CC15 — Rancho Mirage City Council, December 21, 2023

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FROM:

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STAFF REPORT
Mayor and City Council
Joy Tsai, Senior Planner
DA TE: December 21, 2023
SUBJECT: Environmental Assessment Case No. EA23-0011 and Preliminary Development Plan Case No. PDP23-0005 - Catino Town Center Phase 1

SPECIFIC REQUEST OR RECOMMENDATION
That the City Council:

A. Find Preliminary Development Plan Case No. PDP23-0005 to be exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations); and, B. Approve Preliminary Development Plan Case No. PDP23-0005, subject to the conditions of approval and based on the content and findings in the staff report.

JUSTIFICATION OR INFORMATION

PROJECT SUMMARY
The applicant, DMB Development LLC, and owner, EC Rancho Mirage Holdings Limited Partnership, are requesting approval of a Preliminary Development Plan application to construct the first phase of the Catino Town Center, which is located along the north end of the lagoon, known as Catino Bay. The proposed project includes two restaurant buildings totaling 9,057 square feet, three in-line retail buildings totaling 25,254 square feet, the Artisan Village, a 4,440 square-foot back of house building, and ancillary structures and uses such as a park, shade structures, and a 384 square-foot restroom/utility building. The Artisan Village consists of nine small tenant buildings totaling 1,844 square feet. The proposed project will result in 40,979 square feet of combined commercial and office space.

PLANNING COMMISSION
On November 30, 2023, the Planning Commission conducted a duly noticed public hearing to consider the proposed project. During the public hearing, one member of the public spoke about utilizing local workforce. As summarized in the minutes attached to this report, the Commissioners asked questions to which staff and the applicant representatives answered. The Planning Commission staff report and minutes are included as Attachments 4 and 5.

AGENDA ITEM#
15-1
DATE: December 21, 2023
EA23-0011 and PDP23-0005

JUSTIFICATION OR INFORMATION CONTINUED

Page 2 of 3 ends

After due consideration of the staff report, presentation, and public testimony, the Planning Commission made the following motion:

MOVED/SECONDED BY BRYANT/CHANTER TO RECOMMEND THAT THE CITY COUNCIL:

A. FIND PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP23-0005 TO BE EXEMPT

FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA GUIDELINES SECTION 15162 (SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS); AND,
B. APPROVE PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP23-0005, SUBJECT

TO THE CONDITIONS OF APPROVAL AND BASED ON THE CONTENT AND FINDINGS IN THE STAFF REPORT.

MOTION CARRIED 5/0.

ENVIRONMENTAL ASSESSMENT
The City has reviewed the proposed Project and determined that the Project requires no further environmental review pursuant to CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations).

CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations) provides that when an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in light of the whole record, that there are new significant environmental effects due to a change in the project or circumstances, and there is new information of substantial importance as identified in CEQA Guidelines Section 15162(a)(3). The proposed Project is a request to construct the first phase of commercial development in the Section 31 Specific Plan area, known as the Catino Town Center. The proposed Project will result in 40,979 square feet of combined commercial and office space. This Project consists of two restaurant buildings totaling 9,057 square feet, three in-line retail buildings totaling 25,254 square feet, the Artisan Village, a 4,440 square-foot back of house building, and ancillary structures and uses such as the park, shade structures, and a 384 square-foot restroom/utility building. The Artisan Village consists of nine small tenant buildings totaling 1,844 square feet. On December 5, 2019, the Section 31 Specific Plan Environmental Impact Report (EIR) was certified (State Clearinghouse Number 2018081074). A Mitigation Monitoring and Report Program (MMRP) was prepared and adopted with the Section 31 Specific Plan and EIR and remains in full effect.

JUSTIFICATION OR INFORMATION CONTINUED

Page 3 of 3 ends

EIR. The current request does not propose to amend the project boundaries, uses, or development intensities of the original approval. The Project, the first phase of commercial development, is located within the Section 31 Specific Plan, within the Town Center Planning Area. Retail, service, and office uses are permitted uses by right pursuant to Table 5 of the Section 31 Specific Plan. The Specific Plan and associated EIR allows for up to 175,000 square feet of combined office, restaurant, and neighborhood commercial uses, which the proposed Project is not proposing to exceed. Pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15162, the City analyzed whether the revisions would result in new significant impacts or substantial increase in severity of previously identified impacts. Based on Environmental Assessment Case No. EA23-0011 and the City's analysis, no subsequent EIR, supplemental EIR, or subsequent mitigated negative declaration is required. No further environmental review is required.

NOTICE OF PUBLIC HEARING
Rancho Mirage Municipal Code Section 17.74.020, Hearing and notice, requires that all property owners, as shown on the county's latest equalized assessment roll, within a 500-foot radius of the boundaries of the subject parcel(s) be notified of matters requiring a public hearing. If the number of property owners to whom the notice would be mailed to is less than 25, then the mailing radius is required to be increased to 1,000 feet as measured from the exterior boundaries of the subject parcel.

On December 6, 2023, public hearing notices were mailed to property owners within a 1,000- foot radius of the parcel boundaries and posted at the City's designated community posting sites pursuant to the requirements of Chapter 17.74 of the Municipal Code. Notification of the public hearing was published in The Desert Sun on December 10, 2023. Any information addressed to the City Council, but received after completion of this final report, will be distributed at the public hearing. No comments have been received as of the publication date of this report.

ATTACHMENT($):
1 . Aerial Photo

2. Public Hearing Notice

3. Draft Notice of Exemption

4. Planning Commission Staff Report dated November 30, 2023 (Without Attachments)

5. Planning Commission Meeting Draft Minutes dated November 30, 2023

6. Exhibit Booklet
AGENDA ITEM#
15-3
Environmental Assessment Case No. EA23-0011 and
Preliminary Development Plan Case No. PDP23-0005
Catino Town Center Phase 1 ("Project")

AERIAL PHOTO
ATTACHMENT 1
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~ CITY OF RANCHO M1RAGE
12 Applicant:

Request:

Location:

Planning Division
69-825 Highway 111
Rancho Mirage, CA 92270
[email protected]
Phone(760)328-2266

PUBLIC HEARING NOTICE

CITY COUNCIL REGULAR MEETING
Thursday, December 21, 2023 -1 :00 p.m.

Environmental Assessment Case No. EA23-0011 and
Preliminary Development Plan Case No. PDP23-0005
Cotino Town Center Phase 1 ("Project")
DMB Development LLC on behalf of EC Rancho Mirage Holdings LP Consideration to construct the first phase of the Cotino Town Center, which includes two restaurant buildings totaling 9,057 square feet, three in-line retail buildings totaling 25,254 square feet, the Artisan Village, a 4,440 square-foot back of house building, and ancillary structures and uses such as the park, shade structures, and restroom/utility building. The Artisan Village consists of nine small tenant buildings totaling 1,844 square feet. The Town Center can be accessed from Monterey Avenue.

Northeast Quadrant of Section 31
Tract Map No. 38291 Lot 186, Tract Map No. 37563 Lot 6
APNs: 685-220-032 & 685-220-033
NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the City of Rancho Mirage CITY COUNCIL RE: consideration of the above referenced application pursuant to Rancho Mirage Municipal Code Title 17. Pursuant to the provisions of the California Environmental Quality Act (CEQA), Section 15162, the previously certified Environmental Impact Report for the Section 31 Specific Plan (SCH No. 2018081074) is still valid. No further environmental review is required.

The Public Hearing will be held on Thursday, December 21, 2023, at 1 :00 p.m., in the Council Chamber, 69-825 Highway 111, Rancho Mirage, California, at which time and place pertinent testimony will be heard. The file, including all environmental information, is available for public inspection at City Hall, Monday through Friday, between 8 a.m. and 5:00 p.m.

Written testimony may be submitted to the City Clerk via email to [email protected] , or mailed to City of Rancho Mirage, ATTN: City Clerk, 69-825 Highway 111, Rancho Mirage, CA 92270. Written testimony must be received no later than 10:00 a.m. on the day of the meeting to be considered by the City Council. 15-5
EA23-0011 & PDP23-0005 December 21, 2023
GOVERNMENT CODE § 65009 NOTICE: If you challenge this proposed activity in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this notice, or in written correspondence delivered to the City Council sufficiently prior to the Public Hearing to enable its consideration by them.

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Phone 760/328-2266
Development Services Department
69-825 Highway 111
Rancho Mirage CA 92270

NOTICE OF EXEMPTION
ATTACHMENT 3
Fax 7 60/324-9851
To: D Office of Planning and Research
P.O. Box 3044
C8] Chief Deputy County Clerk
34 70 12th Street
Sacramento , CA 95812-3044 Riverside , CA 9250 l
Project Title/Case Nos. Environmental Assessment Case No. EA23-001 l and Preliminary Development Plan Case No.

PDP23-0005 - Catino Town Center Phase l ("Project")
Project Location:

Northeast Quadrant of Section 31.

Tract No. 38291, Lot 186 & Tract
No. 37563, Lot 6
APNs: 685-220-032 & 685-220-033
Applicant/Representative:

DMB Development LLC on behalf of
EC Rancho Mirage Holdings LP
Attn: Mary Alexander
7600 E. Doubletree Ranch Rd., Ste 250
Scottsdale , AZ 85258
Project Description:

Construction of the Catino Town
Center first phase, which includes
two restaurant buildings totaling
9,057 square feet, three in-line retail
buildings totaling 25,254 square
feet, the Artisan Village , a 4,440
square-foot back of house building,
and ancillary structures and uses
such as a park, shade structures, and
restroom/utility building. The
Artisan Village consists of nine
small tenant buildings totaling 1,844
square feet. The proposed Project
will result in 40,979 square feet of
combined commercial and office
space. The Town Center can be
accessed from Monterey A venue.

Name of Public Agency Approving Project: Name of Person or Agency Carrying Out Project:

City of Rancho Mirage Joy Tsai
Senior Planner
Exempt Status: (check one)
D Ministerial (Sec. 2108o(b)(1); 15268); D Declared Emergency [Sec. 2108o(b)(3); 15269(a)] D Emergency Project [Sec. 2108o(b)(4); 15269(b)(c)]; D Statutory Exemption; Code N2 _______ _ D Categorical Exemption. State type and Section number: ____ __________ ______ _ 1:8] Other. State type and Section number : CEQA Guidelines Section 15162 - Subsequent EIRs and Negative Declarations Reasons why project is exempt: The City has reviewed the proposed Project and determined that the Project requires no further environmental review pursuant to CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations).

CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations) provides that when an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines. on the basis of substantial evidence in light of the whole record. that there are new significant 15-7
environmental effects due to a change in the project or circumstances, and there is new information of substantial importance as identified in CEQA Guidelines Section 15162(a)(3). The proposed Project is a request to construct the first phase of commercial development in the Section 31 Specific Plan area, known as the Catino Town Center. The proposed Project will result in 40,979 square feet of combined commercial and office space. This Project consists of two restaurant buildings totaling 9,057 square feet, three in-line retail buildings totaling 25,254 square feet, the Artisan Village, a 4,440 square-foot back of house building, and ancillary structures and uses such as the park, shade structures, and a 384 square-foot restroom/utility building. The Artisan Village consists of nine small tenant buildings totaling 1,844 square feet. On December 5, 2019, the Section 31 Specific Plan Environmental Impact Report (EIR) was certified (State Clearinghouse Number 2018081074) . A Mitigation Monitoring and Report Program (MMRP) was prepared and adopted with the Section 31 Specific Plan and EIR and remains in full effect.

The proposed Project is consistent with the adopted Section 31 Specific Plan and no potential new impacts related to the proposed Project has been identified that would necessitate further environmental review beyond the impacts and issued disclosed and evaluated under the certified EIR. The current request does not propose to amend the project boundaries, uses, or development intensities of the original approval. The Project, the first phase of commercial development, is located within the Section 31 Specific Plan, within the Town Center Planning Area. Retail, service, and office uses are permitted uses by right pursuant to Table 5 of the Section 31 Specific Plan. The Specific Plan and associated EIR allows for up to 175,000 square feet of combined office, restaurant, and neighborhood commercial uses, which the proposed Project is not proposing to exceed. Pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15162, the City analyzed whether the revisions would result in new significant impacts or substantial increase in severity of previously identified impacts. Based on Environmental Assessment Case No. EA23-001 land the City's analysis, no subsequent EIR, supplemental EIR, or subsequent mitigated negative declaration is required. No further environmental review is required.

Lead Agency Contact Person: Joy Tsai, Senior Planner Telephone No. {760) 328-2266 Date: _____ _
Joy Tsai, Senior Planner
l:8J Signed by Lead Agency Date Received for filing at OPR: __________ _ _____ _ 15-8
ATTACHMENT 4

STAFF REPORT
TO:

FROM:

Planning Commission
Joy Tsai, Senior Planner
DATE: November 30, 2023
SUBJECT: Environmental Assessment Case No. EA23-0011 and Preliminary Development Plan Case No. PDP23-0005- Cotino Town Center Phase 1

SPECIFIC REQUEST OR RECOMMENDATION
Staff recommends that the Planning Commission:

A Recommend that the City Council find Preliminary Development Plan Case No. PDP23- 0005 to be exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15162 (Subsequent EIRs and Negative Declarations); and, B. Recommend that the City Council approve Preliminary Development Plan Case No.

PDP23-0005, subject to the conditions of approval and based on the content and findings in the staff report.

ATTACHMENTS

1. Aerial Photo

2. Public Hearing Notice
FACTS

1. Applicant:

2. Purpose of Request:

Planning Commission Staff Report

3. Draft Notice of Exemption

4. Exhibit Booklet
DMB Development LLC on behalf of EC Rancho
Mirage Holdings LP
Construct the first phase of the Cotino Town
Center, which includes two restaurant buildings
totaling 9,057 square feet, three in-line retail
buildings totaling 25,254 square feet, the Artisan
Village, a 4,440 square-foot back of house building,
and ancillary structures and uses such as a park,
shade structures, and a 384 square-foot
restroom/utility building. The Artisan Village
consists of nine small tenant buildings totaling
1,844 square feet. The proposed project will result
in 40,979 square feet of combined commercial and
office space.

AGENDA ITEM#
15-9
DATE: November 30, 2023
JUSTIFICATION OR INFORMATION CONTINUED:

3. Location:

4. Project Size:

5. Existing Streets:

6. Existing Land Use:

7. Existing General Plan/Zoning:

8. Surrounding Land Use:

EA23-0011 and PDP23-0005 Page 2 of 25
Northeast quadrant of Section 31, along the west
side of Monterey Avenue. Tract No. 38291, Lot 186
& Tract No. 37563, Lot 6. APNs: Portions of 685-
220-032 & 685-220-033.

3.9 acres (171,030 square feet)
Monterey Avenue, Prismatic Boulevard, Azure Sea
Avenue, & Wisteria Vine Drive
Vacant land
Mixed Use (M-U), Section 31 Specific Plan, Town
Center Planning Area; Mixed Use Town Center
N, E, S, W: Vacant land

9. Surrounding General Plan/Zoning: N & E: Mixed Use (M-U); Section 31 Specific Plan, Town Center Planning Area; Mixed Use Town
Center and Residential Conventional S: M-U;
Section 31 Specific Plan, Town Center Planning
Area; Mixed Use Town Center and Resort Hotel W:

10. Environmental Information:

11. Application Deemed Complete:

SUMMARY
M-U; Section 31 Specific Plan, Planning Area 1;
Lagoon
This Project is exempt from the requirements of
CEQA pursuant to CEQA Guidelines Section
15162. On December 5, 2019, the Section 31
Specific Plan Environmental Impact Report (EIR)
was certified (SCH# 2018081074). The proposed
Project is consistent with the adopted Specific Plan
and no potential new impacts have been identified
that would require further environmental review.

November 19, 2023
The applicant, DMB Development LLC, and owner, EC Rancho Mirage Holdings Limited Partnership, are requesting approval of a Preliminary Development Plan application to construct the first phase of the Cotino Town Center, which is located along the north end of the lagoon, known as Cotino Bay. The proposed project includes two restaurant buildings totaling 9,057 square feet, three in-line retail buildings totaling 25,254 square feet, the Artisan Village, a 4,440 square-foot back of house building, and ancillary structures and uses such as a park, shade structures, and a 384 square-foot restroom/utility building. The Artisan Village consists of nine small tenant buildings totaling 1,844 square feet. The proposed project will result in 40,979 square feet of combined commercial and office space.

BACKGROUND
Section 31 consists of roughly one square mile of undeveloped land located centrally in the heart of the Coachella Valley. In 1977, the site was sold by the Annenberg Estate to investors which fractured sole ownership of the property into a 60/40 split. In 1993, The Eagle Specific Plan ("The Eagle") was adopted for the project site. The Eagle proposed a golf course community of approximately 650 acres, which included associated residential, recreational, and commercial Planning Commission Staff Report AGENDA ITEM#
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DATE: November 30, 2023 EA23-0011 and PDP23-0005 Page 3 of 25 JUSTIFICATION OR INFORMATION CONTINUED:
uses within the project area. Due to financing challenges and bankruptcy of one of the property's former owners, Section 31 never developed, and The Eagle Specific Plan was never implemented and eventually superseded as part of the 2005 General Plan Update.

In 2017, the current owner, EC Rancho Mirage Holdings Limited Partnership, entered into a contract to purchase Section 31 and began negotiations with the Annenberg Foundation Trust to amend the Covenant Agreement originally executed in 1977. The Covenant Agreement was amended in December of 2017 and was recorded on the property as the First Amended and Restated Covenant Agreement (DOC #2018-0115512). In early 2018, the purchase of Section 31 was completed, and shortly thereafter, in May of 2018, an application for the Section 31 Specific Plan was submitted.

The Section 31 Specific Plan ("Specific Plan") was adopted by ordinance by the City Council on December 5, 2019, with the second reading of the ordinance occurring on December 19, 2019.

The Specific Plan allows the development of a mixed-use community including the following:
resort hotels, a mixed-use town center, residential neighborhoods, a private street system, and recreational open space amenities.

The Specific Plan would enable the development of up to 175,000 square feet of combined office, restaurant, and neighborhood commercial uses, a combined total of 1,932 residential units and hotel-branded residential units, and up to 400 hotel keys. The Specific Plan established four planning areas and three categories of land uses, including the Lagoon (LAG), Mixed-Use Core (M-U CORE), and Residential (RES). The Planning Areas would include a Town Center, along with three separate residential areas. The master plan is designed for sequential construction in multiple phases, corresponding to the infrastructure and product designs for individual Planning Areas and land use types.

On November 4, 2021, the City Council approved the Final Map for Tract Map No. 37856, known as Phase 1 A, for the subdivision of 201 .89 gross acres into 329 residential lots and associated infrastructure located at the southeast corner of Bob Hope Drive and Gerald Ford Drive. Tract Map No. 37856 was subsequently recorded with Riverside County on December 15, 2021.

On September 1, 2022, the City Council approved Tentative Tract Map No. TTM 38291, known as Phases 1 B and 1 C, for the subdivision 70.44 acres into 187 single-family residential lots, 4 remainder lots, as well as lots for open space, recreation, private streets, and a CVWD well site.

The Tract Map No. 38291 was subsequently recorded with Riverside County on July 12, 2023.

On July 6, 2023, the City Council approved a set of design guidelines (Preliminary Development Plan Case No. PDP22-0005) for single-family detached residences in the Catino development.

