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From YouTube: Planning Commission Study Session | October 28th, 2020
Description
Study Session
A
A
B
B
This
is
a
preliminary
process
and
as
such,
under
our
municipal
code,
when
we
consider
plan
development
districts
and
other
pre-applications
like
this,
it
specifically
says
and
I'll
read
the
code
section.
The
commission
may
provide
comments
to
the
applicant,
but
shall
not
take
any
action,
nor
shall
it
preliminarily
indicate
approval
conditional
approval
or
disapproval
of
the
proposed
project
at
this
stage.
B
So
I
would
advise
the
commission
that
feel
free
to
ask
questions.
If
you
have
some
input
and
comment
you
want
to
offer
the
applicant
feel
free
to
do
so,
but
I
would
advise
you
not
to
express
any
statements
of.
I
support
the
project.
I
don't
support
the
project.
I
couldn't
support
the
project.
If
it
did
this,
but
didn't
do
this
just
this
is
really
just
a
question.
Answer
input
and
comment
session
this
afternoon.
A
B
A
Thank
you.
The
first
item
before
us
is
the
west
hollywood
community
housing
corporation
for
a
planned
development
district
pre-application
to
construct
a
71
unit,
affordable
housing
development
on
an
undeveloped,
1.76,
acre
site
located
at
the
southwest
corner
of
north
palm
canyon,
drive
and
stevens
road.
A
D
D
But
the
site
in
question
is
what
you
see
here
on
the
screen.
It
is
the
two
parcels
that
are
outlined
in
dashed
lines:
fronting
palm
canyon,
drive
and
stevens
road,
the
property
extends
back
to
camino
norte
and
the
park.
The
property
is
c1
along
the
palm
canyon,
half
of
the
property
and
r2
towards
the
back
half
of
the
site.
D
The
image
on
the
screen
here
is
a
rendering
of
the
proposed
development
within
the
existing
conditions.
So
you
see,
obviously
the
background
in
the
background.
The
mountains
in
the
foreground
is
the
street
sidewalk
you'll
note
there
is
a
bus,
stop
on
the
left
side
and
on
the
right
is
stevens
road,
so
this
is
a.
This
was
what
the
applicant
has
provided
to
give
you
a
sense
of
the
project
along
palm
canyon,
also,
another
rendering
of
the
project
along
palm
canyon
and
various
perspectives
renderings
along
stevens
and
palm
canyon.
D
D
They
do
anticipate
a
series
of
steps
to
adjust
the
proposed
project
to
the
existing
conditions.
The
site
is
elevated
somewhat
from
palm
canyon
and
there
are
existing
retaining
walls
that
hold
the
con
current
topography
on
the
property,
as
it
fronts
palm
canyon.
So,
as
I
said,
it
is
a
71
unit
development.
This
is
the
first
floor
of
the
project.
D
D
They
are
again
one
bedroom
units
and
what
you
can
see
on
this
as
well
is
they
do
propose
fairly
large
eaves
that
extend
away
from
the
building,
and
you
can
see
that
in
the
kind
of
the
hatched
area
on
the
top
and
bottom
of
the
building
and
those
ext,
and
that
eve
does
extend
or
the
overhang
does
extend
over
the
parking
area.
So
that
will
provide
shading
for
about
half
of
the
parking
areas,
and
this
is
the
roof
plane.
That
also
shows
that
those
large.
D
D
D
So
the
project
is
located
within
the
mixed
use:
general
plan
land
use
designation.
The
definition
of
that
designation
allows
up
to
15
dwelling
units
per
acre.
However,
a
project
can
have
up
to
30.
Do
one
units
per
acre,
if
approved
under
a
planned
development
district,
and
so
the
project
is
one
and
three
quarter
acres
in
size
at
the
32
units
per
acre
that
would
allow
for
about
52
units
under
the
city's
density
bonus
ordinance,
they
can
achieve
the
71
units
that
are
proposed
in
terms
of
the
other
development
standards.
D
D
D
D
D
Under
the
state
requirements,
projects
that
are
permitted
by
right
of
zone,
the
city
would
be
required
to
adhere
to
those
timelines
and
limited
review,
but
because
this
is
coming
through
as
a
planned
development
district
application,
it
is
a
discretionary
review
and,
and
they
have
to
do
the
plan-
development
district
application.
In
order
to
achieve
the
density
that
is
proposed.
A
D
Certainly
so
some
of
the
residents
that
attended
or
joined
the
meeting
had
some
questions
about
the
integration
of
the
project
relative
to
their
adjacent
property.
So
the
pompeii
residential
development
directly
abutting
the
site
had
some
questions
about
sight
lines
into
the
private
spaces
in
their
side
yards
or
their
courtyards
adjacent
to
the
site
as
well
as
some
questions
about.
There
are
some
other.
D
So
they,
yes,
there
have
been
some
comments
that
we've
seen
about
integrating
a
commercial
component
into
the
project,
at
least
at
the
street
corner.
The
site
does
have
a
mix
of
residential
units
that
front
it
towards
the
southerly
portion
of
the
site,
as
well
as
some
communal
spaces
that
are
integrated
near
the
street
corner.
