HomeMy WebLinkAbout27 Res 2021-34 & Ord 1368 - Montage GHAMEETING DATE:
PREPARED BY:
REQUEST:
Recommendation
STAFF REPORT
CITY OF PALM DESERT
DEVELOPMENT SERVICES DEPARTMENT
June 10, 2021
Kevin Swartz, Associate Planner
Consideration to approve a General Plan Amendment to establish a
lower residential density, Tentative Tract Map 37993, and a Precise
Plan (Case No. GPA/TTM/PP 21-0001) for the subdivision of 23.4
vacant acres into 63 single-family residential detached lots located at
the intersection of Julie Drive and Shepherd Lane; and adoption of an
Addendum to the Palm Desert General Plan Environmental Impact
Report (SCH No. 2015081020) in accordance with the California
Environmental Quality Act (CEQA).
Waive further reading of the following:
1. That the City Council pass Ordinance No. 1368 to second reading
approving a General Plan Amendment (GPA) to establish a lower density
from "Town Center Neighborhood" to "Conventional Suburban
Neighborhood.
2. Adopt City Council Resolution No. 2021-34, approving Tentative Tract Map
37993, and a Precise Plan for the subdivision of 23.4 vacant acres into 63
single-family residential lots located at the intersection of Julie Drive and
Shepherd Lane; and adoption of an Addendum to the Palm Desert General
Plan Environmental Impact Report (SCH No. 2015081020) in accordance
with the CEQA.
Planning Commission
The Planning Commission (PC) reviewed the proposed project at their meeting of May 4,
2021, and voted 4-0 recommending approval of the project to the City Council. The PC added
a condition of approval that the applicant shall consult with City staff and Planning
Commissioner Gregory regarding the selection of trees along the exterior perimeter and
within the median along Julie Drive prior to the case going to the City Council.
At the May 4, 2021, PC meeting, staff stated that a few adjacent property owners had
concerns with the proposed height of the Honey Mesquite shade trees within the median and
along the perimeter of Julie Drive. The property owners are concerned that the eventual
overall height of the trees (30 to 35 feet) would block their views. Before the PC meeting, the
applicant amended the landscape plan showing a smaller scale shade tree.
June 10, 2021 — City Council Staff Report
Case Nos. GPA/PP 21-0001 and TTM 37993 Montage
Page 2 of 8
Commissioner Gregory stated that he applauded the applicant for listening to the neighbors;
however, the new tree selected would not provide any shade and that the originally proposed
Honey Mesquite trees will create a nice streetscape.
The PC also discussed the lighting plans and had concerns with the amount and type of lights,
and that they are in conflict with the City's Dark Sky Ordinance. The applicant stated that he
will take another look at the lighting plan.
Overall, the Commissioners were very supportive of the project, especially the GPA/land use
and the architecture.
On May 24, 2021, the applicant's landscape architect met with Commissioner Gregory and
staff regarding the shade trees along Julie Drive. Commissioner Gregory stated that the
originally proposed shade trees will take years to reach their full height, and are spread out
accordingly where views should not be impacted. Based on those comments, staff supports
the originally proposed shade tree, and the current landscape plans reflect the Honey
Mesquite trees.
Additionally, the applicant amended the lighting plan, which is included in the City Council's
exhibits by removing pole lights and many other light fixtures. The amended plan is in keeping
with the City's light standards and will preserve the Dark Sky.
Architectural Review Commission Action
On March 23, 2021, the Architectural Review Commission (ARC) approved the preliminary
architectural elevations and landscaping plan by a 5-0 vote. The ARC supported the land use,
architectural style, building massing, and perimeter site walls. The Commission stated that
the design and materials were well thought out, and requested that the applicant ensure the
construction drawings match the proposed elevations. The Commission commented that the
homes located with street exposed side elevations need to have enhanced features.
The Commission complimented the applicant for their landscaping plan and stated that the
larger trees need to be sized appropriately to withstand the high wind speeds.
Executive Summary
The project applicant is proposing a GPA and Tentative Tract Map (TTM) to subdivide a 23.4-
acre parcel into 63 single-family detached lots. A Precise Plan (PP) application has also been
submitted for architecture and site landscaping.
A GPA is needed to amend the land -use designation from "Town Center Neighborhood,"
which requires a minimum of seven dwelling units per acre to "Conventional Suburban
Neighborhood," which requires a project density between three and eight dwelling units per
acre. The 63-single-family lots range in size between 7,200 and 9,300 square feet, which is
a density of 2.7 acres, and consistent with the existing properties along Shepherd Lane.
The property is zoned Planned Residential (PR-20), which is the City's most flexible zoning
standard for residential development. The zoning designation is consistent with the existing
\\srv-everyone\everyone\Staff Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21 \26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Stf Rrt.docx\\srv-everyone\everyone \Staff
Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21 \26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Sff Rrt.docx
June 10, 2021 — City Council Staff Report
Case Nos. GPA/PP 21-0001 and TTM 37993 Montage
Page 3 of 8
neighborhoods along Shepard Lane.
Background Analysis
A. Property Description:
The project is located at the intersection of Julie Drive and Shepherd Lane. The project
area is undeveloped, relatively flat, and consists of five parcels (APNs: 694-300-001, 694-
300-002, 694-300-005, 694-300-014, and 694-300-015) totaling 23.4 acres. The property
is currently undeveloped and consists of natural desert vegetation and blowing sand. The
high point of the property is located at the southwest corner of the site, at an elevation of
288 feet from mean sea level (MSL), and gently slopes to the northeast to an elevation of
256 feet MSL.
For years, the City has tried to sell these five parcels with the ones to the west, which is
a combined total of 128 acres. On July 9, 2020, the Successor Agency to the Palm Desert
Redevelopment Agency (SARDA) Board authorized the Executive Director to enter into a
six-month Exclusive Negotiating Agreement (ENA) with GHA Investments, LLC
(Developer) to explore the possibility of purchasing 23.29 acres of the 128-acre site to
develop a single-family residential subdivision. The developer met the milestones of the
ENA and staff entered into negotiations for a Purchase Sale Agreement (PSA) with the
Developer.
In its Closed Session meeting on December 10, 2020, the SARDA Board authorized staff
to execute the PSA between the SARDA and GHA Montage, LLC to sell the five parcels
pending approval by the Riverside County Oversight Board (OB).
At its scheduled meeting on January 7, 2021, the OB reviewed and approved the PSA by
and between the SARDA and GHA Montage, LLC. Since the property approval was
subject to and in compliance with the Long Range Property Management Plan (LRPMP),
the approval by OB was effective immediately. The PSA was entered into on January 12,
2021, its effective date. At that time, the developer made a deposit according to the terms
of the PSA.
B. General Plan and Zoning:
Zone:
General Plan:
Planned Residential — 20 dwelling units per acre (PR-20)
Town Center Neighborhood
C. Adjacent Zoning and Land Use:
North:
South:
East:
West:
Planned Residential
Planned Residential
Planned Residential
Planned Residential
— 5 dwelling units per acre (PR-5)
— 5 dwelling units per acre (PR-5)
— 5 dwelling units per acre (PR-5)
— 20 dwelling units per acre (PR-20)
\\srv-everyone\everyone\Staff Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21\26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Stf Rrt.docx\\srv-everyone\everyone\Staff
Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21\26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Stf Rrt.docx
June 10, 2021 — City Council Staff Report
Case Nos. GPA/PP 21-0001 and TTM 37993 Montage
Page 4 of 8
Project Description
The proposed project consists of a PP and TTM 37993 to subdivide the 23.4 acres into 63-
single-family detached lots ranging in size from 7,200 to 9,300 square feet. The GPA request
to "Conventional Suburban Neighborhood" is needed to accommodate the project density of
2.7 dwelling units per acre, allowing the applicant to construct the 63 single-family detached
lots.
