HomeMy WebLinkAbout2020-09-15 PC Regular Meeting Agenda Packet
CITY OF PALM DESERT
REGULAR PALM DESERT PLANNING COMMISSION MEETING
AGENDA
TUESDAY, SEPTEMBER 15, 2020 – 6:00 P.M.
ZOOM VIRTUAL MEETING
I. CALL TO ORDER
II. ROLL CALL
III. PLEDGE OF ALLEGIANCE
IV. SUMMARY OF CITY COUNCIL ACTIONS
V. ORAL COMMUNICATIONS
Any person wishing to discuss any item not appearing on the agenda may address
the Planning Commission via the Zoom session at this point by giving his/her name
and address for the record. Remarks shall be limited to a maximum of three (3)
minutes unless the Planning Commission authorizes additional time. Because the
Brown Act does not allow the Planning Commission to take action on items not on the
Agenda, members will not enter into discussion with speakers but may briefly respond
or instead refer the matter to staff for a report and recommendation at a future Planning
Commission meeting.
Options for Public Participation:
• Public comment may be received by email or voicemail from the time the
agenda is posted up until one (1) hour prior to the posted time of meeting
convening (5:00 p.m.). Emails will be distributed for the record prior to the
meeting. If the sender so requests, the email will be read into the record during
the virtual meeting. Emails shall be limited to a maximum of three (3) minutes.
Email: planning@cityofpalmdesert.org
In consideration of the current Coronavirus/COVID-19 Pandemic and
pursuant to California Governor Newsom’s Executive Orders, Planning
Commissioners may participate via teleconference.
AGENDA
REGULAR PLANNING COMMISSION MEETING SEPTEMBER 15, 2020
2
• Voicemails will be forwarded to the Planning Commission at or near the time
they are received. If the sender requests, they may also be saved and played
at the appropriate point in the live meeting. Voicemails shall be limited to a
maximum of three (3) minutes.
Voicemail: (760) 776-6409
• Via Zoom/teleconference: Meeting ID: 829 6835 2605 or by phone dial 1 (213)
338-8477. A password will be required to join the Zoom meeting, please email
moreilly@cityofpalmdesert.org to request the password prior to meeting
convening (until 5:00 p.m.).
Reports and documents relating to each of the following items listed on the
agenda, including those received following posting/distribution, are on file in
the office of the Department of Community Development and are available for
public inspection on the City’s website: cityofpalmdesert.org.
VI. CONSENT CALENDAR
ALL MATTERS LISTED ON THE CONSENT CALENDAR ARE CONSIDERED TO BE
ROUTINE AND WILL BE ENACTED BY ONE ROLL CALL VOTE. THERE WILL BE
NO SEPARATE DISCUSSION OF THESE ITEMS UNLESS MEMBERS OF THE
PLANNING COMMISSION OR AUDIENCE REQUEST SPECIFIC ITEMS BE
REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE DISCUSSION
AND ACTION UNDER SECTION VII, CONSENT ITEMS HELD OVER, OF THE
AGENDA.
A. MINUTES of the Regular Planning Commission meeting of August 18, 2020.
Rec: Approve as presented.
Action:
B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application
to merge lots at Merle Drive (APNs 624-071-029 & 031). Case No. PMW 20-0003
(Travis Cook, Dallas, Texas, App licant).
Rec: By Minute Motion, approve Case No. PMW 20-0003.
Action:
VII. CONSENT ITEMS HELD OVER
VIII. NEW BUSINESS
None
IX. CONTINUED BUSINESS
None
AGENDA
REGULAR PLANNING COMMISSION MEETING SEPTEMBER 15, 2020
3
X. PUBLIC HEARINGS
Anyone who challenges any hearing matter in court may be limited to raising only
those issues he or she raised at the public hearing described herein, or in written
correspondence delivered to the Planning Commission at, or prior to, the public
hearing. Remarks shall be limited to a maximum of three minutes unless the Planning
Commission authorizes additional time.
A. REQUEST FOR CONSIDERATION for approval of Precise Plan (PP) 19-0010 to
allow the construction of a new two-story, 18,434-square-foot light industrial
building at 73725 Dinah Shore Drive, and adoption of a Notice of Exemption in
accordance with the California Environmental Quality Act (CEQA). Case No. PP
19-0010 (DMA, Wildomar, California, Applicant).
Rec: Waive further reading and adopt Planning Commission Resolution No. 2780,
approving Case No. PP 19-0010, subject to the conditions of approval; and adopt
a Notice of Exemption in accordance with CEQA.
Action:
XI. MISCELLANEOUS
None
XII. COMMITTEE MEETING UPDATES
A. ART IN PUBLIC PLACES
B. PARKS & RECREATION
XIII. REPORTS AND REMARKS
XIV. ADJOURNMENT
I hereby certify under penalty of perjury under the laws of the State of California that the
foregoing agenda for the Planning Commission was posted on the City Hall bulletin board not
less than 72 hours prior to the meeting. Dated this 9th day of September 2020.
CITY OF PALM DESERT
PALM DESERT PLANNING COMMISSION
PRELIMINARY MINUTES
TUESDAY, AUGUST 18, 2020 – 6:00 P.M.
ZOOM VIRTUAL MEETING
I. CALL TO ORDER
Chair Lindsay Holt called the meeting to order at 6:04 p.m.
II. ROLL CALL
Present: Absent:
Commissioner Nancy DeLuna Commissioner Ron Gregory
Vice-Chair John Greenwood Commissioner Joseph Pradetto
Chair Lindsay Holt
Also Present:
Craig Hayes, Assistant City Attorney
Ryan Stendell, Director of Community Development
Eric Ceja, Principal Planner
Nick Melloni, Assistant Planner
Monica O’Reilly, Management Specialist II
III. PLEDGE OF ALLEGIANCE
Commissioner Nancy DeLuna led the Pledge of Allegiance.
IV. SUMMARY OF COUNCIL ACTIONS
None
V. ORAL COMMUNICATIONS
None
VI. CONSENT CALENDAR
A. MINUTES of the Regular Planning Commission meeting of August 4, 2020.
Rec: Approve as presented.