D
A
And
can
we
hear
from
mr
ferrara
or
the
applicant
regarding
the
affordability
in
this
project?
The
choice
is
the
financing,
what
what
the
project
is
in
terms
of
affordable
housing
and
what?
Basically,
the
affordability
limits,
the
choice
on
senior
housing
versus
workforce
housing
and
what
what
they're?
Looking
for
in
the
way
of
additional
financing
that
hasn't
been
funded.
Yet.
B
Yes,
jay
varada,
director
of
community
and
economic
development
for
the
city
of
palm
springs.
When
we
initially
issued
the
rfp
for
the
sale
of
these
properties,
we
were
welcoming
market
rate
units
as
well
as
affordable
units,
and
so
when
the
council
made
this
election
to
move
forward
with
west
hollywood
community
housing
corporation.
B
At
that
point,
we
did
ask
them
for
more
details
on
what
they
were
proposing
in
terms
of
financing
and
affordability
and
what
we
received
back
from
west
hollywood
was,
I
believe,
all
units
would
be
very
low
income
and
the
developer
can
correct
me.
If
that's
not
correct.
I
believe
I
thought
I
saw
30
percent
and
the
low
of
area.
Median
income
was
the
plan
and
so
financing
for
those
types
of
units.
B
There's
there's
a
there's,
a
vast
array
of
financing
targeting
this
group,
because
it's
the
most
in
need,
so
it
is
sort
of
on
the
advantageous
side
to
get
supplemental
financing,
but
on
the
disadvantaged
side,
because
the
tenants
will
not
be
paying
market
rent
market
rates.
In
fact,
they'll
be
well
below
market
rate,
which
of
course,
is
the
objective
here.
E
E
When
we
were
looking
into
proposing
for
this
project,
we
consulted
with,
of
course,
desert
dave's
project
and
with
our
partners
in
palm
springs
and
did
their
own
research
and
just
identified
overwhelming
need,
just
across
the
board
for
affordable
housing,
strong
for
senior
housing
for
workforce
housing,
just
all
types
of
affordable
housing,
but
but
senior
housing
was
the
population.
That's
that
makes
sense,
considering
the
site
and
considering
funding
sources
available
and
also
just
referencing.
E
Recent
reports
in
the
city
of
palm
springs
on
the
need
for
homeless
housing
and
for
preventing
people
from
falling
into
homelessness.
It
really
pointed
towards
a
strong
need
for
the
provision
of
affordable
housing
for
seniors
at
all
levels,
so
we
are
currently,
for
example,
going
after
no
place
like
home
funds.
E
This
is
a
state
funding
source
administered
by
riverside
county,
and
this
would
include
soft
finance
for
the
site
that
would
come
from
states
in
the
county.
That
would
come
with
the
requirement
that
this
portion
of
the
population
25
of
the
71
units,
be
reserved
for
seniors
who
are
currently
homeless,
and
that's
just
one
example
of
how
a
funding
source
sort
of
layers
on
the
affordable
level.
E
Those
25
units
would
all
be
for
people
making
up
to
30
of
the
ami,
which
is
like
shane,
mentioned
very
low
some
level,
and
then
we
would
also
look
at
including
a
component
of
a
population
of
senior
population
that
could
go
up
to
60
and
maybe
even
80
percent
of
their
ami.
So
that
would
be
senior
housing
but
still
potentially
sort
of
a
workforce.
E
Sure
so
the
rents
are
set
at
the
county
level,
so
60,
rent
and
we're
talking
about
all
one
bedrooms
here,
so
60
rents
for
a
one
bedroom
is
754
currently,
and
this
is
also
connected
to
a
maximum
annual
income
that
the
resident
can
make
and
they're
expected
to
pay.
No
more
than
about
30
percent
of
their
income
in
rent,
so
80
would
be
one
thousand
dollars
a
month
and
then
thirty
percent
rents
would
be
approximately
three
hundred
seventy
seven
dollars
a
month.
A
A
E
Absolutely
so
we've
included,
I
think,
two
large
service
provider
offices
in
our
floor
plans,
in
addition
to
a
full-time
building
manager's
office.
So
the
two
service
provider
offices
will
be
available
for
the
multiple
service
providers
that
will
provide
services
on
site
so
desert
aids
project
is
here
today,
carl
baker.
A
A
You
have
71
units
for
69..
How
would
you
allocate
parking
when
people
do
not
have
do
not
have
cars?
I
would
assume
that
you
anticipate
a
percentage
of
this
population
to
not
require
a
parking
space.
So
what
would
you
do
with
those
additional
spaces
and
would
they
be
used
for
people
who
visit
the
site.
E
E
A
B
B
E
E
Include
at
least
an
additional
seven
units
at
very
low
income
levels
and
that
comprises
about
half
of
the
low
income
units
and
then
for
the
remainder
of
the
units.
We're
really
just
looking
at
up
to
80.
We
we
are
willing,
and
we
would
in
fact
have
to
sort
of
explore
sort
of
a
range
of
of
income
levels
between
30
and
and
80.
So,
yes,
they're
willing
to
look
at
lower.