A. Site Plan:
The non -gated project is designed with one access point on the south end of the property
off Julie Drive that will align with Shepherd Lane for ingress and egress. The internal
circulation is a looped system including cul-de-sacs.
The 63 single-family lots are dispersed throughout the property. Two lot sizes are
proposed: Lots 1 to 37, in the northeast portion of the site, will have minimum lot sizes of
9,300 square feet, while Lots 38 to 63 on the west and south portions of the site, will
consist of lots with a minimum square footage of 7,200 square feet.
The buildings maintain various setbacks, which create the appearance of movement
throughout the community. The streets were also designed to meander through the
project, connecting to the three (3) open space retention basins.
The applicant is proposing to install a six -foot -high block wall along the perimeter of the
project. A six -foot -high block wall will also be installed along the sides and rear property
lines for the residential lots.
B. Architecture:
The applicant is proposing two distinctive single -story product types with varying roof
heights between 18 and 20 feet in height; an "LX" model, consisting of two floor plan
options, and a "Q" model, also consisting of two floor plan options. There are three
elevation types (Modern, Mediterranean, and Spanish) for each of the two model options.
"LX" Models:
Model 1: 2,631 square feet in size, consisting of a three -bay garage, three bedrooms with
an optional fourth bedroom or office, and four -and -a -half bathrooms.
Model 2: 2,941 square feet in size, consisting of a three -bay garage, three bedrooms with
an optional fourth bedroom or office, four -and -a -half bathrooms, and an attached casita
with separate entry.
"Q" Models:
Model 1: 2,205 square feet in size, consisting of a two -bay garage with an optional single -
bay garage addition, three bedrooms, an office/flex room, and two -and -a -half bathrooms.
\\srv-everyone\everyone\Staff Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21 \26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Stf Rrt.docx\\srv-everyone\everyone \Staff
Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21 \26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Sff Rrt.docx
June 10, 2021 — City Council Staff Report
Case Nos. GPA/PP 21-0001 and TTM 37993 Montage
Page 5 of 8
Model 2: 2,394 square feet in size, consisting of a two -bay garage, three bedrooms, a
teen room, three -and -a -half bathrooms, and an optional attached casita.
C. Landscape:
Landscape is provided throughout the project site, including along perimeter roadways,
common areas, retention areas, and front yards. The typical landscape palette mixes in
desert native species for trees and shrubs and provides options for turf in the front yard
as well as inorganic material such as decomposed granite.
Perimeter Roadways: Perimeter roadways include Portola Avenue and Julie Drive. Along
Portola Avenue, the applicant is proposing a desertscape to match the existing landscape
along Portola Avenue, between Gerald Ford Drive and Frank Sinatra Drive. This
landscape consists of crushed Mojave Gold Stone, 1"-3" Apache Sunset Boulders, and
3"-6" Mexican Beach Pebbles. The area is planted with smaller growing trees, including
Desert Willows, and Palo Verdes. In addition, a mix of shrubs, including Morning Glory,
Cleveland Sage, and Gregg Dalea are provided. Julie Drive is planted similarly to Portola
Avenue; however, the applicant is proposing a single tree variety, Honey Mesquite, to
provide a more distinctive look to the neighborhood.
Common Areas and Retention: Common areas and retention basins are planted similarly
to perimeter roadways in that a combination of inert material, shrubs, and trees are used
to fill these planting areas. In addition, tree and shrub species are much more varied and
include Chitalpa, Rosewood, Southern Live Oak, Red Yuccas, Desert Agave, Texas
Sage, and Mexican Bird of Paradise.
Front Yard: Front yards are a mix of desert-scape and artificial turf. In addition, each front
yard is provided with two trees and a plethora of drought -tolerant shrubbery.
Analysis
The PR zone encourages flexibility in development, creative and imaginative design, and the
development involving a mixture of residential densities and community facilities, both public
and private.
The GPA to "Conventional Suburban Neighborhood" is also supportive as outlined below.
Staff believes that the proposed project establishes a land -use pattern that is consistent with
the existing neighborhood by providing a similar density and housing and lot sizes.
Architecturally, the applicant's use of massing, materials, rooflines, and color schemes are
similar to the surrounding single-family neighborhoods on Shepherd Lane. In addition, with
the introduction of three distinctive styles for each model, City staff believes there is sufficient
variation to the models to avoid a homogenous look to the neighborhood. Staff is supportive
of the architectural stylings of the homes.
The landscape palette proposed for the project is consistent with other landscape palettes
and neighborhoods in the City of Palm Desert. The applicant provides a good mix of inert and
organic material that is complementary to the surrounding area.
\\srv-everyone\everyone\Staff Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21 \26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Stf Rrt.docx\\srv-everyone\everyone \Staff
Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21 \26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Sff Rrt.docx
June 10, 2021 — City Council Staff Report
Case Nos. GPA/PP 21-0001 and TTM 37993 Montage
Page 6 of 8
A. General Plan Amendment/Land Use Compatibly:
In 2016, the City of Palm Desert adopted a General Plan update to guide the physical
development of the City while laying out the community's long-term goals and objectives
for the planning horizon of 2040. The land use designation for the 23.4 acres is "Town
Center Neighborhood," which allows moderate to high -intensity neighborhood
developments of 7 to 40 dwelling units per acre. The designation features a variety of
housing choices, walkable streets, and mixed uses. At 40 dwelling units per acre, the
site's maximum buildout potential would be 920 residential units, including up to three-
story buildings, which is not consistent with the surrounding neighborhoods.
The proposed GPA to amend the land use designation to "Conventional Suburban
Neighborhood," which allows densities of three to eight units per acre, could allow a
maximum of 184 units, which could occur as single-family homes or small multi -family
projects. Below is a summary comparing the two GPA designations.
Existing GP Land Use Proposed GP Land Use
Designation
Amendments
Subject Site
Land Use Designation
Allowed Land Uses
Density
Max. Buildout
Potential
Residential Population
Max. Building Height
23± acres
Town Center Neighborhood
Single -Family,
Multi -Family, Mobile Home, Small Retail,
Government, Research & Development
7-40 DU/AC
Commercial FAR: 0.5 to 0.75
920 DU
1,969
3 stories
23± acres
Conventional Suburban
Neighborhood
Single -Family,
Small Multi -Family
3-8 DU/AC
Commercial FAR: N/A
184 DU
394
2 stories
The project site is surrounded by a mix of vacant land and low -density, single -story
residential developments. The residential developments to the north and south of the
project are currently designated "Conventional Suburban Neighborhood," consisting of
single-family homes on lots generally in the range of 9,000 square feet. These existing
neighborhoods extend from Frank Sinatra Drive to Gerald Ford Drive along the west side
of Portola Avenue. The character of this area is well established, with larger single-family
lots, and the proposed project would fill in the remaining land along Portola Avenue with
homes of the same character, architectural style, and lot sizes.
The vacant properties to the west are designated "Town Center Neighborhood" and the
GPA to "Conventional Suburban Neighborhood" would align the land uses along the north
and south axis, and provide a consistent boundary adjacent to the "Town Center
Neighborhood" lands to the west.
Furthermore, the project does not physically divide an existing community and does not
conflict with any applicable land use plan, policy, or regulation outlined in the General
\\srv-everyone\everyone\Staff Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21 \26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Stf Rrt.docx\\srv-everyone\everyone \Staff
Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21 \26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Sff Rrt.docx
June 10, 2021 — City Council Staff Report
Case Nos. GPA/PP 21-0001 and TTM 37993 Montage
Page 7 of 8
Plan.