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION AUGUST 18, 2020
2
B. REQUEST FOR CONSIDERATION to approve a one-year time extension for
Tentative Tract Map 37339 and Precise Plan 17-035 for the subdivision of a 7.74-acre
parcel into 80 condominium units, common area amenities, and a future 1.3-acre
commercial parcel located at the northwest corner of Frank Sinatra Drive and Cook
Street. Case Nos. TTM 37339/PP 17-035 (Wes Lind, Arcadia, California, Applicant).
Rec: By Minute Motion, approve a one-year time extension for Case Nos. TTM
37339/PP 17-035, until September 19, 2021.
Upon a motion by Commissioner DeLuna, seconded by Vice-Chair Greenwood, and
a 3-0 vote of the Planning Commission, the Consent Calendar was approved as presented
(AYES: DeLuna, Greenwood, and Holt; NOES: None; ABSENT: Gregory and Pradetto).
VII. CONSENT ITEMS HELD OVER
None
VIII. NEW BUSINESS
None
IX. CONTINUED BUSINESS
None
X. PUBLIC HEARINGS
A. REQUEST FOR CONSIDERATION for approval of Conditional Use Permit (CUP) 19-
0002 to allow the construction of a 65-foot-tall wireless telecommunication facility, and a
288-square-foot equipment enclosure at 78005 Country Club Drive; and adoption of a
Notice of Exemption in accordance with the California Environmental Quality Act
(CEQA). Case No. CUP 19-0002 (Smartlink, LLC. for AT&T, Cardiff, California,
Applicant).
Assistant Planner Nick Melloni reported that this item has come before the Planning
Commission for the third time. The applicant has submitted updated plans with the primary
changes on Sheet L-1, which are the landscape plans. The applicant also provided
updated coverage maps, additional photo renderings, and letters regarding the lack of
agreement with SBA for the existing tower. The applicant has stated it is not feasible to
collocate on the SBA tower. Additionally, the applicant has requested another continuance
to the September 18 meeting to gather additional information and to have a member of
the public speak in favor of the tower, who was not available for this meeting. He noted
that City staff received two letters from SBA, which were emailed to the Planning
Commission. Staff’s recommendation is not to grant a continuance on the basis that the
applicant has submitted sufficient information. Staff recommended two options: 1) adopt
a resolution approving the current proposal, subject to the conditions of approval, which
includes additional landscaping to help screen the site; or 2) continue this case and direct
staff to prepare a resolution for denial. He proceeded with a brief PowerPoint presentation.
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION AUGUST 18, 2020
3
Commissioner DeLuna clarified that there is a cell coverage gap.
Mr. Melloni replied that is correct.
Commissioner DeLuna asked if the applicant is amenable to the condition for additional
live palm trees.
Mr. Melloni replied yes.
Chair Holt declared the public hearing open and invited public testimony FAVORING or
OPPOSING this matter.
ALEXIS DUNLAP, the representative for AT&T, Newport Beach, California, requested a
continuance because they want an opportunity to add another document that has not
previously been presented to the Planning Commission. They also want a member of the
public to speak in favor of the tower, which they were unavailable to speak tonight. If the
Commission is not in favor of a continuance, she requested additional time to read a letter
from AT&T’s counsel. She said Mr. Figueroa from AT&T is also in the Zoom meeting to
present information on FirstNet Network that AT&T is currently building out for the
government.
Chair Holt allowed the applicant additional time.
MR. JULIO FIGUEROA, Director of External Affairs for AT&T, Riverside, California,
thanked the Planning Commission for allowing him to speak about their infrastructure
build-out. He stated that AT&T is the current exclusive provider for FirstNet, which is the
first-ever wireless network for first responders that AT&T is managing and building for the
federal government. It is a 25-year agreement, and AT&T has goals they must meet with
the deployment of infrastructure. When submitting applications for large macro cell sites,
AT&T is asking jurisdictions to take into consideration that they are the exclusive provider
for FirstNet and will be managing the network for the next 25 years. He mentioned that
they would be modifying all their current cell sites to ensure FirstNet radios are capable
at those sites. Due to COVID-19, many people are working remotely, and students are
doing distance learning. He stated that it is more important now for AT&T and the entire
industry to expedite cell sites to be built out. It is important to have hotspots available for
school districts, and networks available for distance learning and working from home. He
stated that AT&T would do whatever they can to address any issues regarding stealth and
landscaping. He offered to answer any questions.
Commissioner DeLuna asked if AT&T is willing to, as a condition of approval, add
additional live palms in the 40-foot range.
MR. FIGUEROA replied that adding live palms would not be a problem.
Commissioner DeLuna asked if they would be adding more than two live palms.
MR. FIGUEROA replied yes. They would work with the Planning Department to make
sure it satisfies the needs of the community.
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION AUGUST 18, 2020
4
MR. CHRIS DOHENY, the representative for AT&T, Irvine, California, mentioned that he
did discuss adding more live palm trees with Mr. Melloni. He said AT&T is open to adding
trees to screen the monopalm and frontal palms along Washington Street.
Vice-Chair John Greenwood asked if the letter could be read that was referenced by Ms.
Dunlap.
MR. DOHENY read a letter from Busch Law Firm, PLLC, (AT&T counsel) dated August
12, 2020. A response to SBA’s objection letter from Mr. John Henning.
After approximately ten minutes, Vice-Chair Greenwood interjected that he did not want
to take more time by having Mr. Doheny read a 43-page letter.
Commissioner DeLuna agreed and felt they have an understanding of the issues.
Principal Planner Eric Ceja commented that staff could electronically share the letter with
the Planning Commission.