On October 12, 2023, a Minor Modification Application (Case No. MOD23-0032) was approved to refine the conceptual land use and circulation plans in 1) the Mixed Use Core/Town Center Planning Area located in the northeast quadrant of Section 31, and 2) the Grand Oasis Promenade. The modifications were proposed in anticipation of a staff operations building and parking area and a refined circulation plan for the pathways surrounding the lagoon. The Specific Plan allows administrative review of minor modifications, such as changes to the distribution, configuration, and location of residential units within or between Planning Areas, so Planning Commission Staff Report AGENDA ITEM#
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DATE: November 30, 2023 EA23-0011 and PDP23-0005 Page 4 of 25 JUSTIFICATION OR INFORMATION CONTINUED:
long as the modifications are consistent with the purpose and intent of the Specific Plan [Section 31 Specific Plan Section 5.12.4 Amendment].

On November 16, 2023, the City Council approved Preliminary Development Plans for the Clubhouse Campus and Parr House (Case No. PDP23-0001) and the first restaurant, vehicle circulation and parking in the Town Center (Case No. PDP23-0003).

As of the date of this report, various building permits have been issued for the Specific Plan area, including, but not limited to, the perimeter walls, Gerald Ford Drive gatehouse, and a restroom facility for the age qualified park. The Engineering Division has several permits issued for grading and street improvements.

Site and Surrounding General Plan, Zoning and Land Uses The Section 31 Specific Plan area is bound by Gerald Ford Drive to the north, Monterey Avenue to the east, Frank Sinatra Drive to the south, and Bob Hope Drive to the west and is currently undergoing subdivision improvements. The subject project site is located in the northeast quadrant of Section 31, on the west side of Monterey Avenue.

The General Plan and zoning designation of the subject property is Mixed Use (M-U) and is within the Town Center Planning Area within the Section 31 Specific Plan. The following table describes the surrounding land uses located adjacent to the subject property:

General Plan and Zoning Designation Land Use
Project Site Mixed Use (M-U); Section 31 Specific Plan, Town Vacant Center Planning Area; Mixed Use Town Center Mixed Use (M-U); Section 31 Specific Plan, Town
North Center Planning Area; Mixed Use Town Center and Vacant Residential Conventional
Mixed Use (M-U); Section 31 Specific Plan, Town
East Center Planning Area; Mixed Use Town Center and Vacant Residential Conventional
Mixed Use (M-U); Section 31 Specific Plan, Town
South Center Planning Area; Mixed Use Town Center and Vacant Resort Hotel
West Mixed Use (M-U); Section 31 Specific Plan, Lagoon - Under construction Planning Area 1; Lagoon

PROJECT DESCRIPTION
Site and Floor Plans
The project site is irregularly shaped and totals 3.9 acres or 171,030 square feet. Access to the project site will be from two entryways off Monterey Avenue.

The proposed project is for the first phase of the Town Center and consists of two components:
the Town Center and the back of house building. The Town Center is situated on a portion of Lot 6 of Tract Map No. 37653. Phase 1 of the Town Center consists of fifteen buildings totaling 36,539 square feet. This includes two restaurant buildings totaling 9,057 square feet, three in- Planning Commission Staff Report AGENDA ITEM#
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DATE: November 30, 2023 EA23-0011 and PDP23-0005 Page 5 of 25 JUSTIFICATION OR INFORMATION CONTINUED:
line retail buildings totaling 25,254 square feet, the Artisan Village, and ancillary structures and uses such as a park, shade structures, and a 384 square-foot restroom/utility building. Specific tenants have not been identified at this time; however, the in-line retail buildings will typically have end cap food and beverage establishments as these spaces have been designed with a dedicated outdoor dining area that is contiguous with their interior space.

The Artisan Village is a part of the Town Center and located on the west side of Painted Shore Drive. The Artisan Village consists of nine small tenant retail and food and beverage buildings scattered informally along a central pedestrian walkway. Building sizes range from 144 to 308 square feet. Casual seating areas, including two shaded seating areas, are interspersed throughout the Artisan Village.

The back of house building is a 4,440 square-foot, 12-foot-tall modular building located on Lot 186 of Tract Map No. 38291. There is a dedicated parking lot that is intended for employees from both the residential and commercial areas. The back of house site will be enclosed by a six-foot-tall wall to match the community walls. Access to the site is on Azure Sea Avenue, which is accessible from Prismatic Boulevard and Illustration Way, making it easily accessible from both the residential and town center areas.

A public plaza and park are located to the south of the Artisan Village, near the terminus of Gallery View Way and Painted Shore Drive. The park area features a 10 ½ foot tall crescent shaped trellis structure with flowering vines. A taller "portal" structure lines up with Gallery View Way, and at 21 '-3" tall, will act as an orientation point.

Grading and Drainage
The project site totals approximately 3.9 acres. In the Town Center area, the project site topography is generally flat but slopes from an elevation of approximately 299.91 feet at the terminus of Illustration Way and Wisteria Vine Drive to a lower elevation of approximately 298 feet at the terminus of Gallery View Way and Painted Shore Drive. The pad elevations for the proposed buildings in the Town Center range from 297.8 feet to 298.1 feet. The back of house lot has an established pad elevation of 314.1 feet, which is lower than the adjacent residential lot pad elevation of 316.4 feet.

The grading of the project is required to be designed so that all storm water to the level of a 100- year frequency storm shall be retained on site. In general terms, the individual lots will drain to the private streets, which will then convey water to a series of retention basins located throughout the site. An underground storm drain system of varying pipe sizes is designed to cross the site.

This system will capture surface flows via a series of catch basins and convey it to drainage facilities. Storm events and irrigation run off in the Town Center will be collected in a series of area drains located in hardscape and planters and large catch basins located in the streets which will convey flows in an underground storm drain system to a temporary retention basin located at the southeast end of Painted Shore Drive. This temporary retention basin will be relocated to a permanent location as development continues south.

Architecture
The architectural style of the Town Center buildings is inspired by the local desert and California modern architecture. The proposed architecture is consistent with the design objectives outlined Planning Commission Staff Report AGENDA ITEM#
15-13
DATE: November 30, 2023 EA23-0011 and PDP23-0005 Page 6 of 25 JUSTIFICATION OR INFORMATION CONTINUED:
in the Section 31 Specific Plan. The restaurant and in-line retail buildings are all single-story with building heights ranging from 15 feet to 22 feet, including any screening parapets or panels.

Storefronts were designed with a variety of heights, finishes, textures, colors, and more to create interest and to help articulate and highlight individual tenants. Variations in solar protection, such as fixed shade structures and trellises are incorporated throughout the Town Center. In order to create a vibrant environment and to enhance the pedestrian experience, the design has incorporated varying fa9ade elements, such as wall treatments, recessed entries, and breeze block screen walls.

Located on the western side of Painted Shore Drive, the Artisan Village overlooks the northern end of Catino Bay and the beach area. The nine buildings in the Artisan Village are generally low lying with heights range from 11 ½ to 15 feet tall. The Artisan Village design is reminiscent of the California coastal style with its utilization of whites, linen, stone, wood-like material, and metal mesh railing. A mix of horizontal and vertical sidings are used, along with the potential for illustrative murals to add vibrancy to the mix.

The back of house building is a modular building designed to be discrete. The building is single story and no taller than twelve feet. It will have a sand textured plaster finish and painted in a cream beige color. Accents, such as the doors, windows, and metal canopies will be painted in a dark bronze color. Copings and downspouts will be painted to match the main exterior color.

There will be no rooftop mechanical screening proposed to maintain the design intention, as the mechanical equipment will be located at the ground level and screened from street view by the proposed 6-foot-tall perimeter walls.

The proposed Project is consistent with the following goals, policies, and programs in the Rancho Mirage 2017 General Plan Community Design Element:
1) PROGRAM CD 5.1A ("Encourage the use of quality and/or natural materials such as stone, plaster, stucco, and wrought iron.") in that the Project proposes and encourages the use of natural materials, such as stone, wood, and metal. 2) POLICY CD 9.1 ("Projects shall incorporate architectural interest and variety in the context of a unified setting, including commonalities of color, landscaping, signage and lighting. Strong architectural detailing including fa9ade articulation and varied building materials, colors, and massing shall be encouraged.) in that the Project proposes a variety of wall treatments, recessed entries, and breeze block screen walls. The storefronts were designed with a variety of heights, finishes, textures, colors, and more to create interest and to help articulate and highlight individual tenants. 3) POLICY CD 9.2 ("Projects shall provide comfortable, attractive, and distinctive pedestrian amenities including sitting areas, shade structures, plazas, and arcades.) in that the proposed Project provides various seating areas throughout the Town Center, Artisan Village, and park/plaza area. The in-line retail buildings have various shade structures along the pedestrian walkway and store frontages. In addition, end cap tenants have dedicated covered outdoor seating areas. Casual seating, including two shade structures, are interspersed throughout the Artisan Village. The park/plaza area also has several shaded seating areas.
4) PROGRAM CD 12.1C ("Ensure that gathering places are visible from the street or Planning Commission Staff Report AGENDA ITEM#
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DATE: November 30, 2023 EA23-0011 and PDP23-0005 Page 7 of 25 JUSTIFICATION OR INFORMATION CONTINUED:
parking areas") in that the Project has placed the park/plaza south of the Artisan Village, adjacent to the terminus of Gallery View Way and Painted Shore Drive. The publicly accessible park features a crescent shaped arcade trellis structure with a taller "portal," which acts as an orientation point for visitors.

ANALYSIS
Review Authority (Rancho Mirage Municipal Code Section 17.34.010) The proposed project requires City Council review and approval of the Preliminary Development Plan application. Therefore, the Planning Commission's role in this matter is to forward a recommendation to the City Council for the discretionary entitlement described in this staff report.

Development Plan Permit (RMMC Chapter 17.42)
The purpose of the Development Plan Permit is to establish consistency with the General Plan and protect the integrity and character of the residential and commercial areas of the city. The process ensures that new development yields a pleasant living environment and attracts the interest of residents and visitors as the result of consistent exemplary design.

Development standards control the building envelopes for the proposed uses in the Town Center. These regulations have been designed to provide flexibility in site design while ensuring a consistent and coordinated built environment. The following table compares the proposed project with the Section 31 Specific Plan development standards for the Town Center - Commercial designation:

Town Center
Development Feature Development Proposed Meets Requirements Standards Front Setbacks 0 feet 659.1 feet Yes
Side Setbacks 0 feet 68.5 feet - north side Yes 237.6 feet - south side Rear Setbacks 0 feet 3.5 feet Yes
Lot Coverage Maximum of 70% 3.1% 1 Yes
Max. Building Height 29 feet I 2 stories 21 feet I 1 story Yes Minimum Public 5% of GLA ~29,000 square feet Yes Plaza/Open Space 2 1 This lot coverage calculation includes the north restaurant approved under Preliminary Development Plan Case No. PDP23-0003.
2 Pursuant to Specific Plan Section 4.4.1 Public Plaza Standards, projects that exceed 15,000 square feet of gross leasable area (GLA), must provide a minimum open space/public plaza area equating to 5% of the GLA. The proposed project is required to provide a minimum of 1,826.95 square feet of open space.

Back of House
Development Feature Development Proposed Meets Requirements Standards Front Setbacks 0 feet 24.8 feet Yes
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Side Setbacks 0 feet 92.1 feet Yes
Street Side Setbacks O feet 25.9 feet Yes
Rear Setbacks 0 feet 209.5 feet Yes
Lot Coverage Maximum of 70% 9.9% Yes
Max. Building Height 29 feet I 2 stories 12 feet / 1 story Yes Minimum Public N/A N/A N/A Plaza/Open Space
As proposed, the proposed project meets the applicable development standards set in the Section 31 Specific Plan for the Town Center Planning Area.

Required Parking
The proposed project is subject to the parking standard requirements under the Section 31 Specific Plan. Section 4.5 Town Center Parking Standards of the Specific Plan requires the following parking ratios: general retail stores require one space for each 250 square feet of gross leasable area (GLA), restaurant uses require one space per 80 square feet of GLA, and general office uses require one space for every 250 square feet of GLA for the first 5,000 square feet and one space for every 400 square feet of GLA thereafter.

The master infrastructure previously approved under Preliminary Development Plan Case No.

PDP23-0003 provides a parking supply of 537 standard parking spaces. The parking required for the current palette of uses in the Town Center area is 553 spaces, leaving a deficit of 17 spaces. However, the shared parking methodology was concluded to be applicable to the Cotino Town Center as the individual land use types experience peak demands at different times of the day.

Back of House
General office uses require one space for every 250 square feet of GLA for the first 5,000 square feet and one space for every 400 square feet of GLA thereafter pursuant to the Specific Plan parking standards. The proposed project includes the 4,440 square-foot back of house building with its own parking lot, and therefore was excluded from the shared parking analysis. Fifty-four standard spaces, three handicapped spaces, and two electric vehicle charging spaces are provided for the back of house building. The parking required for the proposed back of house building is eighteen standard spaces. The proposed project provides fifty-four standard parking spaces in addition to handicapped parking and electric vehicle charging spaces, resulting in a surplus of thirty-six standard spaces.

Parking Demand
The Specific Plan also provides opportunities for shared parking among different land uses to reduce the amount of land needed for parking. Certain land uses peak at different times; therefore, land uses do not need their maximum parking supply at the same time. When reviewing parking impacts on shopping centers, the various uses and peak business hours for those uses are taken into consideration. The varying uses result in a range of peak business hours and parking demands. A parking demand analysis dated October 19, 2023, was prepared by traffic engineers Fehr & Peers and is available for public inspection at City Hall. The assessment evaluated the parking demand and operational needs of the Town Center at full Planning Commission Staff Report AGENDA ITEM#
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occupancy and concluded that the peak hours and parking needs do not conflict. Therefore, the proposed project is not anticipated to cause any parking impacts to the approved parking lot.

Landscaping
The overall landscaping theme for Cotino is influenced by the climate of the Coachella Valley and puts emphasis on native, native adaptive, drought tolerant, and low water-use plantings.

The landscape design in the Town Center is meant to enhance the pedestrian experience with plantings at various heights and utilizing landscaping to soften the harder architectural structures and buildings along the streetscape and walkways. In addition, select plantings will be used to highlight and complement the diverse architectural exterior finishes.

The landscape palette complies with Section 31 Specific Plan's landscape standards. Canopy trees include, but are not limited to: Mulga, Tipu, and Desert Museum Palo Verde trees. Palm trees are mostly California Fan Palms of heights between 14 to 18 feet. Other accent palms include the Zahidi Date Palm and Mexican Fan Palm. Accent palm heights vary between 8 to 16 feet. Shrubs and groundcover include varieties of bougainvillea, yucca, agaves, and cacti.

The park plaza contains a lawn area with live turf totaling 7,186 square feet (4.2% of the project site). The lawn area is framed by a crescent shaped arcade structure on the western side and a low landscape planter on the eastern side. Live turf is limited to active recreational spaces to promote active use of gathering places pursuant to Section 3.2 Sustainable Site Design and Infrastructure of the Specific Plan. The proposed lawn area meets the intent of the Specific Plan as it is meant to be the main active and passive gathering space at the south end of the Artisan Village.

Back of House Parking Lot Shade Analysis
Development Code Section 17.26.070 requires all parking lots to provide a minimum of 25% permanent shading for parked vehicles. The applicant is proposing to meet and exceed the requirement by planting 36-inch box Mulga and Desert Museum Palo Verde trees throughout the parking lot planting areas. This will provide 45% shade coverage, exceeding the 25% minimum shaded parking requirement.

Lighting
The proposed project's lighting plan includes a variety of "Dark Sky" friendly LED lighting, such as landscape uplighting, bollards, ambient string lights, and light poles for the parking lot. The lighting plan has been designed to achieve a warm and welcoming environment. The light fixtures will illuminate focal elements, landscaping, paths, entryways, and the parking lot. The parking lot light poles will be a maximum height of eighteen feet, whereas the pedestrian and streetscape light poles will be a maximum height of twelve feet. The proposed lighting plan complies with Section 4.9 Town Center Lighting Standards in the Specific Plan. As conditioned, the project's photometric plan will have a zero-foot candlelight reading at the project boundaries.

FINAL DEVELOPMENT PLAN (FOP)
Prior to the issuance of any building permits, the applicant shall submit a Final Development Plan (FOP), which shall include detailed written responses to each of the project's conditions of approval along with the final set of construction, grading, lighting, landscaping, and irrigation plans. Any revisions that are in substantial compliance with the original project, and do not Planning Commission Staff Report AGENDA ITEM#
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trigger the need for additional environmental analysis, can likely be reviewed at the staff level through either the FDP process or Minor Modification process. If, however, there are wholesale changes to the project during the FDP review, the applicant shall be required to submit additional applications to modify the entitlement as necessary.

ADDITIONAL REVIEW
As part of the project review, staff sent notices to the Public Works Department, Riverside County Fire Marshal's Office, and all other responsible agencies regarding the proposed project on October 31, 2023. In addition, the parking study conducted by Fehr & Peers was peer reviewed by the City's on-call traffic consultant and Engineering Division. Any received comments have been incorporated into this report and the Conditions of Approval.

Architectural Review Working Group (ARWG)
On November 13, 2023, the Architectural Review Working Group conducted a meeting to discuss the proposed Preliminary Development Plan application. The ARWG members asked questions to which staff and the applicant representatives answered. The following topics were discussed: 1) solar control and protection, 2) protection against seasonal prevailing winds, 3) rooftop mechanical equipment screening, 4) roof drain locations, 5) material selection for longevity and durability, 6) incorporating additional articulation for back of house exterior elevations, 7) design enhancements for the perimeter wall along Illustration Way, 8) streetscape plant selections regarding maintenance and intent, and 9) availability of public restrooms.

The ARWG comments have been incorporated into the Conditions of Approval attached to this staff report.

NOTICING REQUIREMENT
Rancho Mirage Municipal Code Section 17. 74.020, Hearing and notice, requires that all property owners, as shown on the county's latest equalized assessment roll, within a 500-foot radius of the boundaries of the subject parcel(s) be notified of matters requiring a public hearing. If the number of property owners to whom the notice would be mailed to is less than 25, then the mailing radius is required to be increased to 1,000 feet as measured from the exterior boundaries of the subject parcel.

On November 15, 2023, public hearing notices were mailed to property owners within a 1,000- foot radius of the parcel boundaries and posted at the City's designated community posting sites pursuant to the requirements of Chapter 17. 7 4 of the Municipal Code. Notification of the public hearing was published in The Desert Sun on November 19, 2023. Any information addressed to the Planning Commission, but received after completion of this final report, will be distributed at the public hearing. No comments have been received as of the publication date of this report.

ENVIRONMENTAL DETERMINATION
The City has reviewed the proposed Project and determined that the Project requires no further environmental review pursuant to CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations).

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The proposed Project is consistent with the adopted Section 31 Specific Plan and no potential new impacts related to the proposed Project has been identified that would necessitate further environmental review beyond the impacts and issued disclosed and evaluated under the certified EIR. The current request does not propose to amend the project boundaries, uses, or development intensities of the original approval. The Project, the first phase of commercial development, is located within the Section 31 Specific Plan, within the Town Center Planning Area. Retail, service, and office uses are permitted uses by right pursuant to Table 5 of the Section 31 Specific Plan. The Specific Plan and associated EIR allows for up to 175,000 square feet of combined office, restaurant, and neighborhood commercial uses, which the proposed Project is not proposing to exceed. Pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15162, the City analyzed whether the revisions would result in new significant impacts or substantial increase in severity of previously identified impacts. Based on Environmental Assessment Case No. EA23-0011 and the City's analysis, no subsequent EIR, supplemental EIR, or subsequent mitigated negative declaration is required. No further environmental review is required.