B. Tentative Tract Map:
The applicant submitted a TTM 37993 to subdivide the five parcels totaling 23.4 acres
into 63-single-family lots as well as lettered lots for open space, stormwater retention, and
streets.
C. Development Standards:
The PR zone allows the developer to propose their own development standards based
on their desired products and in consultation with City Planning staff, ARC, Planning
Commission, and City Council. Below are the setbacks.
Front: 20 feet for front -facing garages, 15 feet for side -entry garages or casita option
Sides: 5 feet minimum
Rear: 20 feet
Height: Single -Story (18 to 20 feet)
These development standards are similar to the existing single-family developments on
Shepherd Lane and staff is supportive of these setbacks.
D. Findings of Approval:
Findings can be made in support of the project and under the City's Municipal Code.
Findings in support of this project are contained in the City Council Resolution attached
to this staff report.
\\srv-everyone\everyone\Staff Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21 \26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Stf Rrt.docx\\srv-everyone\everyone \Staff
Reports - Shared 2\Staff Reports 06-10-2021\4 - Clerk 06-10-21 \26 Res 2021-34 and Ord 1368 Montage-GHA\01 Montage CC Sff Rrt.docx
June 10, 2021 — City Council Staff Report
Case Nos. GPA/PP 21-0001 and TTM 37993 Montage
Page 8of8
Environmental Review
The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the
CEQA, finds that the proposed project is in accordance with the CEQA, and that an
Addendum has been prepared for the project entitlements, inclusive of the GPA, and
demonstrates that all potential environmental impacts associated with the proposed project
at buildout would be within the impacts already evaluated in the approved EIR.
LEGAL REVIEW
N/A
Robert W. Hargreaves
City Attorney
DEPT. REVIEW
eta
Eric Ceja, Interim Director of
Development Services
City Manager L. Todd Hileman: l_.. TOGIGI Ft Lev&c vt,
FINANCIAL REVIEW
N/A
Janet Moore
Director of Finance
APPLICANT: GHA Montage P.D., LLC
30875 Date Palm Drive, Suite C-2
Cathedral City, CA 92234
ASSISTANT CITY
MANAGER
.Andy Firestine
Andy Firestine
Assistant City Manager
ATTACHMENTS: 1. Draft City Council Ordinance No. 1368
2. Draft City Council Resolution No. 2021-34
3. Addendum to the General Plan EIR (SCH No. 2015081020)
4. PC Meeting Minutes dated May 4, 2021
5. ARC Meeting Minutes dated March 23, 2021
6. Legal Notice
7. Exhibits Provided by the Applicant
CITY COUNCILpCTION
APPROVED V DENIED
R EIV D O HER
WO led kcs . A0 ,1 5i and Pas,. _ci ad. /3(ok 1b 9'fj Mail i
MEET Gi? y (t)-10 — 1 8-
AYES: .e P_ Ntelntcv)MMln/ f keJI
NOES: P-
ABSENT: I \
ABSTAIN: /-e
VERIFIED BY? fl16- -S
Original on File with City Clerk's Office
\\srv-everyone\everyone\Staff Reports- Shared 2\Staff Repots 06-10-2021\4 - Clerk 06-10-21126 Res 202134 and Ord 1368 Montage.GHA\01 Montage CC Stf Rrtdooasrv-everyone\everyone\Staff
Reports - Shared 2\Staff Reports 06-10-2021\4 -Clerk 06-10-21126 Res 2021-34 and Ord 1368 Montage-GHA101 Montage CC Stf Rrt.doox
ORDINANCE NO. 1368
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A GENERAL PLAN AMENDMENT
TO ESTABLISH A LOWER DENSITY FROM "TOWN CENTER
NEIGHBORHOOD" TO "CONVENTIONAL SUBURBAN
NEIGHBORHOOD FOR THE SUBDIVISION OF 23.4 VACANT ACRES
INTO 63 SINGLE-FAMILY RESIDENTIAL DETACHED LOTS LOCATED
AT THE INTERSECTION OF JULIE DRIVE AND SHEPHERD LANE
WHEREAS, pursuant to the authority granted to the City of Palm Desert ("City") by Article
XI, Section 7 of the California Constitution, the City has the police power to regulate the use of
land and property within the City in a manner designed to promote public convenience and
general prosperity, as well as public health, welfare, and safety; and
WHEREAS, the City Council of the City of Palm Desert, California, did on the 10th day
of June 2021, hold a duly noticed public hearing to consider the request by GHA Montage
P.D., LLC, for approval of the above -noted project request; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 4th day of May 2021, hold a duly noticed public hearing to consider the request by GHA
Montage P.D., LLC, for a recommendation to the City Council for approval of the above -noted
project request; and
WHEREAS, according to the CEQA, the City must determine whether a proposed
activity is a project subject to CEQA. If the project is subject to CEQA, staff must conduct a
preliminary assessment of the project to determine whether the project is exempt from CEQA
review. If a project is not exempt, further environmental review is necessary. The application
has complied with the requirements of the "City of Palm Desert Procedure for Implementation
of the CEQA," Resolution No. 2019-41, the City of Palm Desert (City), in its capacity as the
Lead Agency for this project under the CEQA, finds that the proposed project is in accordance
with the CEQA. The project completed an Addendum to the Palm Desert General Plan
Environmental Impact Report (SCH No. 2015081020), and this Addendum analyzes the
proposed General Plan Amendment (GPA) and the project entitlement applications and
demonstrates that all potential environmental impacts associated with the proposed project
at buildout would be within the impacts already evaluated in the approved EIR; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did find the
following facts and reasons to exist to approve said ordinance:
FINDINGS FOR APPROVAL
Section 25.78.070 of the Municipal Code describes the Findings necessary to determine
a General Plan Amendment acceptable.
"The Council may approve a General Plan amendment upon finding that the amendment
is in the public interest and that the General Plan as amended will remain internally
consistent. In the event that a General Plan amendment is requested by a private property
owner, the applicant shall demonstrate to the Council that there is a substantial public
ORDINANCE NO. 1368
benefit to be derived from such amendment and how the proposed amendment furthers
thegoals of the General Plan."
1. The GPA is in the public interest, as it will maintain the community character
of the mile -long existing single-family neighborhoods along Shepherd Lane,
and on the west side of Portola Avenue.
2. The addition of 23.4 acres of Conventional Suburban Neighborhood, and a
corresponding reduction of Town Center Neighborhood lands will not affect
internal consistency of the General Plan, as the designation exists, was
planned for and applied to lands northand south of the project site, and is an
established land use pattern throughout the City.
3. The proposed project provides public benefit by expanding the City's housing
stock and providing for the City's expanding population in the immediate
future.
4. The proposed General Plan Amendment is consistent with the Goals and
Guiding Principles of the General Plan, as demonstrated below:
A. Guiding Principle 1. Human Scale Design: The proposed project includes
local streets,pathways, and open spaces intended to allow residents to
enjoy not only the project's amenities but to connect pedestrians to the
existing neighborhoods to the north and south, thereby creating a
pedestrian, family -oriented atmosphere that encourages social
interactions.
B. Guiding Principle 3. Streets for All: The project includes human -scaled
streets within it that connect to Portola Avenue, a major north/south
roadway that connects residentsto jobs, shopping, schools, and other
public areas throughout the City.
C. Guiding Principle 4. Accessibility and Connectivity: The project provides
internal pedestrian connections to the existing neighborhoods to the north
and south, and also is in close, bikeable proximity to commercial and
public uses, including planned commercial development at the northeast
corner of Gerald Ford Drive and Portola Avenue, the University district to
the east, and Desert Willow golf course.