MR. JOHN HENNING, the representative for SBA, Los Angeles, California, commented
that they just saw a demonstration on how lawyers could make a simple thing look
complicated. He stated that City staff does not support what AT&T is saying about the
SBA tower. SBA presented the City and Mr. Ceja with all the information that he asked
for, and he determined that the SBA tower is not abandoned, and AT&T should be
exploring collocation. AT&T had months to do this. He said AT&T had the Architectural
Review Commission and the Planning Commission continue this item specifically to allow
AT&T to explore collocation, and they did not do it. He stated the reason they did not
explore collocation is that they hope to slip this by the Planning Commission based on a
flimsy legal theory that the other tower is abandoned. He asked the Commission to deny
this project. When the item is denied, and he assumed it would survive on an appeal to
the City Council, AT&T will pick up the phone and call SBA. As he mentioned in his letter,
it is not going to cost AT&T more than $3,500 a month to rent the SBA tower. He disclosed
that if AT&T would have talked to SBA, they would have been able to negotiate the
number down significantly. He said it is going to cost AT&T a few thousand dollars a month
to rent, no extra tower on Country Club Drive, and the City would be spared the visual
effects they are trying to conceal. He also said that the live palm trees they are proposing
are going to be much lower than the actual tower. He reiterated that all the City has to do
is deny the permit, and AT&T and SBA would come to terms. There would be one tower
instead of two in the area. He pointed out that he noticed an argument, which was seeped
into the staff’s recommendation in the report about maybe coverage is different between
the two towers. He remarked the tower is 900 feet away in a flat area, and coverage is
essentially the same. He said AT&T wants to claim, by moving the site 900 feet, they are
somehow going to give up something that they wanted to have, which is not their original
objective. Their argument is backward engineering, which is a typical disingenuous
argument that AT&T is making.
Chair Holt interjected that Mr. Henning’s three minutes for comment is over, and asked
Mr. Henning if he could wrap it up.
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION AUGUST 18, 2020
5
MR. HENNING remarked that after AT&T’s representative spent 10 minutes reading a
letter, he would not mind having an additional minute or two.
Chair Holt answered that additional time would be fine. She made clear that typically they
allow the applicant as long as it takes to address the Planning Commission. She also
noted that the Commission asked the applicant to stop reading the letter. She allowed Mr.
Henning to wrap up his comments within two minutes.
MR. HENNING thanked the Commission for their forbearance. He respected Mr.
Figueroa’s attempt to dovetail this tower in AT&T’s general objective to provide first
responders with the communication tools they need. However, Mr. Figueroa did not say
anything about the SBA tower that would preclude that same objective. He stated if AT&T
is in a hurry due to COVID-19, the best thing to do is go to the tower that is already
operating and functioning and put AT&T equipment on it. It is much easier than building a
brand new tower and all the infrastructure. He told AT&T to please pick up the phone and
call SBA. They know that AT&T lawyer’s argument is baloney when City staff does not
support the argument. He stated that City staff has never said one thing that indicates
they agree with AT&T’s argument. City Staff’s position is that SBA has until the end of this
year to reactivate the SBA tower. SBA plans to reactivate the tower with AT&T or other
communications company. SBA is not going to lose their rights, and the tower is not going
to disappear. He asked that the Commission gives AT&T the encouragement that it needs
and say no thank you. The tower does not meet the City’s code and no legal right under
federal law. He voiced for AT&T to call SBA and make a deal, and they will have coverage
that the neighbors need and want. He thanked the Planning Commission for their time.
With no further testimony offered, Chair Holt declared the public hearing closed.
MS. DUNLAP apologized that she had to leave the video portion of the meeting, and had
to rejoin the meeting via her phone. She requested a moment to respond to Mr. Henning’s
comments.
Mr. Stendell interjected that Chair Holt would need to reopen the public hearing to allow
the applicant to make rebuttal remarks.
Chair Holt declared the public hearing open.
MS. DUNLAP pointed out that Mr. Henning mentioned staff does not support the proposal
by AT&T. As they all heard from Mr. Melloni, City staff does support the tower, and the
Architectural Review Commission approved the tower. Mr. Henning also mentioned that
if the City denies the proposal, AT&T would contact SBA. However, her client has
instructed her if the Planning Commission denies the tower, they would file an appeal to
the City Council. Additionally, AT&T strongly feels the SBA tower is abandoned. She said
Mr. Henning stated that their coverage maps were fictitious, and they are offended by his
comment. She stated that they did not present fictitious coverage maps to the City. The
coverage maps were created by radio frequency engineers and noted that the maps were
not greatly different, but slightly different at the alternate location. She stated that if the
City does deem, according to their code, the SBA tower abandoned, then they would not
have two towers and only have one. The one tower that AT&T would like to construct.
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION AUGUST 18, 2020
6
She also stated that they looked at collocation, and they determined it was not feasible
and moved forward with their proposal. Lastly, she appreciated the staff’s support and
assistance with this project. She asked that the Commission support their proposal so
they could move forward with this project to fill the gaps in coverage.
With no further testimony offered, Chair Holt declared the public hearing closed.
Vice-Chair Greenwood asked Mr. Ceja to elaborate on the letter regarding the City staff’s
position on whether the SBA tower is out of compliance.
Mr. Ceja responded that the City has been reviewing this matter, and this situation has
never come across before. Therefore, the procedures on how to address an abandoned
tower are relatively new. The City was not aware that the SBA tower was non-operational
until the application process. Now that they are aware, staff decided the SBA tower is non-
operational, and the 180 days started in July. He stated that City staff is not going to take
action until the 180 days expire.
Vice-Chair Greenwood felt that the Planning Commission should continue this item so
that the applicant could provide a case on collocation. He commented that AT&T and SBA
have their differences, or AT&T has no interest in collocating. However, the ability is there
to collocate. He did not feel from a land-use perspective that this is not an optimal location.
The Commission could add a condition to add 15 palm trees to try to disguise a large
monopalm located at a primary entrance to the City. If there is an opportunity, he felt that
collocation should be evaluated and attempt to collocate. At this point, he leaned more
toward continuing this item and direct staff to prepare a resolution for denial.
Commissioner DeLuna commented that she is not as concerned about the collocation
issue as she is about the service to the community, the people, and children learning at
home. They do not have the coverage they need. She pointed out that the applicant is
willing to fulfill the conditions of approval to add live palm trees. She stated that the issue
of collocation has been going on for quite some time. She felt collocation is less important
to the decision making process. She is more concerned about serving the people in the
area. She commented that waiting for another six months and filing appeals to the City
Council is not in the best interest to anybody.