B
E
So
we're
lucky
to
be
sort
of
centrally
located
to
a
number
of
senior
resources,
including
a
senior
center.
Just
a
couple
of
blocks
to
the
south.
I
believe
there's
a
a
medical
center
just
again
a
couple
of
blocks
to
the
south
into
the
east,
and
we
are
very
fortunate
to
be
to
be
directly
in
front
of
the
bus
line
which
provides
service
along
palm
canyon
drive
as
well,
and,
like
carl
mentioned,
we
do
plan
to
provide
transportation
assistance
to
those.
B
B
B
A
How
many
of
the
units
will
have
section
eight
attacks,
35
so
125
25,
so
that
the
homeless
units
will
have
section
8
and
the
three
hundred
and
thirty
seven
dollars
you
anticipate
they'll,
be
paying
will
be
assisted
with
that
section,
eight
or
I'll
be
kept
to
at
least
to
that
level.
With
section
eight.
E
A
G
Be
happy
to
thank
you
all
for
having
us
we're
excited
to
be
here
and
excited
to
be
working
on
the
project
in
your
city.
So
just
big
picture,
the
our
architecture
firm
has
been
lucky
to
be
doing,
affordable,
housing
and
and
structures
like
this
for
the
last
20
years
and
the
project
you
know.
As
you
all
know,
your
city
has
a
kind
of
fantastic
legacy
of
modernist
and
other
important
architectural
structures
that
go
back.
G
You
know,
extension
of
those
goals
and
those
that
that
legacy
that
you
have
in
your
city
and
so
from
the
from
a
big
picture.
The
design
is
created
to
really
emphasize
the
kind
of
horizontal
right.
It's
designed
in
a
kind
of
modernist
idiom
that
you're
all
very
familiar
with
and
to
create
real
connectivity
between
the
units
and
the
community
spaces
and
the
spaces
outside,
and
the
streetscape
outside,
to
really
create
a
certain
amount
of
activation
and
then
also
to
create
ample
light
and.
G
Those
units
on
the
inside
you
can
see
the
kind
of
you
know,
low
angle,
roofs
and
the
broad
trellises
on
the
facade
you'll
see
the
kind
of
patterned
stone
work.
So,
as
the
sun
comes
around,
you
know
that
that
gets
animated
over
the
course
of
the
day.
So
all
those
elements
are
really
you
know
kind
of
building
on
that
modernist
design
palette
and
then
from
a
landscape
perspective.
G
The
project
is
also
it's
designed
from
a
landscape
perspective,
and
we
really
imagine
that
the
project
is
as
much
a
landscape
as
it
is
a
building.
The
building
isn't
one
large
mass.
It's
broken
down
into
this
kind
of
series
of
elements
and
within
those
elements,
there's
a
series
of
outdoor
courtyards
kind
of
interspersed
and
then
those
courtyards
have
a
desert
palette,
a
kind
of
xeriscape
palette
where
again.
E
C
G
C
G
You
know
between
your
bedroom
and
your
living
room.
You
want
auditory
privacy
right,
but
between
your
bedroom
and
the
space,
above,
let's
say
the
bathroom,
or
between
the
living
room
and
the
space
above
the
bathroom.
Those
spaces
could
be
linked
right
because
the
bathroom
would
have
a
lid,
and
so
we
may
have
like,
for
instance,
that
not
go
all
the
way
up.
Okay,.
C
In
terms
of
vertical
transportation,
the
elevators
did
you
consider
in
laying
out
the
site
cloud
either
either
having
a
second
elevator
to
the
very
extreme
south
west,
or
maybe
not
the
extreme
southwest,
but
at
least
the
southern
portion,
or
or
or
an
alternate
location.
If
there
was
just
one
elevator
bank
more
centrally,
located.
G
G
C
C
E
So,
just
based
on
the
experience
of
our
resident
services
coordinator,
these
spaces
are
generally
programmed
for
for
our
residents,
they're
they're
primarily
used
by
our
residents,
but
but
yes,
they
can
be
used
for
public
meetings
or
for
more
public
events
on
occasion
as
well,
and
the
location
of
these
spaces
particularly
lend
themselves
to
that
use.
So
they
could
be
made
available
or
in
beings.
C
Well,
yeah,
that's
what
I
was
thinking.
They
seem
like
they're,
going
to
be
really
lovely
spaces,
they're
very
visible
to
the
you
know:
the
population
outside
the
building
and
if
there's
like
a
cooking
class
and
there's
extra
room
available
or
there's
a
tai,
chi
class
or
something
along
those
lines,
I
think
it'd
be
nice
to
have
some
limited
slots
for
people
outside
whether
that's
just
like
that's
the
comment
and
then.
C
E
C
For
for
me,
not
for
me,
but
for
one
thing
I
was
thinking
about
was
was
acquisition
of
groceries
and
I'm
trying
to
think
I
there
may
be
a
convenience
store
close
by,
but
otherwise
there's
you
know,
there's
it's
a
it's
a
drive
to
the
to
the
supermarket,
and,
and
you
mentioned
you
know,
medical
and
so
forth,
mental
health
and
so
forth.