D. Land Use Element Goal 1: The proposed project supports the expansion
of the Cityas a "beautiful city" by extending the high -quality residential
development already occurring to the north and south.
E. Land Use Element Goal 2: The project is designed with internal pedestrian
access, including access to neighborhoods to the north and south, and
provides common area recreational amenities, including multiple internal
parks and recreation facilities available to all residents.
F. Land Use Element Goal 3: The proposed project will provide for traditional
large lots,consistent with those existing to the north and south, and also
a transitional area of smaller, 7,200-square-foot lots, which will provide a
buffer to the higher densities allowed in the Town Center Neighborhood
to the west.
2
ORDINANCE NO. 1368
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Palm Desert,
California as follows:
SECTION 1. Adoption of Recitals. That the above recitations are true and correct
and constitute the findings of the City Council on this matter.
SECTION 2. The General Plan Amendment is identified in "Exhibit A".
SECTION 3. Severability. If any section, subsection, subdivision, paragraph,
sentence, clause, or phrase in this ordinance or any part thereof is for any reason held to be
unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision
shall not affect the validity or effectiveness of the remaining portions of this ordinance or any
part thereof. The City Council hereby declares that it would have passed each section,
subsection, subdivision, paragraph, sentence, clause, or phrase thereof irrespective of the
fact that any one (1) or more subsections, subdivisions, paragraphs, sentences, clauses, or
phrases be declared unconstitutional, or invalid, or ineffective.
SECTION 4. Publication. The City Clerk of the City of Palm Desert, California, is hereby
directed to publish this ordinance in The Desert Sun, a newspaper of general circulation,
published and circulated in the City of Palm Desert, California, and shall be in full force and effect
thirty (30) days after its adoption.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm
Desert, California, at its regular meeting held on the 10th day of June 2021, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
KATHLEEN KELLY, MAYOR
M. GLORIA SANCHEZ, ACTING CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
3
ORDINANCE NO. 1368
Exhibit "A"
L l
GERALD'.FORD DR OERALD}FORDiDR
Milli illl1IIIUr
TNEnwq
[IIIIIHNIIIII
City of Palm Desert
ICIIOLAl LN.M $CMOLA� LN!
I 1
7"1"T'T),
— CPS, •,,,
_roNroLly_raNTZ
1
KOIIOPELL.
4 '''' II
COLLfO[ VIM OOLLIT111
O! V
111 CNt ~ �-
AL''Ma LN ONIV101ITY_POINTE
H� " li
T fl
VI LII �P1
rl l)
''RANK $INATRADR]
Case No.
Proposed General
Plan Amendment
\A
Town Center
Neighborhood
To
Conventional Suburban
Neighborhood
CITY COUNCIL
RESOLUTION NO. 2021-34
GPA 21-0001
4
Date:
RESOLUTION NO. 2021-34
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT,
CALIFORNIA, CONSIDERATION TO APPROVE TENTATIVE TRACT MAP
37993 AND A PRECISE PLAN FOR THE SUBDIVISION OF 23.4 VACANT
ACRES INTO 63 SINGLE-FAMILY RESIDENTIAL DETACHED LOTS
LOCATED AT THE INTERSECTION OF JULIE DRIVE AND SHEPHERD
LANE; AND ADOPTION OF AN ADDENDUM TO THE PALM DESERT
GENERAL PLAN ENVIRONMENTAL IMPACT REPORT (SCH NO.
2015081020) IN ACCORDANCE WITH THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA).
CASE NOS: PP 21-0001 and TTM 37993
WHEREAS, the City Council of the City of Palm Desert, California, did on the 10th day
of June 2021, hold a duly noticed public hearing to consider the request by GHA Montage
P.D., LLC, for approval of the above -noted project request; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 4th day of May 2021, hold a duly noticed public hearing to consider the request by GHA
Montage P.D., LLC, for a recommendation to the City Council for approval of the above -noted
project request; and
WHEREAS, according to the CEQA, the City must determine whether a proposed
activity is a project subject to CEQA. If the project is subject to CEQA, staff must conduct a
preliminary assessment of the project to determine whether the project is exempt from CEQA
review. If a project is not exempt, further environmental review is necessary. The application
has complied with the requirements of the "City of Palm Desert Procedure for Implementation
of the CEQA," Resolution No. 2019-41, the City of Palm Desert (City), in its capacity as the
Lead Agency for this project under the CEQA, finds that the proposed project is in accordance
with the CEQA. The project completed an Addendum to the Palm Desert General Plan
Environmental Impact Report (SCH No. 2015081020), and this Addendum analyzes the
proposed General Plan Amendment (GPA) and the project entitlement applications and
demonstrates that all potential environmental impacts associated with the proposed project
at buildout would be within the impacts already evaluated in the approved EIR; 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, the City Council did find
the following facts and reasons to exist for approval of said request:
RESOLUTION NO. 2021-34
FINDINGS FOR APPROVAL:
1. That the density of the proposed subdivision is consistent with applicable general and
specific plans.
The proposed project of 63-single-family homes on 23.4 acres is consistent with the
proposed General Plan Designation Conventional Suburban Neighborhood density
allowing three to eight dwelling units per acre. The proposed density is also in keeping
with the surrounding developments/neighborhoods.
The General Plan Land Use Element Residential Goal 1 proposes that "The City provide
a balanced range of housing types, densities that accommodate existing and future
residents across all socio-economic sectors of the community." Goal 2 proposes "A
diverse resort residential community of desirable residential neighborhoods. "The General
Plan Land Use Element Residential Policy 5 states, "The City shall consistently apply
principles of land use compatibility optimizing the ability of proposed development to
complement adjoining planned and existing land uses"
Land uses within the surrounding area are compatible with the proposed use, and
maintain the same General Plan designations of Conventional Suburban Neighborhood.
Furthermore, the project does not physically divide an existing community and does not
conflict with any applicable land use plan, policy, or regulation outlined in the General
Plan.
2. That the design or improvement of the proposed subdivision is consistent with applicable
general and specific plans.
The Development Services Department, Economic Development, Fire Department, and
Public Works Department have reviewed the design and improvements of the proposed
subdivision for consistency with the General Plan and emergency services. The street
and utility improvements, circulation patterns, and drainage improvements meet all
requirements of the General Plan. All existing perimeter streets are in conformance with
the General Plan and minor roadwork along Julie Drive is needed. All internal project
streets that serve Tentative Tract Map 37993 (TTM 37993) conform to City standards and
are consistent with adjoining residential developments. There are no specific plans for
the property.
3. That the site is physically suitable for the type of development.
The 23.4 acres is suitable for the development proposed. No environmental or traffic
concerns were identified that would indicate that development in this area would be
unsuitable. In addition, existing residential developments have successfully constructed
similar types of development in the immediate vicinity. No obstacles to the development
of surrounding subdivisions were experienced and, due to the proximity and similarity of
the proposed development, it is reasonable to conclude that the site is physically suitable
for it. The property is suitable for the proposed development as conditioned.
2
RESOLUTION NO. 2021-34
4. That the site is physically suitable for the proposed density of development.
As proposed, the site layout and density are consistent with the surrounding
developments. The property allows for the proposed 2.7 dwelling units per acre, subject
to a General Plan Amendment to Conventional Suburban Neighborhood. Directly to the
north and south are existing neighborhoods with a similar density and are designated
Conventional Suburban Neighborhood within the General Plan. These existing
developments also maintain similar lot sizes to the proposed project ranging from 7,000
to 11,000 square feet. These developments are geared to attract first-time homebuyers
and families.