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CONDITIONS OF APPROVAL
Preliminary Development Plan Case No. PDP23-0005
I. GENERAL

1. This approval shall be effective for two (2) years from the date of City Council approval or as determined by the Section 31 Specific Plan Development Agreement (Case No. DA190003, Document No. 2020-0055580), which shall expire on January 18, 2045. A Final Development Plan permit shall be obtained within this specific time period, or the Preliminary Development Plan permit shall become null and void unless the expiration date for the project is extended as provided by Rancho Mirage Municipal Code (RMMC) Section 17.42.130.

2. The development of the subject property shall conform substantially with the approved exhibits contained in Case No. EA23-0011 and PDP23-0005 and all associated cases on file in the Planning Division. This includes all dimensional and size specifications, landscaping, hardscape, design treatments (including color and materials), and the locations of buildings, structures, and plant materials as shown in the exhibit booklet approved with the development plan.

3. Prior to issuance of any permits, the applicant shall acknowledge that the approved project and any or all proposed modifications to the approved project shall be completed in accordance with applicable City Ordinances, Guidelines, and other requirements in effect at the time of building permit issuance, and/or in accordance with the provisions in the Section 31 Specific Plan and Development Agreement.

4. The applicant shall execute a written acknowledgment to the Planning Division stating acceptance of and compliance with all of the Conditions of Approval for this Project and all associated cases, and that the plans submitted are in compliance with the Conditions of Approval. No modifications shall be made to said plans without written approval from the appropriate decision-making body.

5. The Conditions of Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1 ), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun.

6. The property owner shall be responsible for implementing the Mitigation Monitoring and Reporting Program contained within the certified Section 31 Specific Plan Environmental Impact Report, as necessary.

7. All green waste shall be disposed of at a permitted composting facility. The applicant shall undertake or cause to be undertaken such action or actions as are necessary to permit and/or otherwise accommodate the implementation of recycling services. Such action or Planning Commission Staff Report AGENDA ITEM#
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11. actions may include, but are not limited to: designating and providing adequate area at convenient locations with appropriate access for the placement of dumpsters and/or bin sets; constructing permanent enclosures that meet all requirements of the Code of the City of Rancho Mirage for each dumpster and/or bin set; providing for the security of each dumpster to discourage scavenging, and; providing adequate indoor area at convenient locations for the collection and short-term storage of recyclables. The applicant shall submit a "Recycling Program" that has been reviewed by an agent of the City, which, at a minimum, explains, states or otherwise defines: (1) recyclables generated by type; (2) estimate by pounds for each recyclable generated; (3) number of dumpsters and/or plastic bin sets (one set equals three "baskets") needed to accommodate estimated recyclables; (4) location of each dumpster (may be identified on a map attached as an exhibit); (5) method of collection such as curbside at each residential unit or at rear of property by dumpster, etc.; and (6) pick-up schedule for recyclables. The applicant shall provide other such information as may be necessitated by the development proposal.

8. Prior to issuance of occupancy, any mechanical equipment, storage, trash areas, and utilities shall be screened from view from adjacent public rights-of-way and surrounding private property in accordance with RMMC Section 17.20.140. The method of screening shall be architecturally compatible in terms of colors, materials, shape, and size. The screening design and construction shall be subject to the approval of the Development Services Director and shall blend with the design of the structure and include appropriately installed and maintained landscaping when on the ground. Rooftop screening panels shall be consistent throughout the Town Center and shall be architecturally compatible.

9. All water features shall be maintained in compliance with Ordinance No. 844. Any water features and fountains shall be equipped with an aerometer so that the spray can be adjusted for wind speed.

10. The Property Owner shall be responsible for obtaining any necessary permits from public agencies for special events located on the Subject Property.

11. A sign program or sign program amendment shall be approved prior to issuance of any sign permits.

PLANNING

12. FINAL DEVELOPMENT PLAN REQUIRED
A Final Development Plan (FOP) shall be required prior to issuance of any grading or building permits. The FOP shall include a complete set of Building Construction Plans, Final Lighting Plans (including cut-sheets with Photometric Plan}, Precise Grading Plan, Wall Plans, Final Landscaping and Irrigation Plans, a written response to the project Conditions of Approval, and any other requirements as listed in the FOP application and as required by Planning staff.

A. As part of the FOP application submittal, the applicant shall submit a letter of approval from the City's contracted waste hauler, Burrtec, for the trash bin Planning Commission Staff Report AGENDA ITEM#
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enclosures design. Said enclosures shall be designed to accommodate trash, recycling, and organic waste receptacles as required by State law.

B. The FDP application shall include solar control and protection details.

C. The FDP application shall include building exterior details, including mural details.

13. The Development Services Director shall consider the FOP permit application. The Director may approve an FOP permit if it substantially conforms to the Preliminary Development Plan, Section 31 Specific Plan, and associated Conditions of Approval.

14. The approved Preliminary Development Plan may be modified only with City approval in a manner in compliance with RMMC Section 17.68.080 Changes to an approved project and the Section 31 Specific Plan.

15. The project shall be completed in accordance with the ordinances, requirements, guidelines, and other criteria in effect at the time of building permit issuance, and/or in accordance with the provisions in the Section 31 Specific Plan and Development Agreement.

16. All roof vents and plumbing stacks shall be routed to the interior side and/or rear of the structure so as to not be seen from the front building elevation. All vents and stacks shall be of a color compatible with the Planning approved building color(s) and have non reflective surfaces.

17. Landscaping, Wall, and Grading Plans shall demonstrate that all electrical transformers, utility pads, cable TV and phone boxes, and similar utility fixtures will be screened, and/or installed underground if required pursuant to RMMC Chapters 12.16 Underground Utility Lines and 17.20 General Property and Use Standards.

18. Landscaping. The plans shall be submitted as a Landscape Documentation Package in accordance with Ordinance No. 990, and as amended by Ordinance 1101. Such Plan(s) shall be consistent with the Preliminary Landscape Plan, and the applicant shall provide evidence that the landscape plan has been reviewed and approved by the Riverside County Office of the Agricultural Commissioner and the Coachella Valley Water District (CVWD) prior to requesting a final inspection. The final landscaping and irrigation plans shall incorporate the use of Evapotranspiration (ET) irrigation "smart" controllers which shall include automatic water scheduling, rain, and temperature sensors. Prior to a final inspection, the landscape contractor shall verify in writing with Planning staff that controllers have been installed, are correctly programmed, and operate with these features. More information on smart controllers can be found at www.irrigation.com.

A. The project landscape architect shall submit written verification that the landscaping and irrigation has been installed per the approved plans.

B. Vegetation with spikes that may be harmful to pedestrians shall be a minimum of three (3) feet away from walkways.

C. The Planning Division reserves the right to request additional landscaping upon final inspection if it is determined that areas are devoid of plant or ground cover Planning Commission Staff Report AGENDA ITEM#
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Ill.
material, or the execution of the landscaping plan does not comply with the purpose and intent of the Section 31 Specific Plan.

D. The applicant shall provide additional landscaping between the parking lot and the in-line retail buildings to screen the in-line retail buildings' rear elevations and parking lot from public view.

19. Walls. Where perimeter walls are shown on the development plan they shall be designed with aesthetic relief and be of high-quality architectural design to complement adjacent developments. In accordance with the Community Design Elements, the landscaped parkway and perimeter wall along all property lines shall be aesthetically enriched and subject to approval of Planning staff, with architectural review as deemed necessary. All top-of-wall elevations and adjacent finish grade elevations for the project perimeter and entry walls shall be subject to review and approval by the Planning Division and City Engineer. The applicant shall contact the adjacent property owners if grading outside the subdivision boundaries is required for construction of the perimeter walls. This shall be accomplished prior to issuance of any permit.

20. Lighting. All exterior lighting shall be shown on the Final Development Plan and shall be low-level directed lighting, energy-efficient and shielded or recessed so that direct glare and reflections are confined within the boundaries of the subject site and shall be directed downward and away from adjoining properties and public right of way. Lighting shall not blink, flash, or be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the building and shall be subject to review and approval by the Planning Division. Light fixtures shall be architecturally compatible to the overall design of the project.

BUILDING

21. TRANSPORTATION UNIFORM MITIGATION FEE (TUMF)
The applicant shall pay to the Building Division the TUMF in effect at the time the Building Permits are issued.

22. LICENSE TAX FOR NEW CONSTRUCTION
Pursuant to Section 10 of the Section 31 Development Agreement (Case No.

DA190003, Document No. 2020-0055580), the Developer shall pay 100% of this license tax, pursuant to Chapter 3.28, "License Tax on New Construction" of the Municipal Code, subject to a credit, as set forth in Exhibit Bin the Section 31 Development Agreement, for any actual costs Developer incurred for acquiring, designing, constructing, improving, providing and maintaining utility undergrounding facilities and improvements (or related to the removal of overhead utility facilities and structure) fronting the perimeter of the Project Site and which are provided for in the City of Rancho Mirage General Plan, the City's adopted Capital Improvement Program or the Section 31 Specific Plan duly approved by the City, plus any of the existing transmission lines located within the Project Site on the north side of Frank Sinatra Drive, less any credits received by Developer with respect to Infrastructure Undergrounding Development Impact Fee. The tax amount, creditable improvements to be constructed by Developer, and an estimate of the projected credit amount are set forth in Exhibit Bin the Section 31 Development Agreement.

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IV.

23. DEVELOPMENT IMPACT FEES (DIF)
The Project shall be subject to the Development Impact Mitigation Fees in effect as of January 18, 2020, the effective date of the Development Agreement, and subject to any applicable credits set forth in Exhibit B, Impact Fees and Credits, in the Development Agreement.

24. COACHELLA VALLEY WATER DISTRICT (CVWD) LETTER
Prior to occupancy, if applicable, a letter from CVWD shall be submitted stating that all the district fees have been paid and all requirements have been met for development.

The City and CVWD reserve the right to apply water conservation requirements to the project at the time of Final Development Plan approval and prior to permit issuance. Any required changes shall be reviewed ministerially by City staff and by CVWD pursuant to their adopted protocol.

25. PERMITS & CLEARANCES
The applicant shall provide evidence of permit(s) or clearance(s) from the following agencies:
• City Planning Division
• City Engineer
• City Attorney
• City Contract Specialist
• Fire Marshal
• Riverside County Department of Environmental Health
• Southern California Edison
• Coachella Valley Water District
• Burrtec
• Palm Springs Unified School District
• South Coast Air Quality Management District (SCAQMD)

PUBUCWORKS

26. GRADING & DRAINAGE PLAN
Prior to issuance of a Building Permit, the applicant shall be required to submit a grading and drainage plan prepared by a licensed civil engineer to the City Engineer for plan check and approval. The grading and drainage plan shall be consistent with any and all conditions of approval associated with any applicable subdivision map and any Development Permit entitlements issued for the subject project by the City or any other responsible public agency. The grading and drainage plan shall conform to all city policies, standards, and regulations applicable to the project. In addition, if the project involves grading and drainage issues related to Coachella Valley Water District (CVWD) facilities, written evidence of the District's approval shall be included with the submittal required by the City of Rancho Mirage. Additional plans or materials may be required at the discretion of the Engineering Division. Release of Building Permit(s) will be contingent upon proof that the site has been properly graded pursuant to an approved plan. Prior to issuance of a Grading Permit, the applicant shall schedule and conduct a pre-construction meeting with the City Public Works Inspector at the job site.

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27. LOCAL AIR QUALITY MANAGEMENT PLAN (LAQMP)
The applicant shall prepare a Local Air Quality Management Plan (LAQMP) pursuant to Ordinance No. 855, Municipal Code Chapter 7.01. Said LAQMP shall detail the project's potential impacts upon the air quality of the area and any necessary mitigation measures and shall be submitted to the Public Works Department for review and approval prior to the issuance of the Grading Permit. For ease of preparing a LAQMP, the applicant may contact the Public Works Department regarding use of the LAQMP worksheet.

28. WATER QUALITY MANAGEMENT PLAN (WQMP)
Per the criteria of the Whitewater River Region Storm Water Management Plan (SWMP}, subdivisions of 10 or more lots shall submit a Water Quality Management Plan (WQMP) for review prior to approval of the Final Development Permit and/or Final Subdivision Map. (See Appendix Hof the SWMP for details.) A Final WQMP shall be required prior to permit issuance, with Recording of a Covenant, or other approved mechanism, establishing the WQMP as a Public Record that shall apply upon occupancy, and continuing forward, to all future operators/residents of the project. Any approved design modifications that take place during construction shall be documented and incorporated into the Recorded WQMP Covenant prior to occupancy.

29. SWPPP/NOI
Prior to issuance of Grading or Building Permits, the Property Owner shall submit the completed Notice of Intent (NOi) form and site plan with the appropriate fee, to the State Water Quality Control Board for the General Construction Activity Storm Water Permit.

Proof of submittal shall be given to the City Engineer. The SWPPP promised by the NOi is required to be kept on the project site and may be requested for viewing by the City or Water Quality Control Board personnel. The WDID number issued with the SWPPP shall be put on the Grading Plan.

30. MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) FEE Prior to issuance of Building Permits, the applicant shall pay to the City the required Multiple Species Habitat Conservation Plan (MSHCP) Fee. 31 . AS-BUILT PLANS
A complete set of "As-Built" Grading, Sewer, Water, Landscaping, Street, Storm Drain, and all other required improvement plans shall be submitted by the engineer of record for review and approval prior to occupancy.

32. SECURITY
In accordance with the request of the Rancho Mirage Police Chief, the site shall be fenced and gated for security purposes. Screening material shall be placed on the fence to help block blowsand and to block views through the fence. If necessary, the applicant shall provide a state licensed private security officer during the time construction workers are not onsite.

33. PAD CERTIFICATION
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Prior to release of building permits, a Pad Certification submitted from a Licensed Land Surveyor or Civil Engineer, attesting to the elevation matching the rough grade pad elevation shall be submitted to validate the rough grading completion. Building pad shall be certified by the licensed design engineer or a licensed land surveyor to within 0.10 of a foot above or below the approved pad elevation indicated on the approved grading plan.

34. COMPACTION REPORT
Prior to the release of building permits, the lot(s) for the building(s) shall have a compaction report submitted from a Geotechnical Engineer attesting to the buildable pad being compacted at least 90% of maximum relative density. If any over-excavation, or slopes steeper than 2: 1, are needed for the building pad, a Geotechnical Engineer shall submit a document attesting to the acceptability of this non-standard earthwork in accordance with the recommendations of the preliminary soil report.

35. UNDERGROUND UTILITIES REQUIRED
All existing or proposed Southern California Edison, General Telephone, CATV, or other overhead service facilities, shall be installed underground in accordance with the provisions of Section 12.16 of the Rancho Mirage Municipal Code. The undergrounding installation of all existing or proposed overhead distribution and transmission utility lines shall be completed and/or appropriate guarantee arrangements shall be entered into for any structure constructed pursuant to this approval as required by the City Engineer. Such guarantee arrangement shall be approved by the City administrative staff and the City Attorney and shall include the posting of improvement security adequate to secure the periphery of the subject property; and as identified above and as required in Section 12.16 of the Rancho Mirage Municipal Code.

36. IMPROVEMENTS COMPLETED PRIOR TO OCCUPANCY
Prior to occupancy, the construction of all required public improvements, including but not limited to sewer, water, curb and gutters, paving to join, storm water drainage facilities, and other required utility improvements shall be completed. All conditions set for Tract 37563 shall be carried into Tracts 37856 and 38291 if not already completed.

CITY ATTORNEY
Prior to issuance of Building Permits, the following conditions shall be satisfied:

37. INDEMNITY AGREEMENT
The permittee shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul this permit approval. The City shall notify the permittee of any claim, action, or proceeding and the City shall cooperate in the defense. If the City fails to notify the permittee of any claim, action or proceeding of which the City has written notice, the permittee shall not thereafter be responsible to defend, indemnify, or hold harmless the City.

38. REIMBURSEMENTS
The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because Planning Commission Staff Report AGENDA ITEM#
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VI.
of this grant. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate in the defense of the action, but such participation shall not relieve the permittee of any obligation under this Condition.

39. IMPROVEMENT SURETY
Pursuant to Chapter 15.64.280 of the Rancho Mirage Municipal Code, all public improvements proposed with the Development Plan submittal, or required by the adopted approval Conditions, shall be guaranteed by cash bonds, letters of credit, or other legal instruments acceptable to the City Attorney and City Council.

40. RELEASE OF PLANS
Written authorization must be obtained from any certified, licensed, or registered professional who signed the original building plans authorizing the plans to be made available by the City to all subsequent owners upon request (if on file with the City at the time of the request) for use by any subsequent owners solely for the construction, maintenance, operation, and use of the subject building(s) at the Project Site.

41. NOTICE TO CITY UPON DEFAULT, FORECLOSURE OR BANKRUPTCY In the event that the applicant receives a notice of default from any lender in connection with funds loaned to the applicant for the proposed development, or that any security instrument given by the applicant to any lender is foreclosed upon whether through a trustee's sale or otherwise, or that the applicant files a petition for bankruptcy, the applicant shall immediately notify the City of such notice of default, foreclosure sale, and/or filing of the bankruptcy petition, as the case may be.

EIRE MARSHAL

42. The proposed project may have a cumulative adverse impact on the Fire Department's ability to provide an acceptable level of service. These impacts include an increased number of emergency and public service calls due to the increased presence of structures, traffic, and population. The project proponents/developers will be expected to provide for a proportional mitigation to these impacts via capital improvements and/or impact fees.

43. Fire Department emergency vehicle apparatus access road locations and design shall be in accordance with the California Fire Code, City of Rancho Mirage Municipal Code, and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance.

44. Fire Department water system(s) for fire protection shall be in accordance with the California Fire Code, City of Rancho Mirage Municipal and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance.

45. Prior to Building Permit issuance, the required water system, including all fire hydrant(s), shall be installed, and accepted by the appropriate water agency and the County Fire Department prior to any combustible building material placed on an individual lot. Contact Planning Commission Staff Report AGENDA ITEM#
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the Fire Department to inspect the required fire flow, street signs, all weather surfaces, and all access and/or secondary access. Approved water plans must be at the job site.

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FINDINGS
Preliminary Development Plan Case No. PDP23-0005
Pursuant to RMMC Section 17.42.060 Findings and decision, a development plan permit may be approved by the applicable review authority only if all of the following findings are made:

A. The proposed development is: 1) Allowed within the respective zoning district; 2) Generally in compliance with all of the applicable provisions of this title that are necessary to carry out the purpose and requirements of the respective zoning district, including prescribed development standards and applicable design guidelines; and 3) Consistent with the general plan and specific plan. The proposed use is one permitted within the subject zoning district and complies with all of the applicable provisions of the Zoning Ordinance and Section 31 Specific Plan. The current General Plan and zoning designation for the Section 31 Specific Plan Area ("Subject Property") is Mixed Use (M-U) as it falls under a specific plan. The Project consists of commercial and office development for a total of 40,979 square feet of combined commercial and office space. Retail, service, and office uses are permitted uses by right pursuant to Table 5 Town Center Permitted Uses in the Specific Plan. The Specific Plan and associated EIR allows for up to 175,000 square feet of combined office, restaurant, and neighborhood commercial uses, which the proposed Project is not proposing to exceed. As conditioned, the proposed project is consistent with the City's General Plan and Section 31 Specific Plan.