Chair Holt agreed with Commission DeLuna.
Commissioner DeLuna commented that they are in a little bit of a pickle with only three
Commissioners present; not a full body.
Vice-Chair Greenwood asked staff if two votes constitute an approvable vote.
Assistant City Attorney Craig Hayes replied yes. If there is a quorum of three, you simply
need a majority vote one way or the other.
Commissioner DeLuna stated that it is a complicated issue and not completely clear cut.
However, given the conditions that they have dealt with in the last two or three meetings,
she is relying on the staff’s expertise and moved for approval.
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION AUGUST 18, 2020
7
For clarification purposes, Mr. Stendell noted that Mr. Melloni provided two options in the
staff report.
Commissioner DeLuna clarified that she moved to approve the tower, with the condition
to add live palm trees (more than two) at the level of 40 feet.
Chair Holt added that the proposal goes back to the ARC for final approval of the
landscape design.
Commissioner DeLuna replied yes.
Chair Holt seconded the motion.
Commissioner DeLuna moved to waive further reading and adopt Planning
Commission Resolution No. 2779, approving Case No. CUP 19-0002, subject to the
conditions of approval; and adopt a Notice of Exemption in accordance with CEQA. The
motion was seconded by Chair Holt and carried by a 2-1 vote (AYES: DeLuna and Holt;
NOES: Greenwood; ABSENT: Gregory and Pradetto).
XI. MISCELLANEOUS
None
XII. COMMITTEE MEETING UPDATES
A. ART IN PUBLIC PLACES
Chair Holt reported that the Art in Public Places Commission discussed an artist painting
temporary artwork supporting equality and social justice. They also discussed purchasing
a sculpture to be placed at the intersection of San Pablo Avenue and Fred Waring Drive.
Mr. Stendell interjected that the artwork would be placed at Fred Waring Drive and Portola
Avenue.
Chair Holt also reported that there is going to be a study session for the art going in at the
roundabout on San Pablo Avenue.
B. PARKS & RECREATION
None
XIII. REPORTS AND REMARKS
Vice-Chair Greenwood thanked City staff. He said Mr. Melloni is a new Planner and doing
a fantastic job.
Commissioner DeLuna agreed and thanked staff. She commented that San Pablo Avenue
looks fabulous.
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION AUGUST 18, 2020
8
Mr. Stendell mentioned that Phase II bids for San Pablo Avenue would be opened within
a week or two. Construction should begin before the end of the calendar year.
XIV. ADJOURNMENT
With the Planning Commission concurrence, Chair Holt adjourned the meeting at 6:55
p.m.
LINDSAY HOLT, CHAIR
ATTEST:
RYAN STENDELL, SECRETARY
MONICA O’REILLY, RECORDING SECRETARY
CITY OF PALM DESERT
PUBLIC WORKS DEPARTMENT
INTEROFFICE MEMORANDUM
To: RYAN STENDELL, DIRECTOR OF COMMUNITY DEVELOPMENT
From: CHRISTINA CANALES, ENGINEERING ASSISTANT
Date: August 31, 2020
Subject: PARCEL MAP WAIVER NO. 20-0003
The above-referenced parcel map waiver has been reviewed by the Engineering
Division of the Public Works Department and found to be technically correct. Please
schedule for Planning Commission action as soon as possible.
PMW 20 -0003: Applicant/Owner
Travis Cook
RPC Palm Desert Storage, LLC
2101 Cedar Springs Road, Ste. 1600
Dallas, TX 75201
----------------------------------------
CHRISTINA CANALES
ENGINEERING ASSISTANT
PLANNING COMMISSION STAFF REPORT
CITY OF PALM DESERT
COMMUNITY DEVELOPMENT DEPARTMENT
MEETING DATE: September 15, 2020
PREPARED BY: Nick Melloni, Assistant Planner
REQUEST: Consideration of Precise Plan (PP) 19-0010 to allow the construction of a
two-story, 18,434-square-foot light industrial building at 73725 Dinah
Shore Drive; and adoption of a Notice of Exemption in accordance with
the California Environmental Quality Act (CEQA).
Recommendation
Waive further reading and adopt Planning Commission Resolution No. 2780,
approving Precise Plan 19-0010, subject to the conditions of approval; and
adopt a Notice of Exemption in accordance with CEQA.
Architecture Review Commission (ARC)
On July 14, 2020, the Architectural Review Commission (ARC) granted preliminary approval
of the building architecture and landscaping plan, subject to minor design comments with a
5-0-1-1 vote with Commissioner Vuksic abstaining and Chair Van Vliet absent. The comments
included double framing windows on the street-facing elevation to create more articulation.
Overall, the Commission was complimentary of the architecture.
Background
A. Property Description
The project site is a 1.21-acre vacant lot located on the south side of Dinah Shore Drive.
The lot slopes gradually from a high of 208’ at the southern lot boundary to a low of 199’
at the northern street frontage. There are partial frontage improvements, including curb
and gutter, and half of a shared drive approach shared with the neighboring property to
the west. Existing developments in the immediate vicinity are light industrial in nature and
consist of a mix of businesses, including professional offices, manufacturers, and auto-
repair.
B. Zoning and General Plan Land Use Designation:
Zone: Service Industrial (SI)
General Plan: Employment
September 15, 2020 – Planning Commission Staff Report
Case No. PP 19-0010 Alpha Holdings Building
Page 2 of 4
C. Adjacent Zoning and Land Use:
North: SI/Personal storage facility, multi-tenant business center
South: SI/Multi-tenant light industrial center
East: SI/Vacant pad, multi-tenant office center
West: SI/Light industrial building
Project Description
The project applicant, DMA, on behalf of the property owner Alpha Holdings LLC, is
requesting approval to construct a two-story 18,434-square-foot light industrial building. The
building will feature suites for up to three tenants. At this time, Ben Clymer’s The Body Shop,
a Palm Desert based business located at 73760 Spyder Circle, is the primary tenant; other
tenants may include light industrial businesses permitted in the SI zone.