5. That the design of the subdivision and the proposed improvements are not likely to cause
substantial environmental damage or substantially and unavoidably injury to fish or wildlife
or their habitat.
For purposes of CEQA, the project completed an Addendum to the Palm Desert General
Plan Environmental Impact Report (SCH No. 2015081020). The Addendum analyzes the
proposed General Plan Amendment and the project entitlement applications and
demonstrates that all potential environmental impacts associated with the proposed
project at buildout would be within the impacts already evaluated in the approved EIR.
The design of the project will not cause substantial environmental damage or injure fish or
wildlife or their habitat since the surrounding area has been developed. In addition, the
project will pay into the Coachella Valley Multi -Species Habitat Conservation fund for the
development of raw land.
6. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
The design and layout of the 63 single-family homes comply with all grading requirements
and the properties will be developed in accordance with the Uniform California Building
Code. Grade changes in the community are accommodated by the street layout and open
space provided throughout the subdivision.
7. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property within
the proposed subdivision.
The proposed project will construct a retention drainage basin located within the project
boundaries. The tract map identifies the use of these areas and will record an easement
for drainage purposes. In addition, the applicant is responsible for the maintenance of the
retention basins outlined in the conditions of approval. Surrounding perimeter City streets
are built out to the General Plan designation.
3
RESOLUTION NO. 2021-34
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, AS FOLLOWS:
1. That the above recitations are true and correct and constitute the findings of the City
Council in this case.
2. That the City Council does hereby approve the project as proposed.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm
Desert, California, at its regular meeting held on the 10th day of June 2021, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
KATHLEEN KELLY, MAYOR
M. GLORIA SANCHEZ, ACTING CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
4
RESOLUTION NO. 2021-34
CONDITIONS OF APPROVAL
CASE NOS: PP 21-0001 and TTM 37993
LAND DEVELOPMENT DIVISION (PLANNING/ENGINEERING1:
1. The development of the property shall conform substantially with exhibits on file with the
Development Services Department, as modified by the following conditions.
2. The applicant shall record Tract Map 37993 within two (2) years of project approval.
3. 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 Development Services Department.
4. Construction of said project shall commence as outlined with the Disposition and
Development Agreement 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.
5. The development of the property described herein shall be subject to the restrictions and
limitations set forth herein which are in addition to the approved project and all Palm Desert
Municipal ordinances and state and federal statutes now in force, or which hereafter may
be in force.
6. Prior to issuance of a building permit for construction of any use or structure
contemplated by this approval, the applicant shall first obtain permits and/or clearance
from the following agencies:
Building & Safety Division
Public Works Department
Fire Department
Coachella Valley Water District (CVWD)
Evidence of said permit or clearance from the above agencies shall be presented to the
Department of Building & Safety at the time of issuance of a building permit for the use
contemplated herewith.
7. 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.
8. A qualified archeologist shall complete a cultural resources inventory prior to any
development activities within the project area.
9. If the presence of cultural resources is identified in the cultural resources inventory, an
approved Native Cultural Resource Monitor shall be on -site during ground -disturbing
activities.
5
RESOLUTION NO. 2021-34
10. Should human remains be discovered during the construction of the proposed project,
the project coordinator would be subject to either the State Law regarding the discovery
and disturbance of human remains or the Tribal burial protocol. In either circumstance,
all destructive activity in the immediate vicinity shall halt, and the County Coroner shall
be contacted according to State Health and Safety Code 7050.5. If the remains are
determined to be of Native American origin, the Native American Heritage Commission
(NAHC) shall be contacted. The NAHC will make a determination of the Most Likely
Descendant (MLD). The City and Developer will work with the designated MLD to
determine the final disposition of the remains.
11. Public Works Department shall review and approve all sidewalk plans.
12. Lighting plans shall be submitted in accordance with Palm Desert Municipal Code
(PDMC) Section 24.16 for any landscape, architectural, street, or other lighting types
within the project area.
13. The property shall be maintained in accordance with landscape maintenance
requirements contained in the Palm Desert Municipal Code.
14. The applicant or any successor in interest shall comply with all applicable local, state,
and federal laws and regulations.
DEPARTMENT OF PUBLIC WORKS:
15. The tract map shall be submitted to the City Engineer for review and approval.
16. Horizontal control requirements shall apply to this map, including state plane coordinates,
which shall conform to City of Palm Desert specifications.
17. The applicant shall submit Covenants, Conditions, and Restrictions (CC&Rs)
concurrently with the final map for review and approval. Once approved by the City, the
CC&Rs shall be recorded with the County Recorder's Office.
18. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and
79-55, shall be paid prior to issuance of any permits associated with this project or the
recordation of the tract map.
19. Drainage fees in accordance with PDMC Section 26.49 and Ordinance number 653 shall
be paid prior to recordation of the tract map.
20. Park fees in accordance with PDMC Section 26.48.060 shall be paid prior to the
recordation of the tract map.
Prior to the issuance of grading permits the applicant shall:
21. Submit a grading plan to the Department of Public Works for review and approval. Any
changes to the approved civil or landscape plans must be reviewed for approval prior to
work commencing.
6
RESOLUTION NO. 2021-34
22. Identify all proposed and existing utilities on the precise grading plan.
23. Drainage shall be retained within the boundary of TTM 37993.
24. Pad elevations, as shown on the tentative map, are subject to review and modification in
accordance with Chapter 27 of the PDMC.
25. The applicant shall abide by all provisions of City of Palm Desert Ordinance 843, Section
24.20 Stormwater Management and Discharge Ordinance.
26. Submit a final Water Quality Management Plan (WQMP) for 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.
27. 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.
28. Submit a PM10 application to the Department of Public Works for approval. The applicant
shall comply with all provisions of Palm Desert Municipal Code Section 24.12
regarding Fugitive Dust Control.
29. The applicant shall construct or enter into an agreement and post security, in a form and
amount acceptable to the City Engineer, guaranteeing the construction of off -site
improvements. Improvements shall be in accordance with the agreement. Improvements
include but are not limited to:
A. The construction of Julie Lane including an 8' sidewalk and terminating in a cul-de-
sac.
B. The construction of a landscaped median on Julie Lane. The median shall be
maintained by the developer.
BUILDING AND SAFETY DIVISION:
30. This project shall comply with the latest adopted edition of the following codes:
A. 2019 California Building Code and its appendices andstandards.
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.
7
RESOLUTION NO. 2021-34
31. Provide building height and area analysis to determine compliance with CBC Section 503.
Justify any area increases to height and area as permitted per CBC Sections 504 and 506.
32. Provide a complete set of scaled or fully dimensioned elevations to determine the number of
stories for the proposed project. CBC Section 503 (Definition of "Grade Plan" "Story" and
"Story above grade plane").
33. Submit an exit plan that labels and clearly shows compliance with all required egress features
such as, but not limited to, common path of travel, required number of exits and separation,
occupant load, required width, continuity, travel distance, elevators, etc. CBC 1001.1.
34. An approved automatic fire sprinkler system shall be installed as required per the City of Palm
Desert Code Adoption Ordinance 1351.
35. 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.
36. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11 B-
206).
37. 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.
38. 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.
39. All contractors and/or owner -builders must submit a valid Certificate of Worker's
Compensation Insurance coverage prior to the issuance of a building permit per California
Labor Code, Section 3700.
40. Address numerals shall comply with Palm Desert Ordinance No. 1351 (Palm Desert
Municipal Code 15.28. Compliance with Ordinance 1351 regarding street address location,
dimension, stroke of line, distance from the street, height from grade, height from 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 1351 or Municipal Code Section 15.28 from the Department of Building
and Safety counter staff.