B. The proposed project would produce a comprehensive development incorporating a more enhanced environment and architectural excellence (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, increased amounts of landscaping and open space, improved solutions to the design and placement of parking facilities, etc.) than would normally be possible under more standard district development requirements, as conditioned. The architectural style of the Town Center buildings is inspired by the local desert and California modern architecture. The proposed architecture is consistent with the design objectives outlined in the Section 31 Specific Plan. The restaurant and in-line retail buildings are all single-story with building heights ranging from 15 feet to 22 feet, including any screening parapets or panels. The storefronts were designed with a variety of heights, finishes, textures, colors, and more to create interest and to help articulate and highlight individual tenants. Variations in solar protection, such as fixed shade structures and trellises are incorporated throughout the Town Center.

In order to create a vibrant environment and engage the pedestrians, the design has incorporated varying facade elements, such as wall treatments, recessed entries, and breeze block screen walls. Located on the western side of Painted Shore Drive, the Artisan Village overlooks the northern end of Cotino Bay and the beach area. The nine buildings in the Artisan Village are generally low lying with heights range from 11 ½ to 15 feet tall. The Artisan Village design is reminiscent of the California coastal style with its utilization of whites, linen, stone, wood-like material, and metal mesh railing. A mix of horizontal and vertical sidings are used, along with the potential for illustrative murals to add vibrancy to the mix. The back of house building is a modular building designed to be discrete. The building is single-story and no taller Planning Commission Staff Report AGENDA ITEM#
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DATE: November 30, 2023 EA23-0011 and PDP23-0005 Page 22 of 25 JUSTIFICATION OR INFORMATION CONTINUED:
than twelve feet. It will have a sand textured plaster finish and painted in a cream beige color. Accents, such as the doors, windows, and metal canopies will be painted in a dark bronze color. Copings and downspouts will be painted in a cream beige color to match the main exterior. There will be no rooftop mechanical screening proposed to maintain the design intention.

The overall landscaping theme for Cotino is influenced by the climate of the Coachella Valley and puts emphasis on native, native adaptive, drought tolerant, and low water-use plantings. The landscape design in the Town Center is meant to enhance the pedestrian experience with plantings at various heights and utilizing landscaping to soften the harder architectural structures and buildings along the streetscape and walkways. In addition, select plantings will be used to highlight and complement the diverse architectural exterior finishes. The landscape plan incorporates a desert appropriate planting palette and is in compliance with the Section 31 Specific Plan and the City's Landscape Development Standards.

In addition, the proposed project meets the Specific Plan's open space and plaza requirements in accordance with Section 4.4.1 Public Plaza Standards. The Project is required to provide a minimum open space/public plaza space that equates to 5% of the proposed gross leasable area, or 1,826.95 square feet. The Project includes a public park/plaza area that is at least 29,000 square feet, which meets and exceeds the minimum requirement.

In addition, end cap tenants have dedicated covered outdoor seating areas.

Casual seating, including two shade structures, are interspersed throughout the Artisan Village. The park/plaza area also has several shaded seating areas. 4) PROGRAM CD 12.1C ("Ensure that gathering places are visible from the street or parking areas") in that the Project has placed the park/plaza south of the Artisan Planning Commission Staff Report AGENDA ITEM#
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DATE: November 301 2023 EA23-0011 and PDP23-0005 Page 23 of 25 JUSTIFICATION OR INFORMATION CONTINUED:

Village, adjacent to the terminus of Gallery View Way and Painted Shore Drive.

The publicly accessible park features a crescent shaped arcade trellis structure with a taller "portal," which acts as an orientation point for visitors.

C. The design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle access and public services and utilities (e.g., drainage, fire protection, sewers, water, etc.), would ensure that the proposed development would not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or welfare, or injurious to the property or improvements in the vicinity and the respective zoning district. The Subject Property is currently undergoing subdivision improvements. The conditions of approval for the approved tract maps in Section 31, as imposed by the City Council, will ensure that on and off-site infrastructure improvements meet or exceed the City of Rancho Mirage requirements. In addition, the property owner is responsible for implementing the Mitigation Monitoring and Reporting Program contained within the certified Section 31 Specific Plan EIR. Land uses, lot types and sizes, development intensities, circulation, and public services and utilities were analyzed during the Section 31 Specific Plan entitlement process .

The Subject Property is physically suitable for the proposed project as analyzed in the Section 31 Specific Plan and associated EIR. The current request does not propose to amend the project boundaries, uses, or development intensities of the original approvals associated with the Specific Plan. As part of the project review, staff sent notices to the Public Works Department, Riverside County Fire Marshal's Office, and all other responsible agencies regarding the proposed project on October 31, 2023. The parking study analysis was reviewed by the Engineering Division and their on-call traffic consultant; both agreed with the parking study conclusions. In addition, the Architectural Review Working Group reviewed the project on November 13, 2023. Any received comments have been incorporated into this report and the Conditions of Approval.

D. The design, location, and proposed uses would be compatible with the character of existing development in the surrounding neighborhood. The proposed use is one permitted within the subject zoning district and complies with all of the applicable provisions of the Zoning Ordinance and Section 31 Specific Plan. The current General Plan and zoning designation for the Section 31 Specific Plan Area ("Subject Property") is Mixed Use (M-U) as it falls under a specific plan. The Project consists of commercial and office development. Retail, service, and office uses are permitted uses by right pursuant to Table 5 Town Center Permitted Uses in the Specific Plan. The Specific Plan and associated EIR allows for up to 175,000 square feet of combined office, restaurant, and neighborhood commercial uses, which the proposed Project is not proposing to exceed. The architectural designs of the buildings are inspired by the local desert environment and California modern architecture. The back of house building will be utilized by employees of both the residential and commercial areas and is placed in an ideal location along the boundary of the residential and commercial areas. In addition, all buildings are single story and do not exceed the maximum height limit of two stories or 29 feet pursuant to Table 7 Building Height Standards in the Specific Plan.

Planning Commission Staff Report AGENDA ITEM#
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DATE: November 30, 2023 EA23-0011 and PDP23-0005 Page 24 of 25 JUSTIFICATION OR INFORMATION CONTINUED:

E. The subject site is physically suitable for the type and density/intensity of development being proposed, as conditioned. The Subject Property is physically suitable for the proposed project, as analyzed in the Section 31 Specific Plan and associated EIR.

The current request does not propose to amend the project boundaries, uses, or development intensities of the original approvals associated with the Specific Plan.

The Project consists of commercial and office development. Retail, service, and office uses are permitted uses by right pursuant to Table 5 Town Center Permitted Uses in the Specific Plan. The Specific Plan and associated EIR allows for up to 175,000 square feet of combined office, restaurant, and neighborhood commercial uses, which the proposed Project is not proposing to exceed. In addition, all buildings are single story and do not exceed the maximum height limit of two stories or 29 feet pursuant to Table 7 Building Height Standards in the Specific Plan.

F. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and there would be no potential significant negative effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless findings are made in compliance with CEQA. • The proposed Project is exempt from CEQA pursuant to CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations).

CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations) provides that when an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in light of the whole record, that there are new significant environmental effects due to a change in the project or circumstances, and there is new information of substantial importance as identified in CEQA Guidelines Section 15162(a)(3). The proposed Project is a request to construct the first phase of commercial development in the Section 31 Specific Plan area, known as the Cotino Town Center. The proposed Project will result in 40,979 square feet of combined commercial and office space. This Project consists of two restaurant buildings totaling 9,057 square feet, three in-line retail buildings totaling 25,254 square feet, the Artisan Village, a 4,440 square-foot back of house building, and ancillary structures and uses such as the park, shade structures, and a 384 square-foot restroom/utility building. The Artisan Village consists of nine small tenant buildings totaling 1,844 square feet. On December 5, 2019, the Section 31 Specific Plan Environmental Impact Report (EIR) was certified (State Clearinghouse Number 2018081074). A Mitigation Monitoring and Report Program (MMRP) was prepared and adopted with the Section 31 Specific Plan and EIR and remains in full effect.

The proposed Project is consistent with the adopted Section 31 Specific Plan and no potential new impacts related to the proposed Project has been identified that would necessitate further environmental review beyond the impacts and issued disclosed and evaluated under the certified EIR. The current request does not propose to amend the project boundaries, uses, or development intensities of the original approval. The Project, the first phase of commercial development, is located within the Section 31 Specific Plan, within the Town Center Planning Area. Retail, service, Planning Commission Staff Report AGENDA ITEM#
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and office uses are permitted uses by right pursuant to Table 5 of the Section 31 Specific Plan. The Specific Plan and associated EIR allows for up to 175,000 square feet of combined office, restaurant, and neighborhood commercial uses, which the proposed Project is not proposing to exceed. Pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15162, the City analyzed whether the revisions would result in new significant impacts or substantial increase in severity of previously identified impacts. Based on Environmental Assessment Case No.

EA23-0011 and the City's analysis, no subsequent EIR, supplemental EIR, or subsequent mitigated negative declaration is required. No further environmental review is required.

Planning Commission Staff Report AGENDA ITEM#
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r--- ······················ ··················································--- ---- ·······················································-- ·····························--·························· ATTACHMENT 5
~ CITY OF RANCHO MIRAGE

SPECIAL MEETING OF THE PLANNING COMMISSION
THURSDAY, NOVEMBER 30, 2023 - 2:00 P.M.

City Hall - Council Chamber
69-825 Highway 111
Rancho Mirage, CA 92270
CALL TO ORDER -2:00 P.M.

DRAFT MINUTES
a) Flag Salute: Led by Commissioner Curran.
b) Roll Call: Agostini, Bryant, Chanter, Curran, Grey - All Present.

COMMISSIONER COMMENTS
Commissioner Chanter commented that she hoped everyone had a great Thanksgiving.

Commissioner Curran hoped everybody had a wonderful holiday and the thanked everyone in attendance.

Vice Chair Agostini welcomed everyone and expressed excitement to see the crowds come back into town again.

Commissioner Bryant commented that he was honored to be a part of all the great things happening in the City as projects roll along.

Chair Grey joined in with everyone else to say it was a great time of year and expressed his appreciation for Thanksgiving.

NON-AGENDA PUBLIC COMMENTS
Brad Anderson, resident of Rancho Mirage, commented that he did not agree with the cancellation of the regularly scheduled meeting or holding a special meeting with public hearing items on the agenda.

APPROVAL OF MINUTES - October 26, 2023, Regular Meeting.

Chair Grey reported that the minutes in the packet had been revised, per the request of Commissioner Bryant. (The revised minutes were provided to Planning Commissioners and made available to the public.)
Public Comments - None.

DRAFT 11/30/2023 Special Planning Commission Meeting Minutes Page 1 of 6 ··················-························································· ·····················-·······················--- ··························--········································································· ························· 15-34
································· ················································································································--- - -······················································ MOVED/SECONDED BY AGOSTINI/CHANTER TO APPROVE THE OCTOBER 26, 2023, REVISED REGULAR PLANNING COMMISSION MEETING MINUTES. MOTION CARRIED 5/0.

PUBLIC HEARINGS

1. Sign Program Amendment Case No. SIPRA23-0003 - Applicant: Signarama on behalf of Les Jardins. Consideration of a sign program amendment to modify the existing signage criteria for a one-story building. The subject property is located at 72111 Highway 111 (APN:
682-350-008).

A. Consider approving the filing of a Notice of Exemption pursuant to the California Environmental Quality Act (CEQA) Section 15311 (Class 11 - Accessory Structures).

B. Consider approving Sign Program Amendment Case No. SIPRA23-0003, subject to the conditions of approval and based on the content and findings in the staff report.

Lezlee Vasquez, Assistant Planner, presented the staff report.

Public Comments - None.

Commissioner Comments
Commissioner Chanter commented that the signage was attractive and appropriate for the location.

MOVED/SECONDED BY CHANTER/CURRAN TO:

A. APPROVE THE FILING OF A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) SECTION 15311 (CLASS 11 - ACCESSORY STRUCTURES); AND

8. APPROVE SIGN PROGRAM CASE NO. SIPR23-0003, SUBJECT TO THE

CONDITIONS OF APPROVAL AND BASED ON THE CONTENT AND FINDINGS IN THE STAFF REPORT.

MOTION CARRIED 5/0.

2. Environmental Assessment Case No. EA23-0011 and Preliminary Development Plan Case No. PDP23-0005 - Cotino Town Center Phase 1. Applicant: DMB Development LLC on behalf of EC Rancho Mirage Holdings LP. Consideration to construct the first phase of the Catino Town Center, which includes two restaurant buildings totaling 9,057 square feet, three in-line retail buildings totaling 25,254 square feet, the Artisan Village, a 4,440 square-foot back of house building, and ancillary structures and uses such as the park, shade structures, and restroom/utility building. The Artisan Village consists of nine small tenant buildings totaling 1,844 square feet. The proposed Project will result in 40,979 square feet of combined commercial and office space. The subject property (Tract No. 38291, Lot 186 and Tract No. 37563, Lot 6) is in the northeastern quadrant of the Section 31 Specific Plan area and can be accessed from Monterey Avenue (APNs: 685-220-032 & 685-220-033).

A. Consider recommending that the City Council find Preliminary Development Plan Case DRAFT 11/30/2023 Special Planning Commission Meeting Minutes Page 2 of 6 - -··· ······················· ······················································································-····················· .. ·--- 15-35
······································-·····- - ··------····································································- --- --··············································································-- - No. PDP23-0005 to be exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15162 (Subsequent EIRs and Negative Declarations).

B. Consider recommending that the City Council approve Preliminary Development Plan Case No. PDP23-0005, subject to the conditions of approval and based on the content and findings in the staff report.

Joy Tsai, Senior Planner, presented the staff report.

Commissioner Comments
Commissioner Chanter commented that it was exciting to see the plans come to life and she liked the attractive and vibrant design that could be enjoyed by pedestrians.

Commissioner Curran noted his background in the commercial real estate industry and expressed appreciation of the time and effort put into the planning and development of the project. He added that the mix of tenant types would be a great addition to the community.

Commissioner Agostini concurred with Commissioners Chanter and Curran, noting he looked forward to the future progress and advancement of Catino.

Commissioner Bryant commented that the City was fortunate to have an experienced developer, such as DMB Development, involved in the project. He noted the project would be a superb amenity, not only for Catino and Rancho Mirage, but for the entire Coachella Valley . He added that the whole Town Center was going to contribute to an economic boom and be another reason for people to visit and/or move to Rancho Mirage.

Commissioner Bryant commented on the walking areas, the different shade structures, and the road going down the Town Center. He asked the developer to explain 1) the adequacy of the Artisan Village pedestrian corridor shading, and 2) the concept of the parking area and the street, Painted Shore Drive, that was designed to go through the middle of the Town Center.

Paul DePalatis of MSA Consulting and project applicant answered Commissioner Bryant's questions. He explained that Painted Shore Drive was a primary utility and maintenance vehicle access corridor serving the Town Center. He added that parking spaces were provided in front of the in-line retail buildings for "drop-in" customers. He also explained that the shading for the Artisan Village has slightly different design program and intent than the in-line retail buildings and was designed to allow view corridors.

Jarvis Payne, landscape architect from MSA Consulting, further elaborated on the landscape design concept of the Artisan Village. He clarified that the Artisan Village incorporates canopy shade trees, shade structures, and awnings over the kiosk buildings and oriented with sun angles in mind.

Commissioner Bryant asked if the California Department of Real Estate (DRE) required public reports for ground leases in this development.

Eric Brown, general manager for DMB Development, responded that DRE involvement was not required for the subject project.

DRAFT 11/30/2023 Special Planning Commission Meeting Minutes Page 3 of 6 ------- ·······················--······--------················· ··········································-················· 15-36
········································-- ---············ ··················· •·············· ··········--·············· ············•··················· ······························•---- -········ ·································· ········· ···-········ Chair Grey commented that the proposed project was beautifully designed. He added that reviewing the scope of work and project with staff directly helped him alleviate his concerns. He expressed concern regarding the view from Monterey Avenue, project phasing, and parking lot visibility.

Mr. DePalatis addressed Chair Grey's concerns about the area in question, explaining the existing condition was temporary. He added that the final landscape design could not be determined in the areas outside of the project boundaries until future projects were proposed.

Public Comments
Salvador Amesquita, representing the Western States Regional Council of Carpenters Union, urged the City to require that the project utilize contractors paying a living wage and utilize state certified apprenticeship programs.

MOVED/SECONDED BY BRYANT/CHANTER TO RECOMMEND THAT THE CITY COUNCIL:

A. FIND PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP23-0005 TO BE EXEMPT

FROM THE CALIFORNIA ENVIRONMENT AL QUALITY ACT (CEQA) PURSUANT TO CEQA GUIDELINES SECTIONS 15162 (SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS); AND
B. APPROVE PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP23-0005,

SUBJECT TO THE CONDITIONS OF APPROVAL AND BASED ON THE CONTENT AND FINDINGS IN THE STAFF REPORT.

MOTION CARRIED 5/0.

3. Environmental Assessment Case No. EA22-0017 and Major Modification Case No.

MOD22-0049 - Westar New Retail Pad Building. Applicant: Connor Best of Westar Associates. Consideration to demolish a portion of a parking lot and construct a new 4,500 square-foot retail pad building in an existing shopping center anchored by Gelson's Market.

The proposed building will be located on a 1.61-acre parcel along the west side of Bob Hope Drive, approximately 375 feet south of the Bob Hope Drive and Gerald Ford Drive intersection. This request also includes related landscaping and site improvements. The subject property is located at 36101 Bob Hope Drive, Rancho Mirage CA 92270 (APN: 674- 600-003).

A Consider recommending that the City Council find Major Modification Case No. MOD22- 0049 to be exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 (In-fill Development Projects).

B. Consider recommending that the City Council approve Major Modification Case No.

MOD22-0049, subject to the conditions of approval and based on the content and findings in the staff report.

Joy Tsai, Senior Planner, presented the staff report.

Commissioner Comments
DRAFT 11/30/2023 Special Planning Commission Meeting Minutes ---··· ······························································································································--···········--······----~----

Page 4 ends

······················---
15-37
························- -----·-- --··········································································-·····························--- Commissioner Chanter commented that incorporating additional space for retail and office was good, as it would encourage more foot traffic throughout the shopping center and help the retailers.

Commissioner Curran noted he had no issues with the proposed project. He commented that additional amenities would help support the community and Rancho Mirage residents.

Commissioner Agostini spoke in favor of having additional amenities in Rancho Mirage. He noted that the neighborhood shopping center was centrally located and he liked the idea of bringing in new restaurants or retailers to the center.

Commissioner Bryant commended the property owner for having one of the nicest centers in the community. He asked staff if there had been any discussion with Southern California Edison about undergrounding the existing power lines.

Isaiah Hagerman, City Manager, reported that the subject power lines would be undergrounded as part of the Cotino project.

Commissioner Bryant commented on the proposed building setback from Bob Hope Drive and made recommendations regarding the landscaping that could go in once the power lines were underground. He spoke regarding parking requirements and asked if the proposed project met the City's parking codes.

Ms. Tsai responded that the applicant has agreed to add additional architectural articulation, such as glazing, on the east elevation facing Bob Hope Drive. She noted that the parking study covered the entire shopping center. She explained that the parking study was completed by traffic engineers and peer reviewed by the City's on-call consultant. She clarified that the parking assessment was based on the center at full occupancy and peak hours, and utilized multiple methodologies. She concluded by noting that the City's on-call consultant agreed with the parking study conclusion that the proposed parking supply was sufficient.