He
didn't
mention
groceries.
C
E
B
A
F
So
the
first
question
I
have
it's
a
it's:
a
bit
evolved,
so
I'll
start
with
the
edge
of
the
building
on
especially
on
the
south
west
area,
seemed
to
be
very
close
to
the
parking
curve
and
you
require
spaces
and
you're
providing
72
and
with
the
advent
of
lists
and
other
ways
of
getting
around
and
where
we're
going
with
electric
cars
and
share
cars
and
share
uses,
as
well
as
your
type
of
funding,
which,
if
you
do
have
a
community
car.
You
also
have
some
opportunities.
F
I'm
I'm
wondering
also
with
the
views
to
the
west
and
the
seems
the
lack
of
open
outdoor
social
spaces.
Have
you
considered
adding
three
story
on
some
of
the
sections?
Not
all
of
it,
so
that
you
can
have
more
ground
space
to
to
integrate
with
the
site
design
and
as
well
as
having
some
additional
sun
controls
on
the
west
and
south
faces
of
the
building
and
allow
a
little
bit
more
room
in
between
the
corridors
or
alleyways
that
you're
creating?
F
G
B
E
G
I
think
that
sure
shares
your
point
of
view,
but
some
of
the
community
view
that
oh
everybody's
going
to
have
a
car
right,
which
we
based
on
west
hollywood,
community
housing
experience
is
actually
not
true,
but
then,
on
top
of
that,
you
need
a
lot
more
spaces
right
for
staff
and
guests
and
so
on.
The
real
number
of
in
terms
of
need
is
probably
not
quite
71
or
72
spaces
it
it.
It's
not
35,
either
it's
probably
somewhere
in
the
middle
so
and
there's
also
community
concern
about.
G
Too
many
cars
leaving
this
site
right
into
the
adjacent
streets,
but
that
the
number
of
parking
spaces
we
provide
or
don't
provide,
won't
really
change
that.
But
so
I
I
don't
know
exactly
how
to
strike
that
right.
Balance
in
terms
of
you
know
as
it
is
now.
Yes,
there's
probably
going
to
be
some
empty
parking
spaces
and.
D
G
Certainly
could
be
outdoor
spaces,
so
I
you
know
open
to
feedback
from
all
of
you
about
where
the
right
balance
might
be.
To
talk
a
little
bit
about
the
three
stories.
I
I
think
we
thought
it
was
very
important
to
keep
the
project
to
two
stories.
It's
really
you
know
the
residential
neighborhood
to
the
west.
Is
you
know
product
mostly
one
story
right,
and
so
I
think,
there's
already
a
perception
in
the
community,
a
kind
of
worry
about
tall
structures
and
I
think
for
a
lot
of
people.
G
You
know
the
kind
of
meeting
points
of
kind
of
happenstance
right,
that's
how
people
interact
with
each
other,
and
so
we
really
did
make
it
so
that
you,
after
you
go
past
four
units,
you're
outside
again
or
you're,
at
a
corner
where
it
opens
up.
So
I
I
do
think
that
that's
something
that
we
absolutely
agree
with
and
I've
tried
to
put
into
the
design.
F
F
F
The
the
circulation
is
such
that,
where
is
sort
of
the
main
door
to
come
in,
if
I
want
to
apply
and
and
understand
what
this
project
is,
because
I
I'm
guessing
that
you'll
have
a
lot
of
people
who
come
in
and
say:
how
do
I
buy
a
unit
right?
You
know
well
done.
Affordable
housing
people
get
confused
with
market
studies
market
rate
so
where?
Where
is
the
front
door
on
pumpkin.
G
So
a
lot
of
people.
When
I
go
to
get
my
mail,
I'm
going
to
go
on
that
double
door
and
then
also,
I
think,
folks,
from
the
community
who
have
parked,
for
instance,
in
like
the
ada
spots,
who
don't
know
their
way
around
the
building
they're
going
to
make
their
way
along
the
left
side
of
the
building
there.
G
G
F
B
B
C
D
Yes,
I
can
respond,
madam
chair,
so
the
project
has
not
gone
to
the
architectural
committee
when
it
comes
forward
as
the
formal
application
consistent
with
our
past
practice
for
an
affordable
housing
project
it
did.
It
did
not
go
to
the
architectural
committee
because
of
the
limited
review
that
the
city
has
on
affordable
housing
projects.
A
I
I
just
want
you
to
we're,
not
making
decisions
now,
and
I
don't
know
how
other
members
of
the
commission
feel.
But
my
experience
is
that
both
housing,
financer,
affordable
housing
and
a
developer
and
manager
is
that
you
I'd
rather
see
you
review
and
think
about
whether
more
of
the
space
could
be
open.
Space.
A
I
would
be
generous
on
the
side
of
providing
it,
but
I'd
give
a
lot
of
thought
to
not
requiring
not
putting
the
full
amount
in
I've
got
a
question
about.
How
do
you
access
the
front
given
the
grade?
I
see
that
you
have
steps.
Is
there
any
ramping
there
so
that
somebody
who's
in
a
wheelchair
or
possibly
it
can't
walk
that
well,
can
get
into
the
development
from
palm
canyon.