41. Please contact Tameca Williams, Management Specialists II, at the Permit Center (760-776-
6420) regarding the addressing of all buildings and/or suites.
FIRE DEPARTMENT:
42. Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the water
system shall be submitted to the fire department for review and approval. The water
8
RESOLUTION NO. 2021-34
system shall be capable of delivering the required fire flow. Fire hydrant(s) location and
spacing shall comply with the fire code. An approved water supply for fire protection
during construction shall be made available prior to the arrival of combustible materials
on site. Reference 2016 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.
43. Fire Department Access: Prior to building permit issuance, approved vehicle access,
either permanent or temporary, shall be provided during construction Ref. CFC 503.1.1,
3310.1, and 503.2.1.
44. Requests for installation of traffic calming designs/devices on fire apparatus access
roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC
503.4.1.
45. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-
family dwellings per the California Residential Code (CRC). Plans must be submitted to
the Office of the Fire Marshal for review and approval prior to installation. Ref. CRC
313.2.
46. Gate Access: Electric gate operators shall be provided with Knox key switches. Electric
gate operators shall also be connected to a remote signal receiver compatible for use
with the preemption devices on the Riverside County fire apparatus. The gate shall
automatically open upon receiving a remote signal from the fire apparatus and remain in
the fully open position for a minimum of 30 seconds. Ref. CFC 506.1.
47. Addressing: All residential dwellings shall display street numbers in a prominent location
on the street side of the residence. Ref. CFC 505.1 and County of Riverside Office of the
Fire Marshal Standard No. 07-01.
48. These conditions are preliminary and further review will occur upon receipt of
construction plans. Additional requirements may be required based upon the adopted
codes at the time of submittal.
END OF CONDITIONS OF APPROVAL
9
[This page has intentionally been left blank.]
MONTAGE PALM DESERT
ADDENDUM TO THE PALM DESERT GENERAL PLAN
ENVIRONMENTAL IMPACT REPORT
(SCH No. 2015081020)
Prepared for:
City of Palm Desert
73510 Fred Waring Drive
Palm Desert, CA 92260
Prepared by:
r Terra Nova Planning & Research, Inca
42635 Melanie Place, Suite #101
Palm Desert, California 92211
February 2021
Table of Contents
1. Introduction and Project Background 1
1.1. Summary 1
1.2. Project Location 1
1.3. Existing Conditions and Current Proposal 2
1.4. Purpose of an EIR Addendum 8
2. Proposed Amendments 9
3. Impact Analysis 11
3.1. Aesthetics 11
3.2. Agriculture and Forestry Resources 13
3.3. Air Quality 13
3.4. Biological Resources 20
3.5. Cultural Resources 23
3.6. Geology/Soils 25
3.7. Greenhouse Gas Emissions & Energy 27
3.8. Hazards & Hazardous Materials 34
3.9. Hydrology/Water Quality 36
3.10. Land Use/Planning 39
3.11. Mineral Resources 41
3.12. Noise 42
3.13. Population, Employment, and Housing 44
3.14. Public Services and Utilities 46
3.15. Transportation 51
List of Tables
Table 1 Buildout Land Use Summary Comparison Existing vs Proposed Amendment 9
Table 2 CaIEEMod Buildout Assumptions 17
Table 3 Construction Criteria Pollutant Emissions Comparison 18
Table 4 Operational Criteria Pollutant Emissions Comparison (Ibs./day) 19
Table 5 Greenhouse Gas Emissions — General Plan Update Operations (MT/yr) 28
Table 6 2040 Operational GHG Emission Comparison 30
Table 7 SCAQMD GHG Tiered Test Analysis 32
Table 8 Trip General Comparisons 55
MONTAGE PALM DESERT
ADDENDUM TO THE PALM DESERT GENERAL PLAN
ENVIRONMENTAL IMPACT REPORT
(SCH No. 2015081020)
1. INTRODUCTION AND PROJECT BACKGROUND
1.1. SUMMARY
This document is an Addendum to the City of Palm Desert's General Plan Environmental Impact
Report (EIR, SCH No. 2015081020). This Addendum has been prepared to evaluate the potential
environmental impacts of amending the land use designation of a 23± acre site to allow for a
reduced residential density proposed in the Montage Palm Desert Project, referred to herein as
the "Project." In accordance with the California Environmental Quality Act (CEQA), this
Addendum analyzes the proposed General Plan amendment (GPA) and the Project entitlement
applications and demonstrates that all potential environmental impacts associated with the
proposed Project at buildout would be within the envelop of impacts already evaluated in the
approved EIR.
In this document, Section I provides the detailed description of the City of Palm Desert's planning
procedures and environmental review process under the California Environmental Quality Act
(CEQA). Section 2 describes the proposed General Plan Amendment and Montage Palm Desert
Project. Section 3 describes the potential environmental impacts of the proposed Project in the
context of the 2016 General Plan EIR.
1.2. PROJECT LOCATION
The Project site consists of 23± acres located at the northwest corner of Portola Avenue and Julie
Drive in the City of Palm Desert, Riverside County, California. It is generally bounded by single-
family residential developments to the north and south, Portola Avenue to the east, and vacant
lands to the west. The Project site is located in Section 32, Township 4 South, Range 6 East, San
Bernardino Baseline and Meridian and consists of five Assessor's Parcels: 694-300-001, -002, -
005, -014, and -015. Regional location and project vicinity maps are provided in Exhibits 1 through
3.
1
1.3. EXISTING CONDITIONS AND CURRENT PROPOSAL
In 2016, the City of Palm Desert adopted a General Plan update to guide the physical
development of the City while laying out the community's long-term goals and objectives for the
planning horizon of 2040. The Palm Desert General Plan EIR (2016) analyzed the change between
existing conditions at the time and those associated with future land uses proposed in the
General Plan update. The EIR analysis considered buildout conditions of the Land Use Map, which
included the maximum buildout potential of the 23± acre Project site under the "Town Center
Neighborhood" land use designation. The "Town Center Neighborhood" designation allows
moderate to high intensity neighborhood developments of 7-40 dwelling units per acre (DU/AC)
that feature a variety of housing choices, walkable streets, and mixed uses. At 40 DU/AC, the
site's maximum buildout potential would be 920 residential units in structures up to 3 stories
high. The Project includes a General Plan Amendment (GPA) which would change the land use
designation to "Conventional Suburban Neighborhood," which allows densities of 3 to 8 units per
acre. The maximum buildout potential under this designation would be 184 units, which could
occur as single-family homes or small multi -family projects.
The 23± acre site is currently vacant, contains sparse vegetation, and is surrounded by a mix of
vacant land and low -density, single -story residential developments. The residential
developments to the north and south of the Project site are currently designated "Conventional
Suburban Neighborhood," and the vacant property immediately west is designated "Town Center
Neighborhood."
In addition to the proposed GPA, the Montage Palm Desert Project includes a Precise Plan (PP)
and Tentative Tract Map (TTM) application which proposes a low -density (3 DU/AC), non -gated
residential development consisting of 63 single -story, single-family homes (see Exhibit 4 for
Project site plan). The Project includes a mix of Spanish, Mediterranean and Modern architectural
styles and offers two lot sizes and a variety of floor plans (see Exhibit 5 for typical elevations).
Lots 1-37 are 9,700± square feet (SF) and lots 38-63 are 7,200± SF. The floor plans offer three to
four bedrooms, 2 to 3 bay garages, and optional add-ons including office/flex space and a casita
(see Precise Plan Application for details).