A. Site Plan:
The development will be accessible from two points of access on Dinah Shore Drive. The
westerly access will be a shared drive with the neighboring development located at 34550
Spyder Circle. The drive aisle and parking spaces will encircle the building on the western,
southern, and eastern sides. The majority of parking spaces are concentrated towards
the rear of the property, where it is screened from street view by the building.
B. Building and Architecture:
The building architecture is characterized by simple rectangular massing and forms, which
are consistent with the intended industrial nature of future building tenants. Primary
entrances to the respective suites are oriented towards Dinah Shore Drive. Each of these
entrances is highlighted by a covered entry projecting outwards from the primary mass of
the main building. The side and rear elevations feature limited articulation, with the rear
featuring industrial style roll-up doors. The exterior finish palette consists of various
shades of gray and stacked stone veneer.
C. Screening:
The building design screens roof-mounted equipment and exhaust vents with a
continuous six-foot parapet wall. Electrical equipment and fire rises will be located within
a room towards the rear of the building. Roof drains and gutters will be located within the
walls of the building.
D. Landscaping:
The majority of site landscaping is concentrated along the street frontage within the
proposed retention basis. The landscape palette consists of a mix of desert-native shrubs
and accent plans, including various agave and yucca. Trees, including Blue Palo Verde
and Chitalpa Pink Dawn will be placed within the parking areas and around the rear and
side perimeter of the development.
September 15, 2020 – Planning Commission Staff Report
Case No. PP 19-0010 Alpha Holdings Building
Page 3 of 4
Analysis
The development of new commercial buildings requires the approval of a PP application by the
Planning Commission in accordance with Section 25.72 of the Palm Desert Municipal Code
(PDMC). The project, as designed, complies with all General Plan policies as well as
development standards for the zone, including setbacks, building height, parking, lot coverage,
and land use compatibility.
The project complies with all applicable development standards for the SI zone. The table
below summarizes the project’s conformance:
Conclusion
The project conforms with the goal and intent of the City’s General Plan and positively
contributes to the frontage of this industrial district. Potential impacts to parking, noise, and
traffic are adequately addressed in the project design and the conditions of approval. Staff
recommends approval of the project as proposed, subject to the conditions of approval
contained in the attached draft Planning Commission Resolution No. 2780 (Attachment No.
1).
Public Input
Staff mailed public hearing notices to all property owners within 300 feet of the proposed
project and published in The Desert Sun on September 4, 2020. To date, the Community
Development Department has received no comments in opposition to or in favor of the
proposed project.
Environmental Review
The Director of Community Development has determined that the proposed project is
categorically exempt under Article 19 Section 15332: Class 32 – Infill Development Projects
of the CEQA Guidelines. The project is consistent with the applicable General Plan land use
designation and applicable General Plan policies, as well as applicable zoning designation
and regulations. The project site is less than five acres. The project site has been previously
subdivided and graded has no value as a habitat for endangered, rare, or threatened species.
STANDARD SI ZONE* PROJECT CONFORMS
Floor Area Ratio 0.75 .15 Yes
Height 40’-0” 29’-0” N/A
Front Setback 20’-0” 26’-4” Yes
Rear Setback 0’-0” 52’-0” N/A
Interior Side Setback 0’-0” 37’-0” Yes
Street Side Setback 10’-0” N/A N/A
Parking 29 spaces 31 spaces Yes
Landscaping - 14.5% Yes
September 15, 2020 – Planning Commission Staff Report
Case No. PP 19-0010 Alpha Holdings Building
Page 4 of 4
Project approval would not result in the possibility of significant cumulative impacts upon the
environment. The site is adequately served by all required utilities and public services.
Therefore, based on the above findings, staff recommends the Planning Commission adopt
a Categorical Exemption for the proposed project.
Findings of Approval
Findings can be made in support of the project and in accordance with the City’s Municipal Code.
Findings in support of this project are contained in draft Planning Commission Resolution No.
2780, attached to this staff report.
LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW ASSISTANT CITY
MANAGER
N/A
Robert W.
Hargreaves
City Attorney
Ryan Stendell
Ryan Stendell
Dir. of Community
Development
N/A
Janet Moore
Director of Finance
N/A
Andy Firestine
Assistant City Manager
City Manager, Lauri Aylaian: N/A
APPLICANT: DMA
35493 Veranda Avenue
Wildomar, CA 92595
ATTACHMENT: 1. Draft Planning Commission Resolution No. 2780
2. Public Hearing Notice
3. Notice of Exemption
4. Project Plans
PLANNING COMMISSION RESOLUTION NO. 2780
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING PRECISE PLAN 19-0010 TO
CONSTRUCT A TWO-STORY 18,434-SQUARE-FOOT LIGHT INDUSTRIAL
BUILDING AT 73725 DINAH SHORE DRIVE; AND ADOPTION OF A NOTICE
OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
CASE NO: PP 19-0010
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 15th day of September 2020, hold a duly noticed public hearing to consider the request
by DMA, for the above-noted; and
WHEREAS, the project site is located in the Service Industrial (SI) zoning district per
the City of Palm Desert Zoning Map; and
WHEREAS, the Architectural Review Commission of the City of Palm Desert,
California, did on the 14th day of July 2020, recommended approval of the architectural
building design of the above-noted; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the CEQA” Resolution No. 2019-41, in that the
Director of Community Development has determined that the project will not have a significant
impact on the environment and that the project is categorically exempt under Article 19,
Section 15332 – Infill Development Projects (Class 32) of the CEQA Guidelines; and
WHEREAS, at the said public hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to exist to justify the approval of said
request:
1. The proposed project conforms to the Employment District land use designation of the
General Plan, which allows for a variety of office and industrial uses.
2. The expanded use of personal storage is a permitted use within the SI zone.
3. The project complies with all development standards, including setbacks, building
height, parking, lot coverage, and land use compatibility.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF
THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS:
1. That the above recitations are true and correct and constitute the findings of the
Planning Commission in this case.
2. That the Planning Commission does hereby approve Precise Plan 19-0010,
subject to the conditions of approval attached.