Chair Grey commented that he believed that there was adequate parking for the entire center; however, he expressed concern about vehicle and pedestrian circulation. He asked what the rationalization was for the placement of the new building pad in the lower corner of the center, as opposed to along the Gerald Ford Drive boundary, between Chase Bank and O'Caine's restaurant buildings.

Connor Best of Westar Associates, property owner representative, responded that electric vehicle chargers would be installed at the Gerald Ford boundary and there was adequate parking for the new building at the proposed location.

Public Comments - None.

MOVED/SECONDED BY AGOSTINI/CURRAN TO RECOMMEND THAT THE CITY COUNCIL:

A. FIND MAJOR MODIFICATION CASE NO. MOD22-0049 TO BE EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA GUIDELINES SECTION 15332 (IN-FILL DEVELOPMENT PROJECTS); AND DRAFT 11/30/2023 Special Planning Commission Meeting Minutes Page 5 of 6 ···················································· ···············••·••·•···•···········································-·······················································--·· .. ····················------ ·················•··················· ················ ············· ···•···········-· •·· 15-38
··························································-- ················································································································································---·······························································---- B. APPROVE MAJOR MODIFICATION CASE NO. MOD22-0049, SUBJECT TO THE

CONDITIONS OF APPROVAL AND BASED ON THE CONTENT AND FINDINGS IN THE STAFF REPORT.

MOTION CARRIED 5/0.

ADJOURNMENT
With no further business to consider, the Planning Commission meeting was adjourned at 3:00 P.M.

Prepared by: Deanna Mendoza
Development Services Technician
Date Approved by Planning Commission:

DRAFT 11/30/2023 Special Planning Commission Meeting Minutes Page 6 of6 ·······························•················--- - --- --- ·····················••·••········-- ------••••••••••••••••-H•••••••••••--- 15-39
TOWN CENTER PHASE 1
(ARTISAN VILLAGE, RETAIL & BAC~i)tOUSE)
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COTINO
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SUBM ITTAL DATE:

NOVEMBER 17, 2023
15-40

PROJECT DESCRIPTION

VISION STATEMENT
THECom,10 TOWN CENID 15 INTEHOED AS THE HEARTOFCOMMUNITV ENERGY AND ACTMTY AT THE NORTH ENO OF THEI.AGOON, KNOWN AS COTINO IAY. SET OVEALOOIING THEPUIUC IEAOi ANO lAGOON WITH THE SUNSET IMXDROP OF THE 5AH JACINTO MOUNTAINS IS UNDENIABLY PICTURESQUE. A COI..LEC110N OF SINGl.£-STORY RETAIL ANO RESTAURANT BUILDINGS REMJNISCOIT OF lOCAL DESERT AND CALIFORNIA MODERN AROIITECruRAL TRADITTONS ARE SU'Tl.ED INTO A RICH ANO Y-IADED DESERT LANDSCAPE ENVIRONMENT. A WAUCAIILE STIIEET AND \111..lAGE PARX. ALIGN PAINTED SHORE ORIVEAS THE MAIN SPINE OF V&ilCULAR, CYCUNG ANO PEDESTRIAN ACTMTY VEAR-ROUND, PROVIDING A MEMORA8lf PlACE TO VISIT ONCE OR WALK OR 1111(£ TO ON A REGULAR IASIS FROM THE SURROUNDING NEIGHBORHOODS.

THE TOWN CENTER IS OPEN TO THE GENERAL PUIUC AND PR0\110£S A WALKAll.f. \IIIRAITT STREETSCAPE OF SHOPS AND RESTAURANTS WITH CONVENIENT ANGL.EO mm PARKING FOR QUICIC ACCESS TO VOUR FAVORITE SPOT, INCLUDING SEVERAL LOCATIONS FOR SHADED OUTTJOOR DINING UNDER IOUGAINV1U£A TREWSES ALONG PEDESTRIAN WAU:WAYS. Guem CAN ALSO UNWIND ANO RB.AX IN THE SHADE TO TAKE IN THE PANORAMIC VIEWS OR STII.OLL THE SMALL ARTISANAL IUILOLNGS OF TliE VILLAGE ACCESSIBLE 8\1 A SHORT WAU( FROM THE Til:EE-UNED CONVENIENT PARKING LOT. A SENSE OF AUTI-IENTIOTY ANO PERMANENCE ARE EXPRESSED IN TliE CRAFTING OF INOMOUAL IU1L01NG OiARACTER, MATERIALS, COLORS, TEXT\JRES ANO SHADE STRUCTURES Willi Tl-IE OCCASIONAL SURPRISE-A COLOll:fUL MURAL OR UNIQUE SPECIMEN Til:EE

RESTAURANTS
TWO NEW RESTAURANT BUILDINGS ARE PROPOSED. ONE FOR A SINGLE RESTAURANT ANO ONE THAT IS IN"TtRNAU.Y OIVIOEO FOR TWO SMAU.fA RESTAURANTS. THESE ADJOIN TliE WATERFRONT llESTAUIIAHT APPROVEO PREVIOUSLY ANO SHAllf USE OF SEVERAL COMMON FACIUTlES INQ.l/OINGTHEVM.ET DROP OFF AREA AT PAINTED SHORE ORM ANO IU.USTil:ATION WAY ANO Tl-IE SERVICE YA.RO THAT AU.OW§ OEIJVERJES TO Tl-IE IA.CK OF AU. TliREE IUIU>INGS.

IN LINE RETAIL
THREE IN LINE RETAIL/ RESTAURANT IUILOINGS FRONT THE NORTH SIDE OF PAINTED SHORE DRIVE THE IUILOINGS TYPlCAU.Y HAVE ENO CAP FOOD ANO IEVERAGE ESTABLISHMENTS, INCLUDING l.ARGER TABLE SERVICE (TSRJ ANO SMAU.Elt QUICK SERVICE !QSRI TBIIANTS. THESE Sl'ACES OFTEN HAVE A DEDICATED OUTI>OOR DINING AAEA THAT 15 CONllGUOUS WITH THBR INTERIOR SPACE TliESE AREAS W1lL HAVE BTliER FIXED SHA.OE OR TRRUS STRUCTURES THAT HAVE INTEGAATE0 LIGHTING INO.UOING AMBIENT STRING LIGHTING, IU1L01NG WALL WASH DOWN LIGHTING ANO SURROUNDING LANDSCAPE UGHTING FOR ORIENTATION ANO SPECIMEN LANDSCAPE HIGHLIGHTING.

THE MAIN STREETSCAPE FOR THE FOOD ANO RETAIL SHOPS WILL. IE A HIGHLY ARTICU\.ATED, WALU.ll.E EKPEAIENCE wm-t LANDSCAPE ANO SHADE STRUCTURES COMIINJNG TO PROVIDE ACCENTS OF COLOR ANO TEXTURE WITH DAPPLED LIGHT ANO SHADOW. EACH TV,IANT FRONTAGE ZONEWIU. HAVE A COMBINATION OF SIGNAGECI-IOICES INO.UDING Bu.DE, WAI.LANO CANOPY SIGNS AU. IN Tl-IE LOWEil ZONES FOR EASE OF VISIBIUTY FOR PEDESTRIANS IN THE STREETSCAPE OR FOR VIEWING FROM TliE SURROUNDING STREET AND Vll.l..AGE AREAS. SIGNAGE Will BE FRONT, EDGE OR I-LALO IU.UMINATB>. AU. LIGHTING Will FOLLOW DARK SICY PRINOPW AND Tl-I ERE Will BE NO INTERNAi.LY IWJMINATED SIGN AGE IN Tl-IE DISTRICT.

TO FURTHER ARTICUl.ATE THE INDIVIDUAL TBIIANT EXPRESSIONS OF Tl-IE ARCHITECTURE SOME FAl;A[IE El..EMENTS LIKE AN INTEGRATED WALL TREATMENT, A RECESSED ENTRY, A FREE•STANOING BREEZE &LOCK SCRE.EN WALL OR A SPECIAL MATERIAL OR TEXTURE MAY BE HIGHUGHTED. THE CONTINUOUS ENGAGEMENT OF THE VIEWER WITI-I TI-IBR CHANGING STil:EETSCAPE OF EXPERIENCES Will PROVIOE A NATURAL PUll TO CONTINUE TO EXPLORE, ENJOYING Tl-IE VISUAL DELIGHT WHILE MAKING lASTING MEMORIES.

ARTISAN VIUAGE
TliE ARTISAN VIUAGE CONSISTS OF NINE SMAU. TENANT RETAIL/ RESTAURANT BUILDINGS SCATTERED INFORMALLY ALONG A.CENTRAL PEDESTltlAN WAU:WAY. EACH BUILDING Will HAVE A MAIN SIGN AND A BlAOE SIGN WITH SPOT UGHTING. ALLUGHTINGW1U. FOLLOW OARJC SKY PRINCPl.£SANO THE11.EW1ll BE NO INTERHAU.Y Lt..WMINATED SIGMA.GE OR GRAPHICS FOR TliESE STil:UCTURES.

SOME OF THESE BUILDINGS WIU. HAVfA SPfClAI.. WALL TRfATMfNT ON ONE OF TI-IBR PROMINENTWAl..l. SURFACU. TliESE SPEOAL WALLS Will HA.VI: SPOT LIGHTING TO HIGHLIGHT THBR I.OCATION ANO SK;NJACANCEAS PART OF THE ARTISAN VII.I.AGE EXPEJtlENCE OUTDOOR DINING ANO CASUAL IU)UNGE) SEATING AREAS Will BE INTERSPERSED AMONG THE SMAl..l. Vlll.AGE BUILDINGS. THESE AREAS ARE NORTH ANO SOUTH OF TliE MAIN PROMENADE IN THE MIDOL£0FTliEVIL.LAG£. IN GENERAi.. THaEAAEASWIU.HAVEACOMIJNATION OF LOW LANDSCAPE ANO SPfClMENTil:EEHIGI-IUGI-ITINGTO SURROUNO ANO COMPl.£MENTTI-IESEATINGAREAS WHICH W1U. I-IAVEOVO.I-IEAO FESTIVE STllJNG UGHTING TO PROVIDE AMBIANCE AND GENERAL ILWMINATION FOR THESE HIGHER ACTMTY AREAS.

IN THE MIO OLE OF THE VILLAGE, TWO PUILIC SEATING SHADE STRUCTURES flANK Tl-IE MAIN CORRIOOR, 1..EAOING FROM PAINTED SHORE DRIVE TO THE IEACI-I OVERLOOK AREA. THIS PEDESTRIAN CORRIOOR Will HAVE LOW LANO SCAPE ANO AN AL.EE OF PALM TREES ANO SPECIMEN SI-IA.OE TIIEES. UGI-ITING Will BE 10TH FOR GROUND IWJMINATION AND SPECIAL TREE I-IIGI-IUGHTING TO MARIC Tl-115 IMPORTANT CROSSROADS. Tl-IE TWO PUB UC SEATING ~OE STRUCTURES Will HAVE HANGING ARTISAN AL BASKET UGI-IT FIXTURES TO CEUBRAT'f THE CREATNE SPIRIT ANO RBNFORCE THIS ZONE AS Tl-IE DESTINATION HANG-OUT LOCATION.

DELIVERY & WASTE COLLECTlON

06.JVERIES ANO WASTE COLLfCTION WIU. TAKE Pl.ACE FROM THE REAR IAY OF EACH RETAIL/ RESTAURANT BUILDING (STORED INTERNAU.Y) ANO TliEARTISAN VIU.AGE. THE oeuvaues & WASTE COLLECTION ARE PLANNED TO OCCUR DURING OFF-HOURS IMTH THE UTIUZATION Of GOLF CARTS ANO CUSTOM UTIUTYVEHICLES.

PUIUC PAR_ICl_ARCADE
Tl-IE PUBUC PARK/ARCADE SERVES AS THE MAIN PIJBUC GATHERING SPACE AT THE SOUTH ENO OF THE ARTISAN Vlt.LAGEANO IS PROMINENT\.Y VISIBLE WfTli A TAl..l. PORTAL STRUCTURE ON AXIS AS YOU ORM: DOWN GALLERY VIEW WAY FROM MONTEREY AVENUE THIS PARK AREA HAS SOMETHING FOR EVERYONE FROM A QUICIC GAME Of CORNHOLE TO A WB..L-PLACED l.AWN SEAT FOR AN ACOumc GUITAR SETON A WEEKEND EVENING BACKLIT IV A BEAUTIFUL SUNSET. THJS TOWN CENTER ENVIRONMENT OFFERS MANY CHOICES TO SERVE A NEED OR INSPIRE A MEMORABLE MOMENT, KEEPING IT INTERESTING ANO ENGAGING FOR RESIDENTS ANO VISITORS FOR EVERY SEASON. TIME OF OAY ANO OAV OF THE WEEK.

THIS AREA 15 THE DESTINATION EVENT ZONE ALTHOUGH IT ALSO SERVES AS A QUlmR PASSIVE GATHERING SPACE WHEN NOT BEING USED FOR PROGRAMMED EVENTS. THE LAWN AREA Will HAVE I.OW PERIMETER PEDESTlUAN UGI-ITING TO MA.RIC THE SURJtOUNOlNG WALXWAY. Tl-IE LAWN JS FRAMED IY THE CRESCENT• SHAPED ARCADE STRUCTURE ON TliE TOWN CENTER SIOE AND A LOW LANOSCAPE PLANTER OVBl:LOOl(ING Tl-IE BEACH ANO LAGOON. THE .ucAOE IS A UGHT Til:B..US STRUC1\JRE PLANTED WITH FI.OWERING VINES SERVING AS AN EXTENSION OF Tl-IE SURROUNDING WAU:WAY AROUNO THEMAJN l.AWN ANO PROVIDING A SHaTERING PLACE TO SlT. AT NIGI-ITTI-IISARCADEWllll-lAVEA LOW UGHTINGAMBIENTGI.OWTO PRCVIOEA SENSE OF ENa.oSUREANO A WB..COMING HAl.D AROUND THEL.AWH. ON-AXISwm-tTHEVIEWOOWN GAI..LERYVIEWWAY. TliEARCADEISTliEMAIN PORTAL INTO Tl-IE l.AWN AREA. TliETAU.Ell PORTALW1U.BEANORIENTATION POINT ANO HA.VEA SPECIAL HIGI-IUGHTING TO IWJMINATE ITS SIGNIFICANCE

BACK OF HOUSE
TliE aACK OF HOUSE 8UllDING IS A SIMPLE DISCRETE BUILDING INTENDED TO HOUSE Tl-IE CAST OF PEOPLE WORKING TO SUPPORT THE DAILY OPERATIONS OF THE TOWN CENTER ANO RESIDENTIAL COMMUNmES. TliE SMAU. stNGLf•STORY BUILDING HAS DEDICATED PARKING FOR CAST MEMBERS ANO JS H100EN FROM TliE ADJOINING STREETS IEHINO l.ANOSCAPE AND SCREEN WAU. IUFFE11.S.

THE SITEWAS SB..ECTEO AS IEINGWEU.SITUATED ANO EASILY ACCESSIBLE FROM BOTH RESIDENTIAL ANO TOWN CENTER AREAS. ~ ~~tffi~ ~. ~.~~,~ ~!,~9.~,~~s.

Hann1119 • Etwi:onmt11ti11Strli:cts • Cry Utihy Cacrdmi ti~n. GIS W:ClloekO,)eO:~:ii,c,o ~-119!.U-W7.ll'-1.l7.lllllll~-UOT , 0 SITE~
COTINO
VICINITY MAP --.,-,-

PROJECT OWNER

ECRM COMMERCIAL
#1910-lln WEST HASTINGS STREET
VANCOUVER. BC CANADA V6E 2K3
P: (604) 270-1890x222

PROJECT ARCHITECT - - -

ELKUS MANFREDI ARCHITECTS
(ARTISAN VILLAGE. RETAIL)
25 DRYDOCK AVENUE, FLOOR 7
BOSTON , MASSACHUSETTS 02210
CONTACT : OSCAR MERTZ Ill

PROJECT REPRESENTATIVE
0MB DEVELOPMENT, LLC
E: omertz@elkus-manfredi .com flN,l,.llU,'
HH•
7600 EAST DOUBLETREE RANCH ROAD, #2S0
SCOTTSDALE. ARIZONA 85258
CONTACT : MARY ALEXANDER
E: [email protected]
P: (480) 367-2600
P: (617) 36B-3417

AO ARCHITECTURE
(BACK OF HOUSE)
144 NORTH ORANGE STREET
ORANGE, CALIFORNIA 92866
CONTACT : HECTOR PARGA
"' '
E: [email protected]
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT : PAUL DEPALATIS
E; [email protected]
P: (760) 320-9811
P: (714) 639-9860

PROJECT LANDSCAPE

HART HOWERTON

ONE UNION STREET
SAN FRANCISCO, CALIFORNIA 94111
P: (415) 439-2200
PROJECT CIVl!,jl_ND ~ NDSCAPE
MSA CONSULTING, INC.
34200 808 HOPE DRIVE PROJECT ELECTRICAL DESIGN
RANCHO MIRAGE, CALIFORNIA 92270
P: (760) 320-9811

RAYA LIGHTING & ELECTRICAL DESIGN
373 BOUQUET CANYON DRIVE
PALM DESERT, CALIFORNIA 92211
P: (415) 439-2200

INTRODUCTION
OVERALL SITE PERSPECTrVE Elkus Mon{rttJi Architttr1 1
MASTER SITE PLAN MSA Con1u/M9, Inc. Z

TOWN CENTER PARKING PROVISION

TOWN CENTER MULTI-MODAL CIRCULATION PLAN

TOWN CENTER WASTE COUECTION PLAN

ARTISAN VILLAGE/ RETAIL/ RESTAURANT

ENGINEERING
ARTISAN VILLAGE SITE PLAN MSA Con1u/M9, Inc. 7

ARTISAN VILLAGE PRELIMINARY GRADING PLAN

ARTISAN VILLAGE UTIUTY PLAN

PHOTOMETRIC
OVERALL PHOTOMETRIC PLAN Royo Lighting & E/ttrrico/ Design 11 ROADS&. PATHS PHOTOMETRIC PLAN 1Z
PUBLIC PARKING PHOTOMETRIC PLAN • 13
ARTISAN VILLAGE PHOTOMETRIC PLAN - 14
RESTAURANT REAR PHOTOMETRIC PLAN • 15
PROJECT LIGHTING PRODLICTS - 11i

ARCHITECTURE
TOWN CENTER SITE SECTIONS Elkus Mon{rttJi Architttri; 11

ARTISAN VILLAGE

ARTISAN VILLAGE AERIAL RENDERING - ZO
ARTISAN VILLAGE RENDERING - Z1
ARTISAN VILLAGE FLOOR PlAN - ZZ

ARTISAN VILLAGE ROOF PLAN - ZJ
ARTISAN VILLAGE NORTH BUILDINGS ELEVA TIO NS • Z4
ARTISAN VILLAGE SOUTH BUILDINGS ELEVATIONS • ZS

ARTISAN VILLAGE & MNT PARK EXTERIOR MATERIALS BOARD - U RESTAURANT (BUILDINGS 201. 202 & 203}
RESTAURANT (BUILDINGS 201. 202 &. 203) RENDERING
RESTAURANT (BUILDINGS 201. 202 & 203) FLOOR PLAN
RESTAURANT (BUILDINGS 201. 202 & 203) ROOF PLAN
RESTAURANT (BUILDINGS 201. 202 &. 203) EAST. WEST&. SOUTH ELEVATIONS RESTAURANT (BUILDINGS 201. 202 & 203) REAR ELEVATIONS
RESTAURANT (BUILDINGS 201. 202 & 203) EXTERIOR MATERIALS BOARD RETAIL / RESTAURANT (BUILDING 300)
RETAIL / RESTAURANT (BUILDING 300} RENDERING
RETAIL/ RESTAURANT (BUILDING 300} STREETSCAPE RENDERING RETAIL / RESTAURANT (BUILDING 300) FLOOR PLAN
RETAIL/ RESTAURANT (BUILDING 300} ROOF PLAN
RETAIL/ RESTAURANT (BUILDING 300) ELEVATIONS
RETAIL/ RESTAURANT (BUILDING 300) EXTERIOR MATERIALS BOARD . 21
• " . ..
• J1
• " • 33
• JS
• "
• " . ..
• " . 40
RETAIL/ RESTAURANT {BUILDING 400)
RETAIL/ RESTAURANT (BUILDING 400) RENDERING

AERIAL PHOTOGRAPH
N.T.S
• 42
RETAIL/ RESTAURANT (BUILDING 400) STREETSCAPE RENDERING RETAIL/ RESTAURANT (BUILDING 400) FLOOR PLAN
• 43
. ..