The TTM subdivides the 23± acre site into 63 single family lots as well as lettered lots for open
space, stormwater retention and streets. The PP provides development specifics for City review,
including the site plan, architectural elevations, floor plans, roof plans, cross sections, landscape
plans, lighting plans, and utility plans. In accordance with CEQA, the City requires an
Environmental Assessment application for all projects to assess potential environmental impacts
and set forth mitigation as necessary.
This Addendum was prepared to analyze potential impacts of the proposed Montage Palm Desert
Project as compared to those previously identified in the Palm Desert General Plan EIR.
2
PACIFIC
OCEAN
learegerr
SI
uy
Ci.
AUFORNIA
MEXICO
Desert Hot Springs
„ Palm Springs
Cathedral City
Rancho Mirage
Palm Desert A
Indian Wells
La Quints
ww.
Indio
Coachella
et
RIVERSIDE COUNTY
r
A TERRA NOVA
PLANNING 8 RESEARCH. INC.
Montage Palm Desert Project
Regional Location Map
Palm Desert, California
1
r
L. A TERRA NOVA
PLANNING & RESEARCH, INC.
Montage Palm Desert Project
Project Vicinity Map
Palm Desert, California
2
:ource: oo• e art , 202
r
TERRA NOVA
PLANNING & RESEARCH, INC.
Julie:Dr— =
-Colteie Or
Montage Palm Desert Project
Project Location Map
Palm Desert, California
z
0
Exhibit
3
Source: MDS Consulting, 2020
p
.ALE DRIVE
r
. TERRA NOVA
PLANNING 5 RESEARCH, INC.
--- i H - 4a-
}-� I r- 1 4 I ti`•-v
1i
— 1 L- 1 I L.—__.� } i J 1 — ! 1 I
ji I I 4L—_.—_1
I ti� 1 I
63 62
5as7
Montage Palm Desert Project
Project Site Plan, TTM 37993
Palm Desert, California
51
N
jN c0
N
Exhibit
4
elevationA-SPANISH
elevation B-MEDITER RAN EAN
elevationC-MODERN
Source: Woodley Architectural Group, Inc., 2020
Montage Palm Desert Project
Typical Elevations
Palm Desert, California
NA r
as
r
O
Exhibit
r
L_ J TERRA NOVA
PLANNING & RESEARCH, INC.
5
1.4. PURPOSE OF AN EIR ADDENDUM
In accordance with CEQA Guidelines Section 15164, a Lead Agency is required to prepare an EIR
Addendum to a previously certified EIR if some changes or additions to a project are necessary,
but the proposed project modifications do not require preparation of a subsequent EIR, as
provided in Guidelines Section 15162. In addition, the proposed modifications cannot result in
new or substantially more significant environmental impacts compared with the impacts
disclosed in the previously certified EIR.
CEQA Guidelines Section 15162 states that a subsequent EIR would be required for a project if
any of the following conditions exist:
1. Substantial changes to the project require major revisions to the previously certified EIR
due to the involvement of new significant environmental effects or a substantial increase
in the severity of previously identified effects.
2. Substantial changes occur with respect to the circumstances under which the project is
undertaken that require major revisions to the previously certified EIR due to the
involvement of new significant environmental effects or a substantial increase in the
severity of previously identified effects; or
3. The availability of new information of substantial importance, which was not known or
could not have been known with the exercise of reasonable diligence at the time the
previous EIR was certified, shows that the project will have one or more significant effects
not discussed in the previous EIR, significant effects previously examined will be
substantially more severe than shown in the previous EIR, or mitigation measures or
alternatives that were previously found not to be feasible or that are considerably
different from those analyzed in the previously certified EIR would substantially reduce
one or more significant effects on the environment, but the project proponent declines
to adopt the mitigation measure or alternative.
Based on the evaluation of information provided in this EIR Addendum, no new significant
impacts would occur as a result of the proposed Project, nor would there be any substantial
increase in the severity of any previously identified adverse environmental impacts. Therefore,
none of the conditions described in Section 15162 of the CEQA Guidelines has occurred. For this
reason, an EIR addendum is the appropriate document to comply with CEQA requirements for
the proposed Project.
8
2. PROPOSED AMENDMENTS
The Montage Palm Desert Project proposes an amendment to the Palm Desert General Plan Land
Use Map that will change the 23± acre site's land use designation from "Town Center
Neighborhood" (7-40 DU/AC) to "Conventional Suburban Neighborhood" (3-8 DU/AC). The
Project will result in the development of 63 single-family homes for a density of 3 DU/AC. Under
the amended "Conventional Suburban Neighborhood" land use designation, the site has the
potential to develop 8 DU/AC for a maximum buildout potential of 184 dwelling units. Compared
to existing conditions, the Project site's maximum buildout potential will result in 736 fewer
residential units and building heights will be limited 2 story.
Exhibit 6 shows a comparison of the land use designations in the Project area under the adopted
Land Use Map and proposed amendment. As shown on the Land Use Map, lands immediately
north and south of the site are designated "Conventional Suburban Neighborhood" and are
currently developed with single -story, single-family residences. Therefore, the Project is
consistent with surrounding land use designations and proposes a residential development
comparable to neighboring developments in density and height.
The following table provides a summary comparison of existing conditions analyzed in the EIR
and the proposed General Plan Land Use Map amendment. The amendment is limited to the 23±
acre site and no other General Plan amendments or changes are proposed.
Table 1
Buildout Land Use Summary Comparison
Existing vs Proposed Amendment
Existing GP Land Use Proposed GP Land Use
Designation Amendments
Subject Site
Land Use Designation
Allowed Land Uses
Density
Max. Buildout Potential
Residential Population
Max. Building Height
23± acres
Town Center Neighborhood
Single -Family,
Multi -Family, Mobile Home, Small Single -Family,
Retail, Government, Research & Small Multi -Family
Development
7-40 DU/AC 3-8 DU/AC
Commercial FAR: 0.5 to 0.75 Commercial FAR: N/A
920 DU 184 DU
1,969 394
3 stories 2 stories
23± acres
Conventional Suburban
Neighborhood
Based on an average of 2.14 persons per household in Palm Desert. US Census Bureau QuickFacts for Palm Desert
city, California. July 1, 2019 population estimates.
9
Existing Land Use
[-aurae: it a 'am Desert eneral ' a
1
■
Proposed Land Use
I'111111 11111111
/. 11111 11111111
11111111
11111111
0
El
C
Conventional Suburban Neighborhood
Town Center Neighborhood
r
L J TERRA NOVA®
PLANNING 8 RtSE NC INC.
Montage Palm Desert Project
General Plan Land Use Map Amendment
Palm Desert, California
Public Facility/Institutional
0 0 o N
o 0 Project Site
am-8 cv
Exhibit
6
3. IMPACT ANALYSIS
In accordance with CEQA Guidelines §15162, the following analysis addresses each of the
environmental issues analyzed in the approved EIR as compared to the potential changes in
environmental impacts due to the proposed Project. The analyses below are based on buildout
scenarios that would generate the greatest impacts for each particular issue area.
3.1. AESTHETICS
Summary of Findings in the EIR
Natural Scenic Resources
The Coachella Valley is a low desert basin surrounded by dramatic mountainous terrain created
by the active geology that is characteristic of Southern California. Surrounding mountains include
the San Jacinto, Santa Rosa, and San Bernardino Mountain ranges. At its peak, Mount San Jacinto
rises to an elevation of 10,834 feet above mean sea level. The Santa Rosa Mountains, with Toro
Peak at an elevation of 8,715 feet above mean sea level, generally form the southerly boundary
of the valley. In the northerly portion of the valley are the Indio Hills, with elevations rising to
about 1,600 feet, and the Little San Bernardino Mountains further north, forming the
northeasterly boundary of the valley. Emanating from the mouths of mountain canyons are
numerous alluvial fans. Surrounding mountain views are of high aesthetic value across all of the
Coachella Valley, including the City of Palm Desert.