B
G
Of
date,
so
there's
a
slightly
more
updated
set
now
that
reflect
the
accurate
survey
of
the
of
the
of
the
site
there
there
on
the
plans
that
you
have
there's
a
schematic
ramp,
which
is
shown
by
some
pointy
arrows
going
back
and
forth.
Just
on
the
top
side
of
the
paseo
area,
that's
now
been
changed
into
a
straight
run
ramp,
but
it's
still
in
that
general
vicinity.
G
So
basically,
if
you
get
off
the
bus,
you're
right
at
the
bottom
of
that
ramp,
the
bus
stop
is
actually
right
in
front
of
that
paseo
and
you
come
up
that
ramp
and
come
in
the
the
main
lobby
entrance
at
the
top
of
that
ramp
and
then
there's
a
quite
a
bit
of
differential
and
grade
overall
on
the
site.
So
at
the
palm
canyon,
west
stevens
corner,
it's
only
two
three
feet
there,
whereas
at
the
far
other
end
it's
a
bit
more
and
so
yeah
the
ramps
really
in
the
middle
to
kind
of
facilitate
that.
G
It
will
be
integrated
among
the
steps,
if
that
makes
sense,
so
there'll
be
steps
on
the
side
and
the
ramp
will
come
up.
The
the
ada
code
will
require
us
to
have
handrails
on
either
side
but
they're,
actually
not
guard
rails,
in
that,
if
we
took
them
away,
there's
really
no
place
to
fall.
The
steps
are
on
either
side
of
it.
A
E
E
E
Basically,
there
aren't
sources
of
funding
for
affordable
housing
that
that
would
actually
contribute
towards
that
component
of
the
construction
of
the
commercial
space
and
even
conventional
financing
is,
of
course,
very
tight
right
now
for
speculative
commercial
retail
space.
So
we
are
not
currently
requesting
that
there
be
a
commercial
space
on
palm
canyon
drive,
but
but
we
do
remain
flexible.
If,
if
the
market
changes
there
is
room
and
as
you've
noted,
there
may
be
parking
capacity
to
accommodate
the
small
commercial
space
if
the
market
changes
and
the
timing
is
correct.
A
A
A
Dtpsb-3
llc
for
a
major
architectural
application
to
construct
a
six-story,
82
577
square
foot,
multi-family
residential
condominium
building
with
62
units
located
on
block
b1
of
the
downtown
palm
springs
specific
plan
at
the
northeast
corner
of
bellardo,
road
and
museum
way
to
200
north
the
water
road.
A
staff
report.
Please.
B
A
B
D
D
The
project
has
been
so
again.
This
is
an
introduction,
and
so
staff
is
really
bringing
this
forward
forward
to
you
today.
To
give
you
an
overview
of
the
project,
give
you
discuss
some
of
the
background
so
far
in
the
review
process,
and
then
we
would
continue
this
item
or
we
would
have
the
full
public
hearing
on
this
project
at
we
expect
the
november
18th
meeting,
and
so
what
we're?
D
So
I'll
begin
with
the
the
powerpoint
now
and
what
you
see
here
on
the
screen
is
what
is
being
proposed
for
the
project.
It
is
a
six
story:
development
consisting
of
62
units.
It
has
been
before
well
before
I
get
into
that.
It's
located
between
andreas
road
and
museum
way
and
east
of
belato
road
and
the
proposed
downtown
park.
D
So
this
project
has
been
reviewed
by
the
architectural
advisor
advisory
committee
on
two
occasions.
They
first
reviewed
it
on
september
8th
of
this
year
and
recommended
continuation
for
additional
study.
The
project
was
again
also
reviewed
on
october
5th,
when
the
commission,
the
committee,
recommended
denial
of
the
project
based
on
some
inconsistency
findings
in
the
architectural
review
criteria.
D
D
They
did
make
some
changes,
they've
added
what
they.
What
you
see
is
just
on
the
graphic
here.
It's
a
rhinoceros
head,
but
it's
really
just
a
placeholder
to
identify
a
proposed
location
for
a
public
art
piece.
That
is
not
the
final
piece.
That
is
what
is
really
just
a
placeholder
they've
also
removed
the
upper
or
I
guess
it
would
be
the
fourth
or
third
floor
deck
solar
panel
to
provide
additional
transparency
to
the
interior
courtyard
space
that
is
proposed
in
the
project.
D
D
And
then,
as
you
see
here
in
the
elevation
at
the
bottom
left,
they
are
proposing
some
movable
sunscreen
perforated
metal
panels
that
the
residents
can
move
as
desired
on
their
specific
unit,
to
provide
some
solar
relief
for
that
patio,
space
and
the
interior
windows.
If
the
sun
does
extend
into
that
space,
so
they've
done
they've
added
those
features
there
and
they,
those
are
various
colors
that
you
can
see.
That
would
be
that
could
change
the
kind
of
rhythm
of
the
building.
As
as
those
panels
move,
there
is
an
interior
courtyard
for
the
project.