RETAIL/ RESTAURANT (BUILDING 400) ROOF PLAN • 45
RETAIL/ RESTAURANT (BUILDING 400) ELEVATIONS • 40
RETAIL/ RESTAURANT (BUILDING 400) EXTERIOR MATERW.S BOARD • 47

RETAIL / RESTAURANT (BUILDING SOD)
RETAIL/ RESTAURANT (BUILDING 500) RENDERING
RETAIL/ RESTAURANT (BUILDING 500) FLOOR PLAN
RETAIL/ RESTAURANT {BUILDING 500) ROOF PLAN
RETAIL/ RESTAURANT {BUILDING SOO) ELEVATIONS
. 4g
• "
• "
• " RETAIL / RESTAURANT (BUILDING 500) EXTERIOR MATERIALS BOARD • "

WAU TREATMENT PRECEOENTS

PUBLIC PARK

PUBLIC PARK RENDERING

PUBLIC PARK FLOOR PLAN

PUBLIC PARK ROOF PLAN

PUBLIC PARK ELEVATIONS

LANDSCAP E

OVERALL LANDSCAPE PLAN

ARTISAN VILLAGE PLANTING PLAN (ENLARGEMENT A)

ARTISAN VILLAGE ENLARGEMENT (ENLARGEMENT A)

ARTISAN VILLAGE HARDSCAPE (ENLARGEMENT A)
ARTISAN VILLAGE ELEVAOON &. SECTION

ARTISAN VILLAGE & BEACH STREET SECTIONS

PLANT LEGEND

PLANTING IMAGERY

BACK OF HOUSE

ENGINEERING
BACK OF Tl-IE HOUSE MASTER SITE PLAN
BACK Of THE HOUSE PRELIMINARY GRADING PLAN

BACK OF THE HOUSE UTILITY PLAN

PHOTOMETRIC
BACK Of THE HOUSE PHOTOMfTRIC PLAN

ARCHITECTURE
BACK OF HOUSf SOUTHWEST RENDERING
BACK Of HOUSE SOUTHEAST RENDERING
BACK Of HOUSE FLOOR PLAN

BACK OF HOUSE ROOF PLAN

BACK OF HOUSE SITE SECTKJNS

BACK OF HOUSE EXTERIOR ELEVATIONS

BACK OF HOUSE STREET VIEW ELEVATIONS

BACK OF HOUSE EXTERIOR MATERIALS BOARD

LANDSCAPE
BACK Of HOUSE ENLARGEMENT (ENLARGEMENT BJ
• 54
• " • 57
. 51
• "
MSAConiu/tlfl9,lnc. 61
• "
• " . 64
• " HortHowerton 66
MSAComulring.lnc. 67
-- .. . ..

MSA ConMM9, /(>(. 71
• " • 73
Royolighting& ( /tctricolOflign 75
AOAldtitttU 77
• 71
• " . .. . . ,
• "
• " . 14
MSA Coni;u/M9, Inc. 16

TABLE OF CONTENTS & PROJECT DESCRIPTION
COTINO: TOWN CENTER PHASE 1 I PRELIMINARY DEVELOPMENT PLAN 15-41

INTRODUCTION
@;) ~!~ .. :~.~2.~} TJ.~~;"~~~.

Plann,"'il . Er,..;,.,.,,,..,,,;ol vnlicn - O,yU:i1':yCoordi,..11on- GIS :M20011oo,..;.~;a,-"",;,,CAW!Vll'WlXI .MIIIM$,,(_,...,,,.,., 15-42
~~
~~ ~-;s
~~<o
9-~s~~
C
WISTERIA VINE Df!!VE
~ ~ ~e .. ~~-~.:~.~ ~!.~.?.:.}.'.::~.

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<
O
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, ~ ,.:HOUSE
~ ~ BUILJ>ING

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~ PUBLIC PARKING
- <
;- '"~:::·
~ -
~ RESTAURANJ'•
~ itIDNG 202/t@ ·
_,, - ~. -- __ ~ ,;;;;NTEf!_s,HoR'i_9_1i1VE
__ , ARTISAN_ ~ILl!f<G~ / , - - --,_' ~------
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ILDING
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ELK US I MAN FREDI
" RCHtTCCTS
COTINO, TOWN CENTER PHASE 1 1 ~~~~;~~R~
1 ~~v~t!!~W1::-I PA1GE
15-43

DATATAILE
IAClOFHOUSl:

IN lttE CTV Of RANCHO MIRAGE, COUNTY OF IWERSIOE, ST,_TE OF CAIJOlllll4. LOT 16' ...S SHOWN ON TR IMP NO. J.8291. ON fll£ INU491 OF IMPS, ... TPG 1 • 1•. INCLUSM,4NO ... POR OF PAA 2 OFLOTUNE1'0JUSTMENT NO. lHII AATISA.NVILLAuE/11.ESTAURANT/lITAJl:
~~-~( CITY OF RANCHO MIRAGE. COUNT'!' OF RIVtRSIO E. ST,_TE OF CAl.lfORNII,. POR OF P1'RCEL 2 OF LOT llNE P.llJUSTMENT NO LOT•U

TLU'S&)/
TL) ll21 1
"'" CTR.HSHJ
lOTtU(a.
) 1211)
LOTCS:fA l ii~

BUILDING DATA & SITE COVERAGE
~~:.·~-:i;~
IUSTAUIANT IIUILDIN<i 2111)

RESTAUIANT
CIUILDING ZU/2ll)
lITML/lESTAUIANT
(IUILDINGllD)
lITAJL/ lEST,.UIANT
(IUllDING401)
lITAJL/ llSTAUIANT
(IUUIING SH)
lESTROOMa
UTllln'IUILOING
.uTI5AN YU.LAGE I
l£TML/USTAUIANT(Yl1 )
MTlSANVIUMil /
R£TML/ lESTAUIANT (VIZ)
AITtsANYU.LAGt: /
l[TML/IESTAUlANT(YIJ }
AITISANYILLAGt:/
llTMLI IESTAUU.NT 1YM1
.UTtsANYIUAGE/
llTAJL/ USTA UlA NT(YIIS}
AUtsANYIUAGE/
ltTAJL/ lESTAUlANT(YII)
.UTISANYILlAGE /
llTAJl / USTAUIANT M7l
AaT15ANYIUAG( /
llTML/ llSTAIJIANT (VIII
AIIITISANYIUAGl /
lCTAJl / lUTAUIANT (VIII
MAX.IUILDING
-
•us,(%)

PARKING PROVISION
,1.0,osrn

IUILDING
.....
((l[Tfl,Ol
W"-U"'1
TOTAL
CAJ..~':Tto
_....,,.,
SU PAGE,. TOWN aNTtl PAllCING .kOYISION.. TAIU C0M PUT10 N ,11ocns TO lU:UCT SHARED •AUING AHAI.YSIS PUBLICLY ACCESSIBLE PLAZA STANDARDS (TABLE I PEit SP)
l 1 MDIED UH CDMMElQAL a.OFFICE IUILDIN<i
I
GUh1s,IN5F
I
PUIUCLYACCESSIILE PLAZA STANDARDS (PER TC MAIN PHASE 1 PDP) ~~~ :~~~ f FOR
_...--·...:'?:'.:~:'_'.'.'... •::_ ..
1 .-••-:-\ ITE PLAN
~: f\J -~ \ I • 0 - - ·- - - ;:, - ·~· .;- ;;. :
"' IOUICI.UV
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LAND /I UILDINGS
UU•R.SITl•LAN
llTAII. / RlSTAUlANT
{~~~~-:-:~1:_~11
IUI.DING
AllKA,NYILLAGt:/
llTAIL /lfST AUlANT
(VD1.Yff)

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DEVELOPMENT STANDARDS (PER SP TABLE 6) .,.• l[STAl,Ul,lT , , .,._ I ---- /"- DIIO•OFf ... . ~
~ ··-•• -¼.· , ~<~...,------~ '< -- ~~ - " . . I ·u.:=~ .. -~.~" •·0 ,'-..
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VICINITYMAP --,-,.-- MASTER SITE PLAN
COTINO : TOW N CENTER PHASE 1 I PRELIMINARY DEVELOP MENT PLAN PAGE
2 15-44

TC PARKING PROVISION
PHASE 1 MASTER INFRASTRUCTURE (PDP23·0003)
TC PARKING REQUIREMENT 1
(RESTAURANT/ ARTISAN VILLAGE/ RETAIL/ PUBLIC BEACH)
LAN~:.•~!~ UU
NOltTMUSTAUlt.Ulf
R.ESTAUUNT
ill/lLDIH6S211l.l02/211l )
ltCTA.lLJ IUSTAUIIANT
lBUILDINGfGO qo&500 1
'ARltlNGSTUDY
.usuu,nows
k£TAll I 1£~-=:~ ~~:: tV01 • Viti
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"""' UQUIIC D 1
l. IU:QUIR(MEHT P[R "SHAIIED 'AltllNGASSlSSMEHT FOIICOTINO TOWN aNTU •1t0Jccr ., fEliR & PE.ERS Tlt.UFIC (NGIMCERS.

PARKING TAIUlATION 1
(BACK Of HOUSE)
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LEGEND
- - - - I TOWN CENTER PHASE 1 POP BOUNDARY
- ➔ I TOWN CENTER WASTE COLLECTION VEHKLE ROUTE
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RESTAURANT
BUILDING 201
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RESTAURANT REAR PHOTOMETRIC PLAN
COTINO: TOWN CENTER PHASE 1 I PRELIMINARY DEVELOPMENT PLAN PAGE
15 15-57
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PRODUCT LIGHTING PRODUCTS
COTINO : TOWN CENTER PHASE l I PRELIMINARY DEVELOPMENT PLAN PAGE
16 15-58
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ARCHITECTURE
15-59

RETAIL/ RESTAURANT
(BUILDING 300)
A. SITE SECTION LOOKING EAST ON PAINTED SHORE DRIVE
l1l
1 .1 I
I ~ ~ ~
2 88
B. SITE SECTION LOOKING NORTH FROM CEHTRAL VIUAGE PROMENADE ~ ~!~-~<:.~:~,; ~!,~~;"'.~~.
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RETAIL/ RESTAURANT
(BUILDING 400)

RETAIL/ RESTAURANT
(BUILDING 500)
298 .77
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EL KUS I MAN FREDI
AFICHIT[CTS
COTINO TOWN CENTER PHASE 7 ~o=E~l~l:::~:Ev~tS!:[$?~~-1 ·;;E 15-60

ARCHITECTURE

ARTISAN VILLAGE/ RETAIL/ RESTAURANT
~ ~!~.~~-~.~~,; ~!,~~:.L~.~-
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15-62
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EL KUS I MAN FRED I

AACHITCCTS
COTINO : TOWN CENTER PHASE l ~R;~:~~:~~~Mt8!·:f &~p~~-1 p;~E 15-63

IUSUUIUNT / VALET

DROP O F'F ARE A
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ELKUS I MAN FREDI
"ACHI TECTS
COTINO TOWN CENTER PHASE ~~::~::~R~~~ftgg~~1/te:-I ·~·
15-64
RESTAURANT / VALfT
DROP OFF ARfA
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NOTE: NO ROOF MOUNTED EQUIPMENT PROPOSED.
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ELKUS I MANFREDI
,'A:C H ITtCTS
COTINO: TOWN CENTER PHASE 1 ~Rp:·:~;N:IR~~ E~~•t8t8t~+i~~- 1 •~ e 15-65
BUILD ING f.ACAO[ fl[VATI ON
01 \1!: NSIONS M EASUolEO fROU
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TENANT VOS
A. VllU.GE 8UILOIN6 EUVATIOHS LOOKING WEST fROU PAINTED SHORE DRIVE

8. l'IUA6EBUILmNG EUVATIONS LOOKING EAST fROM VILLAGE CENTRAL WALK '?
~I ;~:~~c s~e.,.1}d::r1~
ti 1
298 . 5
C. VIUAGE BUILDING ElEVATIONS LOOKMi WfST FROM VILLAGE CENTRAL WALK 'II
TENANT V 0 9
D. l'ltu.6E BUILDING ElfVATIONS LOOKING EAST FROM VILLAGE LAGOON £OGE ~ ~~~.~~.~=-~.; ~ ... ~~:,}.~~.
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PURPOSES ONLY
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ELK US I MAN FREDI
ARCHITtCTS

ARTISAN VILLAGE NORTH BUILDINGS ELEVATIONS I PAGE
COTIN O: TOWN CENTER PHASE l I PRELIMIN A RY DEVELOP M ENT PLAN 24 15-66
6Ult0 1NG fACAO f [l(VATION
011.4EN S10NS MC.:.suuo FROM
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MURA L SHOWN

FOR IL LU ST RAT IVE
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r- W5A
298 . 5
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S H AD E S T RUCT U RE

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ELKUS I MANFRED I
"R C'11TEC"TS
COTI NO~:~~~~N~~~~~: E ~~U:~L~M~:~~~:~vEtg!s5~~; 5~-, •~ e 15-67
WOOD $1DINC MATERIAL :

GMtAPA OR !Pf. HARDWOOD
i>RIM(O >\NO P'AlNHO ANO US.(0
fOR v,:.RJCUS SID•N•:; srYLlS "NO
INST.i.LLEO ~ SA R~1N SC REEN
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ALTERNATE $1 0 1NG MAT E RIAL ;
fl8E?. · CE1,n:NT S•DIVG