PLANNING COMMISSION RESOLUTION NO. 2780
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PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of
Palm Desert, California, at its regular meeting held on the 15th day of September 2020, by
the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
LINDSAY HOLT, CHAIR
ATTEST:
RYAN STENDELL, SECRETARY
PALM DESERT PLANNING COMMISSION
PLANNING COMMISSION RESOLUTION NO. 2780
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CONDITIONS OF APPROVAL
CASE NO. PP 19-0010
Department of Community Development:
1. The Project site shall be developed and maintained in conformance with the approved
plans and operations statements on file with the Department of Community
Development, except as modified by conditions herein.
2. All construction documentation shall be coordinated for consistency, including, but not
limited to, architectural, structural, mechanical, electrical, plumbing, landscape and
irrigation, grading, and street improvement plans. All such plans shall be consistent with
the approved entitlement plans on file with the Department of Community Development.
3. Construction of said project shall commence within two years from the date of final
approval unless an extension of time is granted; otherwise, said approval shall become
null, void, and of no effect whatsoever.
4. Any proposed modifications to this Precise Plan shall require an amendment to the
application, which will result in a new public hearing.
5. The Applicant shall agree to defend, indemnify, and hold harmless the City of Palm
Desert or its agents, officers, and employees from any claim, action, or proceeding
against the City of Palm Desert or its agents, officers or employees, to attack, set aside,
void, or annul, any approval of the City of Palm Desert, whether by its City Council,
Planning Commission, or other authorized board or officer of the City.
6. Prior to issuance of a building permit for construction of any use contemplated by this
approval, the applicant shall first obtain permits and/or clearance from the following
agencies:
Department of Building & Safety
City Fire Marshal
Department of Public Works
Coachella Valley Water District
7. The Applicant and/or any successor in interest shall comply with all applicable local,
state, and federal laws and regulations.
8. This project is subject to payment of the City’s Public Art fee. The fee will be applied at
the time of a building permit issuance and shall remain in the City’s Public Art Fund.
9. All ground-mounted utility structures including, but not limited to, transformers, HVAC
equipment, and backflow prevention valves shall be located out of view from any public
street or adequately screened through the use of landscaping and/or masonry walls.
10. Site lighting shall be reviewed and approved by the Department of Community
Development and shall conform to the City’s Outdoor Lighting Ordinance.
PLANNING COMMISSION RESOLUTION NO. 2780
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11. Final landscape and irrigation documents shall be prepared by a landscape architect
registered with the State of California and shall be submitted to the City’s Department of
Community Development and the Coachella Valley Water District for review and
approval. All sheets shall be wet signed by the landscape architect and shall include the
license number and the expiration date. The landscape plan shall conform to the
preliminary landscape plans, prepared as part of this application, and shall include dense
plantings of landscape material. All plants shall be a minimum of five gallons in size, and
all trees shall be a minimum 24-inch box in size.
12. All project irrigation system s shall function properly, and landscaping shall be maintained
in a healthy and thriving condition. The maintenance of landscaping and the irrigation
system shall be permanently provided for all areas of the project site, as well as
walkways and the portion of public right-of-way abutting the project site (parkways and
medians). Furthermore, the plans shall identify responsibility for the continued
maintenance (such as homeowners’ association, landscape maintenance district,
property owner, etc.).
13. No materials or equipment shall be stored to a height greater than adjacent screen walls
and fences.
14. A copy of the herein-listed conditions of approval shall be included in the construction
documentation package for the project, which shall be continuously maintained on-site
during project construction.
Department of Public Works:
Prior to issuance of a grading permit:
15. The applicant shall submit a grading plan to the Department of Public Works for review
and approval. Any changes to the approved civil plans must be reviewed for approval prior
to work commencing.
16. The applicant shall submit a PM10 application for approval. The applicant shall comply
with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust
Control.
17. The applicant shall abide by all provisions of City of Palm Desert Ordinance 843, Section
24.20 Stormwater Management and Discharge Ordinance.
18. The applicant shall pay the appropriate signalization fee in accordance with the City of
Palm Desert Resolution Nos. 79-17 and 79-55 and drainage fee in accordance with
Section 26.49 of Palm Desert Municipal Code and Palm Desert Ordinance Number 653.
19. The applicant shall submit a final Water Quality Management Plan (WQMP) for review
and approval. The WQMP shall identify the Best Management Practices (BMPs) that will
be used on the site to control predictable pollutant runoff. Prior to the issuance of the
grading permit, the Operation and Maintenance Section of the approved final WQMP shall
be recorded with County’s Recorder Office, and a conformed copy shall be provided to
the Public Works Department.
PLANNING COMMISSION RESOLUTION NO. 2780
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20. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with
the State Water Resources Control Board. Such evidence shall consist of a copy of the
NOI stamped by the State Water Resources Control Board or the Regional Water Quality
Control Board, or a letter from either agency stating that the NOI has been filed.
21. The applicant shall enter into an agreement and post-security, in a form and amount
acceptable to the City Engineer, guaranteeing the construction of all off-site
improvements. Improvements shall include, but are not limited to:
A. The construction of one commercial driveway on Dinah Shore Drive.
B. The construction of two ADA compliant curb ramps on Dinah Shore Drive.
C. The construction of an ADA compliant curb adjacent 6.5’ sidewalk on Dinah Shore
Drive.
22. The applicant shall provide easements for pedestrian access at driveways as necessary.
Department of Building and Safety:
23. This Project shall comply with the latest adopted editions of the following codes:
A. 2019 California Building Code and its appendices and standards.
B. 2019 California Plumbing Code and its appendices and standards.
C. 2019 California Mechanical Code and its appendices and standards.
D. 2019 California Electrical Code.
E. 2019 California Energy Code.
F. 2019 California Green Building Standards Code.
G. 2019 California Administrative Code.
H. 2019 California Fire Code and its appendices and standards.
24. An approved automatic fire sprinkler system shall be installed as required per the City
of Palm Desert Code Adoption Ordinance No. 1310.
25. A disabled access overlay of the precise grading plan is required to be submitted to the
Department of Building and Safety for plan review of the site accessibility requirements
as per 2016 CBC Chapters 11A & B (as applicable) and Chapter 10.
26. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11B-
206).