D
In
addition,
the
and
you'll
see
this
in
the
floor
plans,
but
what
was
originally
proposed
were
really
just
a
continual
flat
plan
view
or
continual
horizontal
plan
view
of
the
upper
floor,
decks
that
are
the
the
walkways
for
the
residents
and
then
so,
with
revised
design.
They've
changed
that
to
allow
for
these
additional
planter
areas
and
create
kind
of
a
staggered
or
zigzag,
as
you
see
at
the
top
right
to
accommodate
the
additional
planting,
as
requested
by
the
aac
on
september.
8Th.
D
So
again,
the
original
floor
plan
shows
the
upper
floor
circulation
areas.
It's
the
kind
of
the
lighter
gray
color
on
the
outside
of
the
units,
and
this
was
initially
reviewed
on
september
8th.
The
revised
plan
shows
the
kind
of
staggered
outdoor
walkways
that
do
allow
for
additional
locations
to
plant
to
have
pots
and
plants
to
provide
additional
greenery
on
the
upper
decks.
D
So
again,
when
what
you
see
on
the
screen,
this
is
just
a
what
was
originally
proposed
to
the
aac
on
september,
8th
and
then
at
the
top,
and
then
what
has
been
revised
and
will
be
before
you
is
what's
shown
on
the
bottom
on,
and
that
is
the
south
elevation
which
faces
the
museum
way
in
the
kempton
and
just
so.
The
commission
has
a
comparison
as
to
what
was
approved
for
the
site.
D
We
provided
just
to
show
you
the
virgin
hotel
building
elevation,
which
is
shown
on
the
top.
So
this
is
what
was
approved
by
planning
commission
and
city
council
at
the
top
and
as
a
comparison
to
what
is
before
you.
What
will
be
before
you
at
the
public
hearing
is
on
the
bottom.
So
it's
also
a
six
story.
D
D
The
aac
had
some
concerns
that
it
was
too
monolithic
and
in
its
appearance
and
did
not
have
enough
greenery,
as
as
they've
revised,
to
show
you
on
the
bottom.
With
the
new
planting
on
the
upper
floors,
they've
also
depicted
on
the
ground
floor,
a
proposed
public
art
installation
that
would
be
installed
again.
It's
really
a
placeholder.
D
The
final
detail
and
design
of
that
art
piece
would
be
decided
at
a
later
point,
and
so
that's
shown
in
yellow
on
the
ground
floor
of
the
bottom
elevation,
and
so
this
would
be
the
elevation
that
faces
the
paseo
and
the
two-story
building
in
front
of
palm
canyon
and
also
just
for
reference
and
comparison.
The
virgin
hotel
project
is
shown
at
the
top.
And,
what's
what
will
be
before
you
is
on
the
bottom.
D
Original
design
for
the
the
project
here
at
the
top
shown
to
aac
on
september
8th
and
the
revised
design
on
october
5th
is
on
the
bottom,
and
this
is
the
west
elevation
facing
the
downtown
park.
Obviously
we,
as
I
mentioned,
they've
removed
those
box
or
rectangular
element
that
were
appended
to
the
elevation
and
created
more
of
a
continual
horizontal
design.
D
The
main
lobby
is
off
of
bellardo
road
and
museum
way,
and
that
would
be
the
primary
entry
point
for
guests
visiting
the
site
as
well
as
as
well
as
anyone.
You
know,
there's
a
for
residents.
They
do
have
underground
parking
for
the
project,
so
there
is
an
existing
private
garage
below
this
site
that
has
already
been
constructed.
D
The
project
does
include
two
elevators
for
for
the
residents,
and
so
what
you
see
on
the
ground
floor
is
on.
The
left
is
the
kind
of
the
fitness
room,
the
communal
areas,
an
office,
the
la
lobby
area
and
then
there's
a
stairwell
that
is
existing
at
the
site
currently,
and
that
would
be
a
con.
The
afghan
proposes
to
continue
that
stairwell
up
to
the
top
floor,
as
well
as
an
elevator
adjacent
to
that.
D
One
comment
that
the
aac
had
on
the
second
elevator,
which
is
located
on
the
right
side
of
the
drawing
here,
is
that
they
provide
the
elevator,
because
the
elevator
initially
was
proposed
from
the
first
floor
up
to
the
sixth
floor.
In
order
to
allow
residents
to
who
may
live
on
the
northerly
side
of
the
building
to
gain
access
to
the
elevator.
D
D
B
D
H
D
D
A
A
E
D
D
C
D
D
D
C
In
terms
of
the
aac
reasons
for
denial,
can
you
just
give
us
sort
of
the
most
important
points?
You
know
an
elevator
moving
one
slide
up
or
down?
I'm
not.
I
don't
think
that's
consequential
enough,
but
did
they
have
some
major
points
that
led
them
to
deny
this?
It's
in
my
experience
that
aac
very
rarely
denies
the
project
if
they've
asked
for
some
revisions
from
time
to
time,
but
I
haven't
seen
very
many
denials.
D
C
D
The
aac
felt
that
there
was
some
concerns
about
a
upper
floor
relief
and
creating
more
void
spaces
than
are
proposed,
so
the
aac
did
not
feel
like
the
you
know.