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w SC MOQ1ZONT;.L SHtPLAI"
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w 5 E VERT,C;:.L 80ARO
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W 5 8 i..lNOOM WIOTI- ~ERTICAL BOAAC
USE J.?.C.l.O!A \',HITE
/ / //
~~~~.~~-~~-~.~~!.~~;"I"~:.

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CUSTOM CANOPY FA.BRIC
SUNBRfLl A CANV4S WHIH / "IJGUST!Nf. OYSTER

MESH AAI L INC
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ELK.US I MAN FRED I
lt.RCHIT[CT:S
EXTERIOR COLOR MATERIALS BOARD (ARTISAN VILLAGE & ;,~~bL~.r.t!i~I PAGE COTINO: TOW N CENTER PHASE 1 J PRELI MINA RY DEV ELOPM ENT PLAN 26 15-68

ARCHITECTURE
RESTAURANT (BUILDINGS 201,202 & 203)
~ ~!~,~~.~:~,; ~)"~~: .. 1.~,~.
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NOTE , ~Ni)[~ l f,;C S 00 ,\I OT !i':: HECT L .-.r,,O$C4PE PL,'-"H!NG OES!C:N WMIC l-i W•ll. BE IN CONFO RMANC ':: WITi.

R£0Utfl:( .. HNT TMAT " YECETAT10N WtfH THO R,_. S I SP IK ES IS AT ~ £;.S1 TI-IRH \3) FE( T FROM W.\LKWAYS ~ ~~~.~'?.~.:.~"~ ~!"~'~:,.'.~~.
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ELKUS I MANFREDI
/11.ACHITCCTS
RESTAURANT (BUILDINGS 201,202 & 20,~rn-~:?.rn1,~ 19._
1 PAGE
COTINO : TOWN CENTER PHASE l I PRELIMINARY DEVELOPMENT PLAN 28 15-70
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PIJaLIC B E ACH
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32 ELK US I MAN FREDI
Al=ICHIT [ CTS
RESTAURANT (BUILDINGS 201,202 & 20~11 f,h<ai?-R,.~hei~-1 PAGE COTINO: TOWN CENTER PHASE l I PRELIMINARY DEVELOPMEN T PLAN 29 15-71
~ ~!~.~~-~~-~.; ~!~.~;"(~:.:
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32 ELKUS I MAN FREDI
ARC HITtCTS
RESTAURANT (BUILDINGS 201,202 & 2~~l.J3.?..?,~il~Jt..r◄ 1 PAGE COTINO: TOWN CENTER PH ASE 7 I PRELIM INARY DEVELOPM ENT PLAN lO 15-72
NOTE: CAlCi..: L ATIO'I PRCV! C•tO OELOVI
~CM '!e; or CL4SS ,,.,. lt EHdL F/.CAD~S
BETWEE N 2 ·-0 ANO s· o· AEOV[ Gll.-lOl
ON :>R! MAFh' SfRlEI EllVATIO N S
At.TAIL AREAS: H AVE A MINIMUM 12 •O"
C[ILl~H> HE I GHl'
0 ~-~-~~ --------

29.43~
GLASS
0 ry;,,~ .. ~~- -
l. EAST ELEVATION FROM WISTERIA Vlll' DRIVE
0 ~ ~-~~~---· ··-
s~.21~
GLASS
320 . 2
TENANT 203
I
i :
'?
;;_
WIA
0 t;

MURAL SHOWN
FOR ILLUSTRATIY[

PURPOSES ONLT
31~ . 2

ELEVATE
32;l . 2
CALCULATION Of CLASS
AREA IS T.UtEN AT TN.t
STOR£fRONT FACADE .
(TYPICAL
WlA
.ill~~ d1t. ,.)f''l,:<f
~ ·---~ -- ~ -- -=· ·· ~ ·. . ·1 ,. [. . \ ..

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•t ·•
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GLASS
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8. SOUTH ELEYITION FROM NORTH OROP·OFF
~ IUU,dll;]OO~".x,,
'-' -),~,.,
668811-i,
GLASS
31J . 7
TENANT 201 Tl:NAN T 202

DISTRESSED PAINTED
C:RAPHIC SHOWN
FOIi ILLUSTRATIVE

PURPOSES ONLT
~
::;
31J . 7
w :01
TENANT 203
EVILOINC FAC ADE [L[,JA7J0N
OIU[NSIONS MEASUR[[) fll'OM
F! NISHCD FLOO R ( H)
0 ';;m''"""""'·· we,2. ~ -i~:.,;,- 1 I I l'"';ap+"· i' I I I . .. ,;s,2}- I I I ... I • I k I I I I I wsz • ,. , •· 1;11, " \ J.. ' "- JL..U r i . I t h<--,1 C. WEST ELEVATION FROM VILLAGE NORTH PROMENADE
~ ~!~ .. ~~.~~~.~~ .. ~~;"',~:.
~l.mnitl<,•E.,..; ,on .......,tolS.,N,c._ . 0,yUtJ l,tyCoorOir\itJ<ln •CIS J.-1Wllo0"-0-- """-lw>"•¥ ,C•~0l100J.0.WIIII~ ,_
ROOFTOP H'IAC E.Q OIPMENT
WILL BE SCilHSEO
FIN.A t EQUIPI.H:NT SIZES ANO
lOCATIONS TO 8E: O£FI N£O
OURINC LATE~ {TENANl')
DtSIGN f>HASE

ELK US I MAN FREDI
AA:CHITCCTS
RESTAURANT (BUILDINGS 201,202 & 203) EAST, WEST & SOUT~ ,§~~Y1T~8tlLJ PAGE COTINO: TOWN CENTER PHASE 1 ' PRELIMINARY DEVELOPMENT PLAN l l 15-73
WlA
0 ~~-~~ ---·····
BBi
~ ~~.'!'!?:W..... • - .. ' 1..

A. EAST ELEVATION AT REAR OF BUILDllill 200 IBACK Of HOUSE OF 20 II 0 ~~~~~.-1:!o/..
' '? ;..

N
320 . 2
320 . 2
WlA
316 . 2
' 0
"'
316 . 2
WlA
321.2
0 ~::ro -'~ "~ · · · " .u i;, r~
A. NORTH El£VAIIDN AT REAR OF BUILOING 200 !BACK OF HOUSE OF 202 & 2031 ~ ~~!- ~ ~-~~.~"~ ~~,~~~,\'.:::.
~i.,n,.;"ll • EnvironfT\ifltilS.""""" •O..,.Util.;y Coorain;11,o~ -C1s }..l'OO !d, ,-- o,.,~- .., ... ,,,,,_~•~r.01ll0 ;\l0_, ~""'"""

32.J . 2
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SERVICE
VAR D
WALL
BUILOtNG fACol.0£. (LEVATION
DI M EN SIO NS MEASI.IR(O FRO M
rlN• S H[O HOOR rrn
ROOFTOP HVAC CQUIPM£.Nl
WILL 8£ SCREENEO
r 1NAL EQUIPU[hT SIZES ANO
lOCATIONS 10 8E" OUl"-£"0

DU RI NC LAHR (TE NANT)

DES IGN PHASE
El.KUS I MAN FREDI
-. ACHI T[CTS
RESTAURANT (BUILDINGS 201,202 & 203) REA!t 5hf.Yf:TIRtm. 1 PAGE
COTINO : TOWN CENTER PHASE l I PRELIMIN ARY DEVELOPMENT PLAN 32 15-74
w 2 C ~~~D[ ~ ·.~ ~ ~~:~~ o
8 !!?:T£o
Fl

CANOPY ,ABRIC
SUNSREllA CA NV AS WH!TE
~ ~:~ .. ~~-~=.~.;-~!.~~~!.~~.
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MT 1 ~i::~ ~its;~ a ~~~V~~\HAOOIV ~t~·;{{:~~~~\t~.;~:·ri~~i~~~:~:1~~f:~·$ ~ j g U .1, .U8X8 ANGElUS NEP!U ~ E R,&N00'-1 PAT T£RN r~:;i;:;,r~i1f~
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MT2
METAL • COPING ANO DOORS
01;1!;.NAII: BONE. WH ITE
M~C:HAN I CAL SC:i:t£1:NINC :

J"O R DISCUSSION ONlV

E LK US I MA N FREDI
Al! CHITtCTS
EXTERIOR COLOR MATERIALS BOARD (BUILDINGS .~~J..,1 ~2tt}8.~.l I PAce COTINO: TOWN CENTER PHASE l I PRELIMINARY DEVELOPME NT PLAN 33 15-75

ARCHITECTURE
RETAIL/ RESTAURANT (BUILDING 300)
~ ~!~.:~.~.:.~.~ ~.~~~:.}.'.~~-
~on.r,g • Environm..,ta l ~,v,c;n • Or, Uti~ty Cocwd.naiOI • ClS l..;a)llob-o, .. ........ ..,.'"..,m,l'llo0l10lllllll -.C-... ,g,,,c:.- 15-76
NOT£ RENOERINCS 00 NOT REFLECT LANDSCAPE "lAN T1NG CEStG,N W!,ICM WI LL 8E lN COt-lFOR MANC E Wlt H FIEOLHIH.MEi-.T T~AT"VEC(TATION W1TH THORNS I SP I KES. IS AT L(AST THRE£ {3) rCET FROM 'l'!All':W,OS ~ ~!~.~<:.~~-~"~ ~ .. "~~~,'.~~.
~i.,n,ng • E.,.,,,or,_,, 1-.IS..r,,c..., 0 D,y lltMy COOfeinau,on •GIS

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• . \. .
- o- ._,

ELKUS I MANFRED I
AFICH ITtCT S
RETAIL/ RESTAURANT (BUILDING 30Rrn.~.~?.rnt~9-I PAGE
COTINO: TOWN CENTER PHASE l J PRELIMINARY DEVELOPMENT PLAN lS 15-77
N OT E J; E t.l D( II I N CS 00 t..lOT REFLECT LANDSCAPE "LAN71NC OESli'i N WI-I ICM WtL L 8£ I ~ CO NFOR M ANC E WITH R(Ql;HIE M EIH r,-o.r · vcc;.rA ·r 10 N WITH TH OII N S I SP lli ES IS AT U: .-1. ST TH ~ ££ (3) HET FIIOr.1 WALKWAYS " ~ ~!~.~~.~,~.~.~-i:.•.~~: .. '.'.':~.
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ELK US I MAN FRED I

11. RCH IT( CT$
RETAIL, RESTAURANT (BUILDING 300) sTREETScAere.:.'7,~?wrnt~ca. I PAGE COTINO : TOWN CENTER PHASE 1 I PRELIMINARY DEV ELOP M ENT PLAN 36 15-78
w1st£1II,._ "'"'£ oR t'iE
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PAINTED SHO RE DRIVE
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0 4 8 16 32

ELKUS I MA NF REDI
ARCHITtCTS
RETAIL/ RESTAURANT (BUILDING 30~tf.fa9.!?~ 1~,hei~-1 PAGE COTINO: TOWN CENTER PHASE l J PRELIMINARY DEVELOPMENT PLAN 37 15-79
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ELKUS I MANFRED I
A. RCHITtCT S
RETAIL/ RESTAURANT (BUILDING 30Rl,!!?..c;?.~l~h!~-1 PAG E COTINO: TOWN CENTER PHASE 1 I PRELIMINARY DEVELOPMENT PLAN lB 15-80
NOT[ : CALCULATION PROV l :IEO SHOW
i'OR"" or CLASS I N RETAIL f ,',CAO[S
3[ TW(lN 2 o· ~NC S o· A30V[ GRAO[
C "I PR!I\OI.AR-,. STREE T ELE VATIONS
RETAIL A REAS : I-IA\/[ I. i.'INIIIIUM !2 ·O•
C[!Lf N G >HIGH-
0 :t~~~ .°!~":i±~ .

MUltAL SHOWN
FOR IL LUST. ATIV[
317 . 95 / PURPO SU ONLT
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' ==:::=1 = ,/,,l
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313 . 7
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60 . 16~
CL.ASS
0 ~~~~ lCil:C~/~ .
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B. WEST £l£VAIIONS FROM PAINTED SHORE DRIVE
0 ~f;"tl:':.:~..-:"~":l!~ •.•.•.•.
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T[NA N T l OS
0 ~~~:"~~~. 1 ; P' I ' 1-w(--""· 1 I I :W '-1 II'
TENANT 301
t NORTH ELEVATIOII FROM ~lUSTRATION WAY
317 .7
0 ~ft~- '•"'~'·~~-·
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'?

MURAL SHOWN
roa ILLUSTRATIVE

PURPOSES ONLT
;~ng
YJ_B..._6.
~
317 . 95
i!lPL IJl"lG ~A CA Ot:. H t:. ... A.IION
CIMENSIONS M(ASl.1f'<CC FROM
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\'/ILL tlE $Ci.'t.tkl0
ft NAL EQIJ IPMCNT sizes ANO
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FOi\ A I.L REH,•L au , LO IN C:;
•BLOC tC.S JOO . .; OO, 500)
0-or~,. • -- n J n rn n n lid
D. EAST ELEVATION REAR OF BUILOINO 300 ITYPICAl BACK OF HOUS!l ~ ~:~.~~-~~.~"~ ~!.~~;,!.~~;
1>1...,n,,ig . ;:n.,;,onm.,n:olS.l\'IC <'' • D')'l.! l it ty CO<l1Cirwt on ,CIS ~&oc,-o,;..,...,.,.. ... ,.,,.c,,n,o i,-.0=•1~,-

ELKUS I MANFREDI

AAC H ITCCTS
RETAIL/ RESTAURANT ceu1LDING 3oq,1,K~~Yt,I18~~-1 PAGE
COTINO: TOW N CENTER PHASE 1 I PRELIMINARY DEVELOPMENT PLAN 39 15-81
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ARCHITECTURE
RETAIL/ RESTAURANT (BUILDING 400)
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NOT[ : RENO[ R!NGS DO NOT REiLECT LANDSCJPE :;,LANTtNC D ESIG N Wi-11CM W•LL SE l.'t CONFO RMANCE WIT M REQl.;JR [ t.tE-.T T•UT .,✓ ECETATION WITM 1HO ~ NS I SP(KES IS ,\f LEAST THREE (3 ) FEE1 FROM '1/ALl>:WAl'S @I;)~!~ .. ;~.~~~"~~.-~~:"'.~~.
~l«tn1~ • Orwi1onm.tnti1S.,Na;..s . O,y Uti~ty C001~ini t1on •CIS l.lWiaO'-" Orio< O>n1ho"•""'•C•'ln10( ?60J.l<l!,IJII\~ ,,.,,..- ;. --~ -
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ELKUS I MA N FREDI
,._ RC HI T[CT S
RETAIL, RESTAURANT (BUILDING 40Rl .. ~-~r.i?e§m~1ca.
1 PAGE
COTING: TOWN CENTER PHASE l I PRELIMINARY DEVELOPMENT PLAN 42 15-84
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~ .,,;,._ . ;:..,;,on,...n,o1~,.,c r:o , O')·\.ltil,:y C_ <!i,...tion , CIS l•ICIC-- D,0,< 0...Cho"">\l<.C •!rl710 11'60J.IO!llnll ~ ......... ,_ ,- ~i:r:
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ELKUS I MAN FRED I
,._RCHI TCCT S
RETAIL, RESTAURANT (BUILDING 400) STREETSCA~~.:-~r.::.?.~m~s 1_ 1 PAGE
COTINO: TOWN CENTER PHASE l I PRELIMINARY DEVELOPMENT PLAN 43 15-85
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32 ELKUS I MANFR EDI
AAC HIT[CTS
RETAIL/ RESTAURANT (BUILDING 409,~.I;.9.8~.~hei~-1 PAGE COTINO: TOWN CENTER PHASE 1 I PRELIMINARY DEVELOPMENT PLAN 44 15-86
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FINAL (QUlPM[N .. S12[S ANO/

LOCATLCNS WILL BE OUINEO
31'-~URINO LAHR (TEN .4'-T>
C·ES.IGN l'fOSE
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0 4 8 16 32

ELKUS I MANFREDI

11. ACHlTCCTS
RETAIL/ RESTAURANT (BUILDING 40,~l,J!<?..?,t~he~-, PAGE COTINO : TOWN CENTER PHASE 1 I PRELIMINARY DEVELOPMENT PLAN 4S 15-87
NOU:: C"'LCULAT,ON PROVIC.£0 HHOW
fCR 'Ii, Cf G1.:0 SS IN RE1.-,l L rACAOES
6ETWE:N 2 o· "'NO 8 -0 "-SO'IE CRAOf.

ON PR! ,.. ARY STR[(T EL(\11\TIONS
R!TAll ARtAS , HAVE A MINIMUM 12 -o•
CEILING k(JGHT
0 ~~-~~:<?. .... ... .
o- ... ,

48.18\Mo
GLASS
317 . 6
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PURP051S ONLY
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CALCULATION OF GLASS
A.Rt.A 1$ TAIi.iCM AT THE
STORHRONT fACAOE.
(TYPICAL
ffi•m1m:imm,••-
0 ~" '!<':[-P.. I WlA :j.11 'IJ )YtS-51::,± - I· - I - ' I I , _. "\)'Bl3r +-t:'., I u••.,...,, J \ )¥ P'"I II I .. 4 k' l l. .... I I I lt"8!'4 k -· w'i:' '8Wii-'1! 1!!1!1~il!H H I I J . l!l! "J!l!!l!I! B. WEST ELEVATION FROM PAINTED SHORE DRIVE
0 ~~-"'.C'?:"':-~~- --·····

52. 8 0~
GLASS
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0 ~~-r~~ -_,,-_.
0 ~
C. NORTH ELEVATION FROM CENTRAL PROMENADE
@P) ~t~- ~~-~.~~.; ~!.~.~~,'.'.'.;:;
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317 .6
Wl B
TENANT 401
TENANT 405

MURAL SHOWN

FOR ILLUSTRATIVE
PURPOSES ONLY ~
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RCO fT OP 1-tV"C EQUIPME N T
WI U B E SC REE N ED.

F! N;. L EQUli:tMEN "I SI ZE' S A ~ O
LOCP.TICN5 TO BE DUI N EO

CURI N G LATE R (TENANT)
O£ S1GN f' HASt

ELK US I MAN FREDI
AfiC l-tl TCCTS
RETAIL / RESTAURANT (BUILDING 40~J,,§Y;Y1:~8~~-1 PACE
COTING: TOWN CENTER PH ASE l [ PRELI MINARY DEVELOPM ENT PLAN 46 15-88
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ARCHITECTURE
RETAIL/ RESTAURANT (BUILDING 500)
~ ~t~.~~.~,:.~,~ ~!.~~:"1.~.?..
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15-90
NOT£ : RENDERINGS 00 NOT RHLECt LANDSCAPE. PLANT I NG 0£StGN WH ICl1 W'LL SE li't CONFCRM.ANCE WITM REOIJ !RUAENT T""AT ~VEG f. lATION w 1-H THORNS I SPIKES lS ,q LE;.sr Tr!REE (3 ) FEET FROM WA.Li-WAYS @r;) ~~~-~~. ~.:~.~ ~!.~.~:,}.~~-
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ELKUS I MANFREDI
"RCHJ T[ CTS
RETAIL/ RESTAURANT (BUILDING SO?J •• ~~~?,~~~lt~- , PAGE COTINO: TOWN CENTER PHASE l I PRELIMINARY DEVELOPMENT PLAN 49 15-91
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--.

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-' RCH ITCCTS
RETAIL, RESTAURANT (BUILDING SO~LfJ;.9.8~.~hei'Lj PAGE
COTINO: TOWN CENTER PHASE 1 I PRELIMINARY DEVELOPMENT PLAN SO 15-92
~ ~!~ .. ~~-~~-~"; ~!"~~~,'.~~.
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16 32

ELK US I MAN FREDI
-. RCHITCCTS
RETAIL/ RESTAURANT (BUILDING so,q1,~.?.£>,t~!:¢~.1 PAGE COTINO: TOWN CENTER PHAS E 1 I PRELI MI NARY DEVELO PM ENT PLAN ~ I 15-93
NOTE: CALCULATION PRO\'lt>f.O BELOW
fOR 'II: Of Gt.ASS IN RETA IL fACAOtS
SE"!WE;N ::i · o· ANO a·-o· AEOYE GRAOC.

O N PRIMARY STiU-[ l ll('IIH!Ot.S
RETAIL AR[AS : HAV(. A MLNll.lUM !2 "•0"
CEILING Hl1GHT
0 ~~-~~~--------
1$l.71'11
CLASS

MURAL SHOWN
roa ILLUSTRATIVI:
___ I m•••: ••_'_' ----
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WlA
WDI
0 ~~-r~ ~ ~ ........... ...,.__ ..i ll l.ll 4t' ...,....... ~, -,- ; A. SOOTH ELEVATION fllON GAUERY VIEW DRl'IE
.,. ,1~~-~?!~---··· · - w 0 1

63.18,.

GLASS
" ~,=~ '"~fl.101! 11 ! , :

B. WEST EUVATION FROM PAINTED SHORE DRIVE
0 ~~~-~~- J~

37.6511,i,
GLASS
~

TENANT SOI
STONI: I N L AY
C:RAPHIC SHOWN