27. Detectable warnings shall be provided where required per CBC 11B-705.1.2.5 and 11B-
705.1.2.2. The designer is also required to meet all ADA requirements. Where an ADA
requirement is more restrictive than the State of California, the ADA requirement shall
supersede the State requirement.
28. Provide an accessible path of travel to the trash enclosure. The trash enclosure is
required to be accessible. Please obtain a detail from the Department of Building and
Safety.
29. All contractors and subcontractors shall have a current City of Palm Desert Business
License prior to permit issuance per Palm Desert Municipal Code, Title 5.
PLANNING COMMISSION RESOLUTION NO. 2780
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30. All contractors and/or owner-builders must submit a valid Certificate of Workers’
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
31. Address numerals shall comply with Palm Desert Ordinance No. 1310 (Palm Desert
Municipal Code 15.28. Compliance with Ordinance 1310 regarding street address
location, dimension, a stroke of line, distance from the street, height from grade, height
from the street, etc. shall be shown on all architectural building elevations in detail. Any
possible obstructions, shadows, lighting, landscaping, backgrounds, or other reasons
that may render the building address unreadable shall be addressed during the plan
review process. You may request a copy of Ordinance No. 1310 or Municipal Code
Section 15.28 from the Department of Building and Safety counter staff.
32. Please contact the Department of Building and Safety at (760) 776-6420 regarding the
addressing of all buildings and/or suites.
Fire Department:
33. The 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
proportional mitigation to these impacts via capital improvements and/or impact fees.
34. Fire Department’s emergency vehicle apparatus access road locations and design shall
be in accordance with the California Fire Code, City of Palm Desert 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.
35. Fire Department water system(s) for fire protection shall be in accordance with the
California Fire Code, City of Palm Desert 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.
END OF CONDITIONS
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP 19-0010
NOTICE OF A PUBLIC HEARING BEFORE THE CITY OF PALM DESERT PLANNING
COMMISSION TO CONSIDER A PRECISE PLAN TO CONSTRUCT A NEW TWO-STORY
18,434-SQUARE-FOOT LIGHT INDUSTRIAL BUILDING AT 73-725 DINAH SHORE DRIVE;
AND ADOPTION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA).
The City of Palm Desert (City), in its capacity as the Lead Agency for this project under CEQA,
has determined that this project is Categorically Exempt from CEQA review in accordance with
Section 15332: Class 32 - Inf ill Development Projects as this proposal is consistent with the City’s
General Plan and zoning regulations; the project site has been previously disturbed and has no
value as habitat for endangered, rare or threatened species; the proposed project does not have
a reasonable possibility for significant cumulative impacts upon the environment; and the site can
adequately be served by all required utilities and public services.
Project Location/Description:
Project Location: 73-725 Dinah Shore Drive (APN: 694-240-007)
Project Description: Alpha Holdings LLC. (“Applicant”) has submitted a Precise Plan application
(the “Project”) to construct a new two-story 18,434-square-foot light industrial building on a vacant
1.214-acre parcel. The building will contain warehouse and office space for up to three future
tenants. The project includes onsite parking, landscaping and frontage improvements to facilitate
the use.
Recommendation: Staff is recommending approval of the Project, subject to the conditions.
Public Hearing: The public hearing will be held before the Planning Commission on September
15, 2020, at 6:00 p.m. via Zoom. The hearing will be conducted in accordance with the City’s
emergency protocols for social distancing. Options for remote participation will be listed on the
Posted Agenda for the meeting at: https://www.cityofpalmdesert.org/our-city/committees-and-
commissions/planning-commission-information-center.
Comment Period: The public comment period for this project is from September 4, 2020, to
September 15, 2020.
Public Review: The plans and related documents are available for public review Monday through
Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Mr. Nick Melloni. Please
submit written comments to the Planning Department. If any group challenges the action in court,
issues raised may be limited to only those issues raised at the public hearing described in this
notice or in written correspondence at, or prior to the Planning Commission hearing. All comments
and any questions should be directed to:
Nick Melloni, Assistant Planner
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760) 346-0611, Extension 479
nmelloni@cityofpalmdesert.org
PUBLISH: DESERT SUN RYAN STENDELL, SECRETARY
September 4, 2020 Palm Desert Planning Commission
Notice of Exemption FORM “B”
NOTICE OF EXEMPTION
TO:
Office of Planning and Research
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
FROM: City of Palm Desert
73-510 Fred Waring Drive Palm
Desert, CA 92260
Clerk of the Board of Supervisors
or
County Clerk
County of: Riverside
2724 Gateway Dr, Riverside,
CA 92507
1. Project Title: PP 19-0010
2. Project Applicant: DMA
3. Project Location – Identify street address and
cross streets or attach a map showing project site
(preferably a USGS 15’ or 7 1/2’ topographical
map identified by quadrangle name):
73-725 Dinah Shore Drive / APN: 694240007
4. (a) Project Location – City: Palm Desert (b) Project Location – County: Riverside
5. Description of nature, purpose, and beneficiaries
of Project:
Request to construct a new 18,434-square-foot two-story
industrial building. The building will contain warehouse
and office spaces for up to three future tenants for light
industrial land uses.
6. Name of Public Agency approving project: City of Palm Desert
7. Name of Person or Agency undertaking the
project, including any person undertaking an
activity that receives financial assistance from the
Public Agency as part of the activity or the person
receiving a lease, permit, license, certificate, or
other entitlement of use from the Public Agency
as part of the activity:
DMA (Dave Madden Architecture) for Alpha Holdings
LLC
8. Exempt status: (check one)
(a) Ministerial project. (Pub. Res. Code § 21080(b)(1); State CEQA Guidelines §
15268)
(b) Not a project.
(c) Emergency Project. (Pub. Res. Code § 21080(b)(4); State CEQA Guidelines §
15269(b),(c))
(d) Categorical Exemption.
State type and section number:
Class 32 “In-fill Development ”; State CEQA Guidelines
§15332
(e) Declared Emergency. (Pub. Res. Code § 21080(b)(3); State CEQA Guidelines §
15269(a))
(f) Statutory Exemption.