Their
comments
were
really
that
it
was
a
box
design.
You
know
vertical,
it
went
flat
all
the
way
up
to
the
top.
There
was
no
relief,
as
the
project
rose
to
the
top
floor.
D
You're
welcome
so
then
the
other,
and
that
relates
back
to
the
other
one.
I
was
mentioning
the
interior
courtyard
space.
The
aac
felt
that
the
interior
courtyard
space,
given
its
proposed
size
relative
to
the
six
story
height.
The
aac,
did
not
feel
that
that
was
adequate
enough
in
terms
of
the
the
overall
scale
for
the
project
when
they
did
not
feel
it
would
be
a
functional
space
on
the
ground
floor
relative
to
the
overall
height
of
the
building,
and
then.
C
D
C
A
D
Yes,
yeah,
we
we
do
have
the
original
exhibits
from
the
virgin
hotel
when
it
went
as
a
joint
session
between
the
plan,
the
aac
planning,
commission
and
council
in
april
of
16,
I
think,
was
the
year,
but
the
if
you
wanted
to
see
the
comparison.
That
would
be
something
that
we
would
have
to
prepare
for.
You.
A
D
A
C
I
H
C
C
F
A
C
Okay,
so
commissioners,
if
you
could
pull
up
a102
and
look
at
it,
because
I'm
going
to
ask
the
architect
to
take
us
on
a
walking
tour
around
the
building,
starting
on
museum
way,
headed
for
the
museum
from
palm
canyon
and
I'd
like
you
to
describe
what
a
pedestrian
would
see
as
one
walk
down
museum
way
on
the
sidewalk
on
the
same
side
of
the
street.
As
the
building
turns
the
corner
walks
down
boulder
way
as
you're
facing
the
new
public
park
and
then
come
down
andreas
and
then
walk
down
the
paseo.
C
H
C
H
Then,
as
you
pass
the
fitness
room,
then
you
you
come
up
against
the
lounge
area
for
the
project,
that's
treated
in
the
in
a
similar
fashion,
and
then
you
continue
on
to
the
leasing
office
or
the
management
office
of
the
project
and
they're
all
treated.
Similarly
in
in
terms
of
their
view
in
views
in
and
out,
and
is
there
any.
C
H
No,
you
would
have
to
come
down
to
the
corner
of
museum
way
in
bellardo
and
underneath
the
overhang
of
the
building,
where
the
the
slightly
angled
wall
is,
is
essentially
the
main
unit
to
the
complex.
So
you
would
as
a
tenant,
you
would
enter
in
there
or
as
a
prospective
tenant
either
then
go
into
the
office.
C
C
H
H
H
C
C
H
I
I
I
At
the
entry,
the
entry
was
chosen
there
to
open
up
the
corridor
that
people
see
the
public
park
the
event
space
that's
going
to
come.
The
shaft
is
flush
with
the
sidewalk
pedestrian.
Then,
behind
the
shaft
we
plan
for
another
art
piece,
a
public
art
piece
to
activate
that
space
and
make
that
a
nice
entry.
I
It
is
on
the
right
behind
the
air
shaft.
So
when
the
there
will
be
a
flash
wall
where
then
the
storefront
starts
and
we
will
install,
I
know
I
don't
have.
We
have
not
picked
the
art
pieces
yet,
but
we'll
do
that
together
with
the
art
commission,
but
it
needs
or
we
plan
to
do
a
high
caliber
rt,
similar
to
the
isabel
statue
and
then.
H
I
C
C
B
C
H
C
H
H
I
Shows
that
if
you
pick
up
the
landscape
plant
from
tone
dosi,
he
switched
the
water
feature
from
the
corner
of
bilateral
water
museum
way
to
balada
road,
because
we
wanted
to
avoid
that
somebody's
going
to
walk
a
pedestrian
who's
going
to
cross
the
street.
There
might
step
into
the
water
feature,
and
so
we
put
it
on
the
other
side,
there's
a
safer
space.
C
H
C
H
C
H
C
H
I
H
H
H
C
C
H
C
C
I
H
C
I
I
H
C
B
I
Mr
hairspray,
to
confirm
yes,
that
whole
wall
will
be
immoral
most
likely
drawn
by
a
local
artist
and
then
between
the
mural
and
the
units
is
also
another
exit
point
or
entry
point
that
will
be
glazing
so
that
from
there
the
tenants
of
the
building
can
access
the
courtyards
into
their
spaces
yeah.
They
are.
C
C
I
Okay,
if
I
may
make
oh,
if
I
may
make
one
clarification
and
mrs
wermick,
as
he
asked
before
the
reason
we
chose
residential
units
on
the
ground
floor
and
the
office,
the
gym
and
the
launch
room
on
museum
way
is
that
our
experience
leasing.
These
three
blocks
block
a
b
and
c,
and
we
try
to
leave
spaces
facing
market
street
and
we
were
unsuccessful.
We
interviewed
darius
brokers.
I
We
spoke
to
many
tenants
to
try
to
lease
spaces
in
the
second
goal
and,
unfortunately,
every
tenant,
considering
the
amount
of
money
they
need
to
invest
in
a
nice
store,
build
out,
wants
to
be
on
palm
canyon
and
does
not
want
to
go
in
the
back
side.