FOR ILLUSTRATIVE

PURPOSES ONLY
0 I .. I • _-/I I- b
317 . 6
W82
315
0 ~'-"-''"'°"'·--· •I, WBTZt I I I M I 'aw/ I ~I r I !'JhUI ~ C. NORTH ELEVATION FROM TH£ PROMEftAOE
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WIA
LOeATION OJ" PUBL IC 0
RESTROOM ANO BA.Cit or •
· i:.-ocfs'IE'. ·sp:.·ca·10· 1,c ·ro1xv • • ·- • • "i,j:

WIIAPPEO BY PH.A.Sf 2 .,..
ll(TAIL BUlt.DINC
317 .6
,,

MURAL SHOWN

FOR ILLUSTRAT I VI

PURPOSES ONL Y
315 . 1
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--- ~ t-
~
6Ull0I N G fA.CAOE CLEVA.TION
01MEN5l0 N S MEASV~EO FROM
flNISH[C fLOOH (ff)
ROOFTOP Hlo'4C EQUP1M[NT
Will il E SC'IE[NEO
FINAL EQUIPMENT SIZES .-\NO
LOCAT IO NS TO 8E CHINED
DUll!"IC LATER (TE NANT )
iHSICN PHAS E

ELKUS I MA N FREDI

ARC HITCCTS
RETAIL/ RESTAURANT (BUILDING SO~J .§h':Y ~T~8~~-1 PAGE
COTI NO: TOWN CENTER PHASE l I PRELI MINARY DEVELOPMENT PLAN S2 15-94
·•j,._ .
~ ~!~ .. ~~.~.~-~-~ ~-'-~~.}.~:.

PloM'"',l • ~...,,on_,,;a1s.,,.. ;cn •D')' Util.ty Coo,ainal:on,CIS J,00011oO ___ ..... ,.W7l01750~.t1111~ 1 .. •iN:.....,
W 4 A ~~!~:~ oa lfUAL PANEL
W D 1 ~c~~c0e'-.;~!o5 " ~fR\ c,,,.ACNA~~:

MECHANICAL SCREENING :
1'0~ DISCUSSION O N L't'
MT 2 ~i::~~/
0 :t~~ ~~?r ~oou
~~J~3:~~ ~
W 1 A ;!!~Rl~! 7~;;~~THU~ ;.~L fC TANCE W!ilTE

ELK US I MAN FREDI
,\ FICHITCCTS
EXTERIOR COLOR MATERIALS BOARD (8,Y,!H>.!~J?.~HP.LI PAGE COTINO: TOWN CENTER PHASE l I PRELIMINARY DEVELOPMENT PLAN S3 15-95
~ ~~~.~~-~=.~.~ ~!,~.~;"!'~~.
~M,;•Envitonmott>l .. S..1Y1Cr., • O,Y \Jtil ~ Coo<~•"iU1on,C,IS ~:ial!looe"- °""""' """'"'">111',C•'1171017IO~'lll'I~""'.,..

WALL TREATMENTS ARE REPRESENTATIVE EXAMPLES:

FINAL WALL TREATMENTS FOR ARTISTIC TOWN CENTER WALLS Wil l BE SUBMITTED WITH THE FINAL DEVELOPMENT PLAN FOR EACH SUILOING.

ELK US I MANFREDI

11. RCHITECTS
COTINO TOWN CENTER PHAS~ ~L~R:~l::~~:;!i&t~Wr~ffi!-1 p;~· 15-96
~ ~~t. ~~- ~.~~.; ~!.~~:.L~,~-
;,i;,m .. ~ - Env;,o,,,n.,,1.is. ,-..icn . o,.u: <W:~C""'d:n.i;,,,,.c1s WOOlloO_ l).,.,._,...., ...,cc•'lm':li,.,;,v.> .•11~_... . ....,

ARCHITECTURE

PUBLIC PARK
15-97
NOTE , RENOEIHNGS 00 NOT RHLECT LANDSCAPE ;:,LANT ING !HSICN Wl-< lC M W•LL 8£ IN CON~OR'-4ANCE WITI-I REQl;;R[IAE!H Tl'IAT ' 'l[CETATION WITH THORNS/ S"I K ES IS .AT LU.S'!' HIRE[ (3) FE El fROM W.AtW.:WAYS @IP)~~~.~~.~=.~-~~!.~~:,!.~~-
Flanni.-.. • Envi";•n- ~:t l S."'t<:t\ • Ot)- IJtil ;y Coordil\M,on . 1;15 l-20.18o<>-C>-oelon<ho ....... C• Wl'lOl ll'OllJO._, I~_,, ~,..- c L---t.
,-- " : \ ..... ~ ~:f,.___ '
\ = u. "'-~(,,'
~r1:r:~ :"!~ "· · ~.~ .. ~-- . \ . ,. .,

ELKUS I MANFRED I

ARCMITCCTS

PUBLIC PARK RENDERING
COTING: TOWN CENTER PH ASE 7 I PRELIM INARY DEV ELO PM ENT PLAN I PAGE
56 15-98
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Q
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PUBLIC 8£4C ~
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GUEST
EN TRY

PUBLIC BEACH
AREA
(8UOW)
0 0
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ENTRY
PORTAL
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NOT£: TH£ PUBLIC PAR ~ AIHA WltL
NAVE UTILITY IN F FIAST.:IUCTURE
':'0 SUPPORT EVENTS ANO THE

PLAC(MEN T OF STAGES ANO OTHER
'rEMPORA.Fl'r' STRUCTURES IN
I.IULTiPLE LOCATIONS TO ALLOW
rt ( l(!81UTY , CY(NT PROGRAMMI NG
"-'ILL BE IN CONFORMANCE WITH CITY
ilEQU!RtMENTS .
~,.
0 4 8 16 32
-

ELKUS I MANFREDI
ARCHIT[CTS
COTINO TOWN CENTER PHASE 7 I p:~L~~~~=:D~~:gg:ffi
1 1!&z-l ·;~E
15-99
\ •
~
Y ILL AG £ PLAZ A
~ ~~~,~ ~- ~~-~-~~.1,~.~:"I"~~.

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PUB LIC PARK
-··-s
'?~
· ~c.
'~~
NOT £ : THE PUBLIC PARI( AREA WILL
H.aVE UTILITY INf:RASTRUCTURE
TO SUPPORT EVENTS ANO Tl-IE

PLACEMENT OF STAGES ANO OTHER

TEMPORARY STRUCTURES I N

MULTIPLE LOCATIONS TO ALLOW
FLEXIBILITY . EYENT PROGRAMMl~G
WILL BE IN CONFORM.\NCE WtHI C t n

REQU I REMENTS
~~
0 4 8 16 3:

ELK US I MAN FREDI
AACHITtCTS

PUBLIC PARK ROOF PLAN
COTINO: TOWN CENTER PHASE l I PRELIMINARY DEVELOPMENT PLAN I PAGE
58 15-100
0 ~tt.c1-~.~ -
A. WEST ELEVATION Of Al!ClDE
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313 . 3 309 .0
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A'

PA IN T ED HE AVY TIM BER AR C AD E
STR UCT UJIE . WH I Tl . TYP.
r ALT ; PAINT ED ST££L . WHIT E.
3ll•LD I NG FA C.:OOE ELE.V,\IION
O!YCNSIONS M(-SUR (O ri.01,,1
fit.USH£ 0 ft.DOR (ff)

ELK US I MA N FREDI
"" RCHJT[CTS

PUBLIC PARK ELEVATIONS
COTINO: TOWN CENTER PHASE 1 I PRELIMINARY DEVELOPM ENT PLAN I PAGE
59 15-101
@P) ~~t,:.~-~=-~.; ~!.~~: .. 1.~,~--
:itanrung . Environml'fllalS.Mtft .(),yU :li:yCoo,11:.ution,CIS ~..,.,...,.o, .. .....,,....,,..., .um 111CmW11~.....,._.,

LANDSCAPE

ARTISAN VILLAGE
15-102
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Gallery View Way
'
Legend
@ Artisan Village
© Back-Of -House
- •• - Town Ce nter Main Boundary Line
Planting Notes
• Plants with thorns. spikes. or poisonous sop ore to be minimum 3 feet away from pedestrian walkways
• All canopy trees are at least 3 feet from pedestrian walkways [RMMC Section 17.24.040)
N
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Scale l " = 80'
,--..-i
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160' so· -4Cl' o·

OVERALL LANDSCAPE PLAN
COTINO: TOWN CENTER PHASE 1 I PRELIM INARY DEVELOPM ENT PLAN PAGE
61 15-103
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• AS eo,,-,op,,, r,-- ore- Ol llXJ~ 3, !t1e l lrom ~ wc.k,,Qyt ll<MMC Scci,on !/.2 4..C'O!
ARTISAN VILLAGE PLANTING PLAN (EN!f,;.~,?I!:;1,f.~J.:.ll PACE COTINO: TOWN CENTER PHASE l I PRELIMINARY DEVELOPMENT PLAN 62 15-104
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0 Fan Palm Tree Allee
{2) Dote Palm Trees
(~ Specimen Broad Canopy
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---
0 Fcbric Shade Cancpy 0 Fruitless Olive Street Trees
® Cascading Bougainvillea
0 Benches
@
@
Trellis
{By ArChitects)
0 G)
Public Pork: (Turf}
F,uilless Olive Street
Trees in Pots
Vendor Kiosks
(By Architects}
@ Crosswalk Art
~ ~!~-~~-~~'~"; ~!~~;"\~~.

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Site Furnishings
•not au shown on pion
ARTISAN VILLAGE ENLARGEMENT (EN~.~.f.~!1¥.~ItJ_, PACE
COTINO: TOWN CENTER PHASE 7 I PRELIMINARY DEVELOPMENT PLAN 63 15-105
Lege nd
0 Plant ing Area
G) Decomposeo Granite
0 Concrete Pcving
~ ~~~.,~~.~.~~= ~!.~~;,}.~~-
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ARTISAN VILLAGE HARDSCAPE (EN!f.;.~,8,f.!;:'fi~L~J,_1 PAGE COTI NO: TOWN CENTER PHASE 1 I PRELIMINARY DEVELOPMEN T PLAN 64 15-106
RETAIL
Key Plan
A~
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GUARDRAIL

SEAT WALL

RAMP TO PUBLIC BEACH FABRIC SHADE CANOPY KIOSK

ARTISAN VILLAGE ELEVATION & SECTION
COTINO: TOWN CENTER PHASE 7 I PRELIMIN A RY DEVELOPME NT PLAN I PAGE
65 15-107

GUARDRAIL
Section B
Key Pion
c/.:=

B '------'
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ARCADE TRELLIS BEYOND CLIMBING VINES ON TREWS,
""""-· .~
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OVERLOOK AREA

GUARDRAIL

WALKWAY TO

PUBLIC BEACH
Section C

SHADE TREES

ARTISAN VILLAGE BEYOND
LARGE SHADE TREE~

CIVIC PLAZA
:1: HART HOWERTON
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ENGINEERING

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15-112
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COTINO: TOWN CENTER PHASE l I PRELIMINARY DEVELOPMENT PLAN PAGE
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BACK OF HOUSE PHOTOMETRIC PLAN
COTINO: TOWN CENTER PHASE 1 I PRELIMINARY DEVELOPME NT PLAN PAGE
75 15-117
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ARCHITECTURE

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15-118
15-119
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254 SF
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~
~
"'
~
T.O.R.
326' - 0114"

INO SOLAR/MECHANICAL
!EQUIPMENT WILL BE

PLACED ON ROOF
'f / CRICKET
... - ___ . .....:- - - -- __ j _ ---- --
-----· - ... -. .. _
3 ~
- METAL COPING PAINTED TO
• MATCH EXTERIOR WALL
/ PREFABRICATED METAL CANOPY
,
1-- ➔
@
2€)
T.O.P.
326' - 3 114"
©
• lt.Q :::;:..-· P .. :i.,.,..,,..,.,,90
COTINO TOWN CENTER PHASE 7 1 B~~~M~~A:~~~~·2s;:~
1 ~l&~- I ·~~E
15-122
PDP EXTENTS~
' -
T.O.P.
326' -31 /4"
T.O.P.
326' -31/4" ~ DP EXTENTS
r , T.O.P.

I 10 326' - 31/4"'
I II • I ;'..
w · _ _ . ~- H -~ - -'-' --- _ ., I! LANDSCAPE L-, BOHLEVEL 1, -F i.imit~ ~ - 314'- 91/4'

LANDSCAPE

DRIVEWAY
8 ::_c;'.?!B
PDP EXTENTS~
T.O.P. .,
' 325· - 3 1/4' <'?
BOH LEVEL 1
•"314• -91 /4'
A SECTI0NA
S.:.,,,, t"•I0' -11'
:;....

T.O.P.
326' -31 /4'
IC__3_Q9. 5!i
T.O.P.
326' -31 /4'
- ill □ ,' ,we r
(ilijii

PARKING
TC 313.52
r==
TC 312.80
PDP EXTENTS~
TC 313.89
An. ~-._·.,J ~ .....
~ ~!~.;~.~,:_~.~~ ... ~~;"I"~~;
F1¥in;.,._ - Envi10,,....,,,u,1s.,.....,.,. . 0iyut,1,1v Coordhau,on, C~ 1,.,100&oo._.o,,..._ ""'¥"·''W7701..0:W'll!II~_,, COTINO TOWN CENTER PHASE ~~c~~~M7N~~::Ev~l~t:fu1J?~!-l ·~~E 15-123
® ®
7'-0'
METAL COPING PAINTED TO-~ T.OP. MTL-1 PNT-1
4 ~ TCHEmhl w~, l
326' - 3 1/4" TYP. TYP.
wn
©
,.
r
PNT-1
TYP.
• <D
<D ·'
.• -,-.. -
326' -T3~i~;,

8.0.CANOPY
322' • 3 1/4'
, BOH LEVEL 1 ,
(j) ® ® © @ CV CD
7'-0'
METAL COPING PAINTED TO PNT-1 T.O.P. MTL-1
MATCH EXTERIOR WALL \ TYP. 326'. 3114" TYP. WALL SCUPPER AND OVERFLOW1 ' I I I ~
. I I • I • I I I : I
PNT-1
TYP. T.O.P.
co (0
-· _, ,-.. ~
326' - 3 114•'

8.0. CANOPY
322' - 3 1/4''
, BOH LEVEL 1 ,
'\_ EXPANSION JOINT MTL-1
TYP.

F.F. 314· - 9 114·
PLT-1
TYP.
~ F.F. 314' . s 114•
MTL-1 DOWNSPOUT PAINTED TO MATCH-1
4 NORTH ELEVATION
Scale: 3/1 6" = 1 '-0"
© ®
/ 4'-0" /
®
3 WEST ELEVATION
Scale: 3/16" = 1 '-0"
CD CV
PLT-1 T.O.P.

TYP. 326' - 3 1/4"
~ METAL COPING PAINTED TO MTL-1 PNT-1 PNT-1 METAL COPING PAINTED TO f ~MATCHEXTERIORWALL
0 , e[TYP. TYP. • TYP.,
326
,_T:i~j~;, MATCHEXTERIORWALL
_ -~- ,,;;;;_ , 8.0. CANOPY~
0 I 322' • 3 1/4"
~ ~ ~
,. , , BOH LEVEL 1, J
TYP.EXTERIOR WALL
@ © ®
7'-0" , 4'-0", , 7'-0" 7'-0'
MTL-1 PLT-1
TYP. TYP.

PNT-1
TYP.
®
PNT-1
TYP.
(j)
7 T.OP.
326' • 3 114" T.O.P.
326' - 3 1/4" •

8.0.CANOPY
. 322' - 3 114•'
~~ ,__ _
iiiiiiiiiiiliiiii~;;;;.iiiiiiiiili iii F.F. 314'. 9 1/4" MTL-1 \_EXPANSION JOINT \ . DOWNSPOUT PAINTED TO MATCH

TYP EXTERIOR WALL
~
MTL-1
TYP
\ ~ , BOH LEVEL 1
- EXPANSION JOINT F.F. 314' - 9 114•'
2 SOUTH ELEVATION
Scale: 3/16" = 1'-0"
~ ~~~ .. ~~' ~'~·~-~ ~!.~~:,}.~'.::.

PlilM•~ • Envi,on.,..,n\il S.o,1c..s • D~ IJtil>W Coordin,m ~n • GIS J-.JOO(lor,"°"' 0,•oll,,rl,, .,,:-.y;-,O<m"loll'l<lJ.10.'l11111~ldv "'"<"""' 1 EAST ELEVATION
Scale: 3/16" = 1'-0"
A .. 0 ~--~
COTINO TOWN CEN~~~:A~: l HIO~R~~l~~::~~~~~rg!s:t~va~-1 p~~· 15-124
2 STREET VIEW WEST
Scale: 1/4" = 1'-0"
1 STREET VIEW SOUTH
Scale: 1/4" = 1'-0"
NOTE: CMU WALL WILL STEP
DOWN TO MAINTAIN 6'-0" HEIGHT

ABOVE ADJACENT GRADE
~ ~!~.~~.~?..~.~ ~!.~~: .. 1.~~.
~l.,...n'"'i • E1WMon1TWn:ol s..- · O<)' utilo,~Cou,~i,w.i,on , GIS 1,>r,0..,_ 1>-,......,.,.,.,.,,c,,mo1 1f,ll~ I..W:-...,,.....,, !
T.O.P.
326' - 3 1/4"'
BOH LEVEL 1
314'-91/4''
t
T.O.P.,
326' - 3 1/4"
BOH LEVEL 1
314' -91/4 "'
/1 .. 0 =-~
COTINO TOWN =~~:R ~:A~~lU~~=:L~~~::
1 :~~tzt5t~va~-1 •~~E
15-125
~ ~~~ .. :~.~~.~"~ ~!"~'~:"'-~:. ~lilr "l"'Sl - Environ......,,.is.,nn,:.,, - Dry1JliLryCoorc,nat,l)'l . G15 l~--On, ·eP-M •,v<.C•tm0J11<1:IXIWII~"',_
PLT-1

EXTERIOR WALL
SYTEM: PLASTER
COLOR: NAVAJO WHITE
FINISH: SAND
PNT-1 I
METAL - COPING & __J

DOWNSPOUTS
SYTEM: PLASTER
COLOR: NAVAJO WHITE

OORS, WINDOW JAMBS, CANOPIES
COLOR: DARK BRONZE
An ~ .. -.. -.J 11c-.. - --
COTINO: TO~~~~N~:R :~~~~ ~:~:~~A~YA:E~~ti~~~ffit-1 P~~e 15-126
~ ~~.~ .. ~~. ~.:~.~ ~!.~~;,}.~~ ..
-'wnl'Ul'>g • Envi,o,,m.ru11s. .. oc:n . 01)' U:.i~:-, Coa,di- •Ct5 ~--0,..., .......,...,., eo,n,, 1,wm!ll',I -..O ..-.-

LANDSCAPE

BACK OF HOUSE
15-127
Legend
0 Planting Area
G) 5' Concrete Siaewalk
0 Parldng Lat Trees
G) Street Parki11A
0 Street Trees
0 Fan Palms
0 6" Mason ry Wall
0 Peaestrion Gate
@I;)~~~-~~.~~,~-~~!.~.~:.}.~~-
Ptonn,,,g - E,,.,,,onmornli1.IS.,r,-,cn - O<}'Ulilt1Coorci<WINll\ •Gr,; J.JOGa..o_ C>ri,,:_., ,,w,,c•tm Ol~ lX>'IO!'OI~,._.,. _., ""' OSCAf't'
&
~~\'""
)
. .~
) I
'1 . • '
~~\,.
/0. 'tt t"M'· •. -. 'i l ,~f\
:1 ' ':,: \
~--· l~b
(e,~
MAT!::~TWf JSIZI:
~~ --- r!IU·
CALJFOPHIAGCl.Zi
STAalUZEO DECOM? OSE"O GR,t,NJT'E IJ"OEP TI-1
CALl~IAOCLO
CONCQETEP..i....,NG
Scale t •• • 20'
,--..-i
ao· 40" 20· 10· o·
Parking Lot
Shad e Analysis
N
,r~ µ _\,
\. I j
PARKING STALL AREA: 10.127 SF
SHADED PARKING AREA: 4.597 SF
CODE: 25% SHADING F0 PARKING SPACES
PROVIDED: 45% SHADING FOR PARKING AREA

PLANT SCHEDULE BOH
TREES QTY !BOTANICAL I COMMON NAME
0 15 ACACIA ANEURA
MULGA
0 '
OlEA EUROPAEA WILSONl r

WILSON OLIVE
0 '
PAAK1NSONIA X 'DESERT MUSEUM'

DESERT MUSEUM PALO VERDE

SHRUBS QTY /BOTANICAL I COMMON NAME
0 .. CAI.LIANO RAX 1.IANC,t;
SIERRA STAR~ FAIRY OUSTER
C "

EREMOPHILA HYGROPHANA 'BLUE BELLS'

BLUE SELLS EMU BUSH
7 GOSSYPtUM HARKNESS!!

SAN MARCOS HIBISCUS

ACCENTS QTY BOTANICAL / COMMON NAME
G
,, ALOE SARBAOENSIS
ALOEl'ERA
•
41 OASYLIR!ON WHEEi.SRi

DESERT SPOON
*
40 HESPERALOE FUNIFERA

GIANT HESPERALOE
~
22 HESPERALOE PARVIFLORA 'MSWNPERMA'
DESERT DUSK® RED YUCCA
~
85 HESPERALOE PARVIFLORA 'PERPA"
BRAKELIGH~ RED YUCCA
~ '
HESPERAlOE PARVJFlORA 'YELLOW

YEUOWYUCCA
0 "

HESPERALOE X 'MSWNIVORY SNAN'
NITE LIGHTS® FA!.SE YUCCA

GROUNOCOVERS QTY BOTANICAL I COMMON NAME
"
DALEA CAPITA TA "SIERRA GOLD'
SIERRA GOLD DAL.EA
SIZE wtJ I
36"BOX L02
I
48"80)( L02
36"60X L02
SIZE 1wu
5GAL L0.2
5GAL L 02
5GAL L0.2
SIZE 1wu ' SGAL L 0.2
SGAL L 0.2
,SGAL L02
5 GAL L D.2
5GAL L0.2
5GAl. L02
5GAL L0.2
SIZE WU i
5GAL MOS I
i
BACK OF HOUSE ENLARGEMENT (EN½.~,f.f,!1.5~I:L 1 PAGE
COTING: TOWN CENTER PHASE 1 I PRELI MINARY DEVELOPM ENT PLAN 86 15-128

Rancho Mirage City CouncilDecember 21, 2023

Rancho Mirage City Council
December 21, 2023