State Code section number:
(g) Other. Explanation: General Rule – Section 15061(b)(3)
9. Reason why project was exempt: This proposal is consistent with the City’s General Plan and
zoning regulations; the project site has been previously
disturbed and has no value as habitat for endangered, rare
or threatened species; the proposed project does not have a
Notice of Exemption FORM “B”
reasonable possibility for significant cumulative impacts
upon the environment; and the site can adequately be
served by all required utilities and public services.
10. Lead Agency Contact Person: Nick Melloni, Assistant Planner
Telephone: (760) 346-0611
11. If filed by applicant: Attach Preliminary Exemption Assessment (Form “A”) before filing.
12. Has a Notice of Exemption been filed by the public agency approving the project? Yes No
13. Was a public hearing held by the lead agency to consider the exemption? Yes No
If yes, the date of the public hearing was: September 15, 2020
Signature:__________________________________ Date:_______________ Title:__________________________
Signed by Lead Agency Signed by Applicant
Date Received for Filing:
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21100, Public Resources Code.
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.
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EV CHARGING ONLYSTOR. 2R/R 2R/R 1OFFICE 1RECEPTIONWAREHOUSEAUTOREPAIRWAREHOUSERECEPTIONOFFICE 1R/R 1R/R 2SUITE ASUITE BSUITE CSTORAGE 1STOR.OFFICE 2OFFICE 3R/R 2R/R 1OFFICE 1RECEPTIONELEC.ROOMFIRERISERSTOR.0Scale: 1"=20'-0"40608020ScaleJob No.Drawn byDateChecked byThis and all other project documentsand ideas, aesthetics and designs,incorporated herein, are instrumentsof service. All project documents arethe registered property of KamiBishop, Landscape Architect andcannot be lawfully used in part orwhole for any project or purposeexcept as described in the contractualagreement between the client andKami Bishop, Landscape Architect.Project documents design intent ofwork and are not a representation ofas-built or existing conditions. KamiBishop, Landscape Architect make norepresentations concerning theaccuracy of the documents and arenot responsible for any discrepenciesbetween the project documents andthe existing conditions.KAMI BISHOP, RLALandscape Architect24556 TarazonaMission Viejo, California 92692p949.878.0321ebishopkami@gmail.comALPHA HOLDINGS BUILDING
73725 Dinah Shore Drive
Palm Desert, California
LANDSCAPE PLAN
DATE REVISION
OCT. 10, 2019kbkb1/4"=1'-0"L-1PRELIMINARYLANDSCAPE PLANCERCIDIUM FLORIDUMPALO VERDE24" BOXCHITALPA TASHKENTENSISCHITALPA PINK DAWN24" BOXPLANT PALETTE:SITE TREESVINES/ESPALIERS:BOTANICAL NAMECOMMON NAMEBOTANICAL NAMEBOTANICAL NAMEACCENT PLANTS:IRRIGATION NOTES:LANDSCAPING WITHIN THE DEVELOPMENT SHALL COMPLY WITHCOACHELLA VALLEY WATER DISTRICT (CVWD) WATER EFFICIENTLANDSCAPING REQUIREMENTS. ALL DOCUMENTATION AND CALCULATIONSHALL BE DEMONSTRATED ON CONSTRUCTION DOCUMENT SET ANDSUBJECT TO CITY APPROVAL PRIOR TO CONSTRUCTION.TOTAL SITE LANDSCAPE AREA: 7,670 SQ. FT.PARKING LOT TREES: 13TURF: 0 SQ. FTAGAVE AMERICANACENTURY PLANT15 GAL.AGAVE DESMETTIANASMOOTH AGAVE5 GAL.DASYLIRION WHEELERIDESERT SPOON5 GAL.HESPERALOE PARVIFLORA RED YUCCA5 GAL.BOTANICAL NAMEGROUNDCOVERS:BOUGAINVILLEA 'LA JOLLA'LA JOLLA BOUGAINVILLEA5 GAL.CARISSA 'GREEN CARPET'GREEN CARPET NATAL PLUM1 GAL.BOUGAINVILLEA 'SAN DIEGO RED.SAN DIEGO RED BOUGAINVILLEA15 GAL.BOTANICAL NAMESHRUBS:BACCHARIS 'CENTENNIAL'COYOTE BUSH5 GAL.LANTANA 'NEW GOLD'LANTANA5 GAL.SIZECOMMON NAMESIZECOMMON NAMESIZECOMMON NAMESIZECOMMON NAMESIZEVICINITY MAP:NORTHALL PLANTING AREAS TO RECEIVE 3" OF DECOMPOSED GRANITE.EXISTING PROPERTY WALL. PROTECT IN PLACE.ACCESSIBLE PARKING STALLS.REFER TO ARCHITECT'S PLANSPROPERTY LINEEXISTING CURB AND GUTTERPARCEL #7 (VACANT)PARCEL #8PARCEL #11PARCEL #13BIKE RACK (5 SPOTS). REFER TO ARCHITECT'SPLANS.TRASH ENCLOSURE. REFER TOARCHITECT'S PLANS.NEW CURB RAMP. REFER TOARCHITECT'S PLANS.LIGHTING NOTES:SPECIMEN PLANTS IN LANDSCAPE EASEMENT TO HAVE DECORATIVELOW-VOLTAGE LANDSCAPE UPLIGHTING.ALL OTHER SITE LIGHTING BY OTHERS.DECORATIVE BOULDERSPEBBLE AT DRY STREAM BEDLANDSCAPE PAVINGBOULDERS : NAVAJOVARYING SIZES 16"-4'PEBBLE / COBBLE: BUFF MEXICANBEACH PEBBLE. 2-3"DECOMPOSED GRANITE: PALM SPRINGSGOLDDECOMPOSED GRANITE AT ALLPLANTING AREASDECOMPOSED GRANITE AT ALL PLANTING AREASPARKING LOT SHADING CALCULATIONS:PARKING LOT AREA: 4,736 SQ. FT.SHADING AREA: 2,410 SQ. FT.51% SHADED AREALOW VOLTAGE UPLIGHTS AT SPECIMEN AGAVESBIOSWALE. REFER TO CIVILENGINEER'S PLANS.
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