So,
instead
of
having
empty
storefronts
there,
we
decided
that
it's
better
for
the
building
to
have
the
activation
via
residential
units
and
data
sets
the
activated
spaces
along
museum
way
with
glazing,
to
show
the
gym
the
office
space
and
the
launch.
A
F
F
H
Well,
privacy:
we
haven't
really
considered
much
from
this.
The
the
intent
was
more
to
continue
the
character
of
the
of
the
wall,
treatment
on
the
other
sides
of
the
building
around
and
and
continue
it
back,
but
we
could
certainly
think
about
as
the
building
turns
the
corner
that
maybe
that
that
wall
treatment
more
along
market
street
needs
to
become
a
little
more
opaque
and
that
more
of
a
spandrel
glass
needs
to
be
used
there
to
give
it
some
some
visual
buffer
from
market
street.
F
B
B
H
Then
it's
there's
coverage
there
and,
and
it
becomes
a
sort
of
a
cozier
space
in
that
area.
So
I
I
believe
that
was
essentially
what
our
thinking
for
that
particular
space
was
and
in
terms
of
scale
tooth
direction
of
the
design
of
the
the
balconies.
There's.
Also
some
impression
and
release
that
we
are
providing
in
that
space
as
well.
I
I
When
you
walk
from
museum
way
to
the
isabelle
statue-
and
that
is
the
kimston
building
and
block
c,
where
we
have
the
residential
units,
so
the
height
of
the
residential
units
of
the
two-story
building
above
the
house
of
pokey,
is
about
42
feet.
If
I
recall
that
correctly
and
then
obviously
you
have
the
kim's
hotel
on
the
other
side,
so
that
can
show
you
the
condition
how
this
courtyard
would
feel
like.
I
The
reason
for
the
courtyard
is
to
activate
that
space
and
the
thinking
behind
it
was
that
we
believe
loneliness
is
the
biggest
biggest
epidemic
and
biggest
problem
in
our
society
today.
So
the
courtyard
was
designed
for
this
particular
purpose
that
people
will
agree
and
meet
in
that
courtyard
when
they
enter
the
building.
I
If
you
look
at
the
building
where
the
elevator
is
elevated,
shaft
is
with
the
reno
head.
We
removed
one
of
the
shade
structures
there
and
there's
plenty
of
lights
coming
through
that
opening
between
the
elevation
along
museum
way
and
the
elevation
of
balada
road.
So
the
courtyard
will
not
be
dark,
it
will
be
actually
lightest
and,
as
the
sun
is
rising
around
that
building
during
the
day
and
so
tom
dolce
our
landscape
architect
did
not
have
any
concerns
about
the
planting
material
or
the
light
sources.
What
can
survive
in
there
or
not.
I
A
A
I've
got
questions
not
about
the
experience
of
the
courtyard
on
the
ground
level,
but
the
experience
of
the
courtyard
on
the
sixth
floor
and
on
the
interior
walkways
it's
a
pretty
confined
space,
and
I
would
like
to
see
at
our
final
meeting
examples
of
how
that
works
places
where
it
has
worked.
I
just
have
a
lot
of
concern
about
the
the
sizing
of
that
space
and
being
on
the
fifth
fourth
fifth
and
sixth
floors
courtyards.
Like
that,
my
my
experience
is
they
work
up
to
about
three
three
stories?
I
The
setbacks,
I
appreciate
your
comments
on
the
courtyards.
The
courtyard
was
envisioned
based
on
similar
buildings
that
have
been
built,
especially
in
europe,
especially
in
france
and
italy.
You
have
similar
conditions
that
work
very
well
there
and
are
welcome
there
and
create
I
call
it
the
socialization
of
the
building
so
that
people
interact
with
each
other.
One
of
the
other
reasons
for
the
courtyard
is
that
our
studies
have
shown
that
people
want
to
have
mountain
views.
They
do
not
want
to
look
at
the
city.
A
B
A
I
If
I
may
suggest
again,
if
the
commissioners
would
like
to
do
a
field
trip
or
individually,
the
similar
condition
shows
the
where
the
israel
statue
is
between
the
house
of
pokey
retail
space
and
the
residential
units,
above
in
the
kim's
hotel
in
starkberg
on
the
ground
floor.
That
gives
you
a
very
good
feeling
about
the
width
of
the
courtyard
and
how
that
would
feel.
A
A
A
I
I
A
C
C
A
F
C
The
city
spending
15
million
dollars,
probably
more
than
that
on
the
park
across
the
street
and
on
the
ground
floor
we
have
either
a
blank
wall
or
bathroom
windows
facing
it.
I
think
that's
probably
not.
I
won't
say
that
in
my
view,
that's
not
the
right
presentation
to
the
park.
It's
going
to
demean
the
value
of
the
park.
It's
also,
I
think,
short-sighted
of
the
applicant
to
say
up
until
this
point,
there's
been
no
interest
in
retail
or
restaurant
uses
back
from
palm
canyon.