl\•,_. l .... .l ... \lt,II(UI-IkWIIhi6/J(I..,...t.ni>JI ,,...........,~.,.- ·~··)(·· .~ ... ~-.,.....,. .,...... .. -(-.. ........ ~~ .... " ...... EJ I.( GINO l-We.l~•ltoOt 9 $1"'1~doof'MIIII-'""" ·~ StettbN!Mitr.tli! II X~pOiolu•ICIC..I""' Uku«XX~\ IJ.,G&IUN'W!t UQII.t~tMw.,4 f AfF HOL 0 CO MMUI>j iTi f S FRONT ELEVATION REAR ELEVATION LEFT ELEVATION - RIGHT ELEVATION PLAN 4C ........... MIRALON R H A ........... lA19I 97 IWt•.-.a~a.t. ..... l--"• ................. lllt'JO ........ ,._ ...... ..._,., ·~'--,,~~---• ....__N.._.. '"' .... _"".._ ........ ·--•'-"...,...,...........,.._ ,.~ ..... .... ,, ...... ~ ..... ..... 1:1-..u~ HC..t...-w·- 1•1.-.-u~--_. 1\I'IUMr'IJ'II .. .,. FREFHOLD COMMUNITiES FRONT ELEVATION REAR ELEVATION D ~ ~ BEJB LEFT ELEVATION RIGHT ELEVATION PLAN 4XA ~ MIRALON R H A 1141 ICIIII •tOll' •U•Hfl H lA20 l 98 11ba..a-o._.,...,_~ )6( _ _, ................... ...... .. __ ....,.._......, ·--.,...~ ..... ··-·ill..._ I'W•...rr,Owor UGOID ·~~~~~~'~~._ . ....,_..,...., ...... _ ..~.__,.,~ ,,,.......~ .... '-'"""_ . .......,. ,. "'-'._ .... t<~tW~.__. ''fll!.f!IIW!.gN..._ ~REf HOLD COMMUNITIES FRO NT ELEVATIO N REAR ELEVATION LEFT ELEVATION RIGHT ELEVATION PLAN 4X8 M IRA LO N R H A 99 •v.u.. ..... ._., ... ....... J-....r ........ ..tt_,. ...... ...., )~-----~ ·~t...-.. \ .......... ..,_ ........ Clot~ ,, ..... ~dMt •tt..t~dDOP .,.....,..,... ................ ,,......,.~,, ... ,,,...,......,...., ,,~ ........ .. ~ ....... U(MltW....._te._. 1\l .. _!p!lclolll' FRONT ELEVATION REAR ELEVATION LEFT ELEVATION RIGHT ELEVATION PLAN 4XC 100 I~C.IItilllltWII'I.flflt"')'drotlrtMfl, ,. """"" ttuuewdl•t~ .,,,o...,...~ ~~ ... ~''""'" ·~t ... o(ll ,, .... (.ll"ft'jj...,...,. ...... ~ .. - ,~-....... u""o 1!_\t...,t ........... 'i)I'Mp"'Jtfi.oo!W¥rl'oo .. •-"" IOS( .. Ibt•~t l l~+t IIS<Ml1Mht\""'411 ~~~ 11 \twalr "Pf"W(jl~ 1 t U..·~~ ··c.w ~-..... L---------------------~ .. ~~~--~~ fREEHOlD CO MMIJNIIIES FRONT ELEVATION REAR ELEVAT I ON LEFT ELEVATION RIGHT ELEVATION PLAN SA MIRA LON R H A 101 LlGlND 'lllwr1lw•W"JI"""d.t\llfll'•~ I.VC.,..M\11:( ..................... ...... ·~-~.,~ "~·-I<Hotw .,,,....,_....,.... ..... f'{~---, ....... """"'~ fRHHOlD CO MM UNITIES ._.., .............. ~ V.SI:..C .... MotW1'1\9MttMN't I OSifff ~-t/l!"llto 11\l ..... jll'lll\ ...... ,..,.. 11\tui.•<O>Ciol'""fflltt IJGM»~ l •a&~Woca.blw .... FRONT ELEVATION RE AR ELEVATION LEFT ELEVATION RIGHT ELEVATIO N PLAN 5 8 MIRA LON R H A ... '. Ill " 102 n----- ··--------- """" .~ ....... ...................... ---.. ._. ............ ,, 1lillcnl,_,. ''"""~ u'"'-..._~..,. .... ., ......... .,....._ fRE£HOLD COMMIJNIII(S 1111 1111 --i FRO N T ELEVATION 1111 llii II ••• REAR ELEVATION LEFT ELEVATION _j RIGHT ELEVATION PLAN SC MIRALON ---- R H A • I lfiU • 1111 U 103 EXTER I OR MATERIALS SMOOTH FINISH STUCCO ALUMINUM WIN DO W FR AMES ALUM INUM FASCIA FIBE R CEMENT PANELS PREC ISION-CUT STO NE STEEL ENTRY DOOR STEE L GARAGE DOOR EXTERIOR liGHT FIXTURE EXTER I OR C OLORS STUCCO ENT RY DOOR GARAGE DOOR EXTER IOR MATERIALS & COLORS ~RfFHOLD COMMUN ITIES M IRALON R H A I OUI! llt)ll II( <flit H IA26 l 104