The Project site is slightly sloping and lies on the valley floor at an elevation of about 280 feet
above mean sea level. The site is not located along a State -designated scenic roadway or highway;
however, the site is located along Portola Avenue, which is a locally identified scenic roadway.
Development along a scenic roadway requires special setbacks and landscaping where applicable
to limit impacts to existing viewsheds and visual character along the corridor.
Built Environment
The City of Palm Desert is largely buildout with the majority of the vacant lands located near the
1-10 freeway in the northern portion of the City. Most of the development within the City is two
stories or less, with height restrictions for new developments that limit buildings to 3 stories or
less to ensure that new development is compatible with the surrounding built environment and
does not detract from the views of the many scenic resources within the region. The City's zoning
code and Landscape Design Manual address landscaping regulations, such as the use of attractive
desert landscaping, and provides recommendations for aesthetically pleasing color choices for
decorative elements. The City encourages the use of desert colors and tones for buildings, street
signs, and traffic signals and enforces lighting standards to soften the built environment's impact
on the surrounding views.
Summary of Impacts
The EIR determined that the General Plan would result in new urban development that would
alter existing views and the visual character, and add new sources of shadow, light and glare in
the planning area. However, impacts related to scenic vistas and resources, degradation of
11
existing visual character, and creation of new sources of light or glare that would adversely affect
nighttime views were found to be less than significant because of the development policies,
programs and design performance standards set forth in the City's General Plan and Municipal
Code.
Analysis of the Proposed Project
The proposed Project consists of 23± acres of vacant land to be developed as low -density
residential. From the Project site there are distant views of the upper Santa Rosa, San Jacinto,
and San Bernardino mountains with middle and foreground views slightly obstructed by existing
development. Middle and foreground views from the site include scattered low -density
residential development, paved roads, and vacant land.
The proposed site is visible from Portola Avenue, which is a locally identified scenic roadway and
may be subject to special setbacks and landscaping standards. Buildout of the site would not
result in a substantial adverse visual effect for passing motorists on any roads in the project
vicinity because potential future development would be visually consistent with other
development in the City and vicinity, and would be subject to the same development standards
as those analyzed in the EIR.
The proposed Project would allow for similar land uses, patterns of development, and range of
building heights as currently occur in the project area, with comparable landscaping,
architectural features, and other amenities. The development potential of the Town Center
Neighborhood would allow greater intensity of development and greater building heights than
those currently occurring in the area. Under the proposed Conventional Suburban Neighborhood
land use designation, the site will be restricted to 2 stories as opposed to 3 stories, thus resulting
in reduced impacts to scenic viewsheds compared to those analyzed in the EIR. Further, the
Project proposes single story homes, which will further reduce impacts on scenic vistas and allow
views to the west and southwest.
The Project will result in an increase in light associated with single family development, which
will be limited to landscape and architectural lighting, security lights and the light associated with
vehicles to and from the site. The level of lighting will be consistent with that currently occurring
to the north and south, in neighborhoods consistent with the proposed Project. Lighting would
be somewhat reduced from that possible under the existing General Plan designation, insofar as
the proposed land use designation allows less intensity of development and lower building
heights, which will require less lighting.
The proposed Project would not create any new impacts associated with views, and any impacts
would be comparable to, or less than those identified in the EIR. Thus, potential impacts to scenic
vistas and views associated with the proposed Project, as well as light and glare impacts, would
be less than significant with implementation of applicable General Plan policies and design
performance standards.
12
3.2. AGRICULTURE AND FORESTRY RESOURCES
Summary of Findings in the EIR
According to the Farmland Mapping and Monitoring Program (FMMP), there are no lands
designated Prime Farmland, or Farmland of Statewide Importance in the General Plan planning
area, nor are there Williamson Act contracted lands. However, the Planning area does contain
Unique Farmland and Farmland of Local Importance. The portion identified as Unique Farmland
is an Armstrong Growers Nursery Facility located off of Hidden River Road at the east end of the
City. Of the two areas of local importance, the portion within City limits is located near the
northeast corner of Cook Street and Frank Sinatra Drive and is currently in the process of being
converted into a combined Cal State and UC Riverside branch campus and residential
subdivisions. No land uses have been identified or zoned for agricultural production by the City
of Palm Desert. The proposed site is designated as "Other Land," meaning these lands were not
placed into an FMMP category and include either vacant lands, natural vegetation, rural
residential, or wetlands.
No forest land exists in the vicinity of proposed Project that could be converted to non -forest
uses, and no lands within the General Plan planning area are designated for forest land
production.
The EIR determined that there would be no impacts associated with agricultural or forestry
activities because lands identified as Unique Farmland and Farmland of Local Importance will not
change as a result of the General Plan update.
Analysis of the Proposed Project
The site is currently vacant and contains sparse native vegetation. There are no existing or
mapped agricultural or forestry resources within or in proximity to the Project site, and such uses
are not proposed as part of the proposed Project. Therefore, the proposed Project and General
Plan Land Use Map amendment would not create any new impacts associated with these
resources, consistent with those identified in the EIR. No impacts to agricultural or forestry
resources would occur under the proposed Project.
3.3. AIR QUALITY
Summary of Findings in the EIR
The City of Palm Desert is located in the Salton Sea Air Basin (SSAB) portion of the South Coast
Air Quality Management District (SCAQMD). The SCAQMD is the air pollution control district
principally responsible for comprehensive air pollution control in the Basin. Local development
and population growth, traffic, construction activities, and various site disturbances in the City
contribute to air quality emissions. The Coachella Valley portion of the SSAB is classified as a
"non -attainment" area for PM10 and ozone. State and federal standards for carbon monoxide,
nitrogen oxides, sulfur dioxide, and lead are in attainment within the City and the SSAB.
13
Coachella Valley PM10 State Implementation Plan
PM10 emissions consist of fine suspended particles of ten microns or smaller in diameter, and are
the byproducts of road dust, sand, diesel soot, windstorms, and the abrasion of tires and brakes.
The proposed Project area lies on the valley floor of the central Coachella Valley where wind
erosion can be severe. The Project area and vicinity have a Very High Wind Erodibility Rating per
figure 8.3 in the General Plan. Strong winds lift and transport large quantities of sand and dust
and contribute to regional exceedances of PM10. The Coachella Valley has a history of elevated
PM10 emissions and is subject to the 2003 Coachella Valley PM10 State Implementation Plan (2003
CV PM10 SIP). The CV PM10 SIP includes control measures for the abatement of large particles by
targeting construction and earth moving activities, disturbed vacant lands, unpaved roads and
lots, paved road dust, and agriculture.
To reduce the impacts of local fugitive dust and PM10 emissions, the City of Palm Desert adopted
a Fugitive Dust (PM10) Control Ordinance (Chapter 24.12 of the Palm Desert City Municipal Code).
The ordinance establishes minimum dust control requirements for construction and demolition
activities, including: preparation and approval of a fugitive dust mitigation plan, reductions in
vehicular speeds on unpaved roads and at construction sites, the application of chemical and/or
vegetative dust suppressants and stabilizers, paving of parking lots and roadways, installation of
wind fencing, vegetation of disturbed areas, and implementation of street and vehicle cleaning
programs at construction sites. Local PM1oAir Quality Inspectors working for SCAQMD out of the
Coachella Valley Association of Governments (CVAG) offices are tasked with monitoring and
identifying development activities that are not meeting emission standards, and help educate
developers and cities on meeting PM10 standards.
Ozone and Regional Air Quality Management Plans
During the preparation of the General Plan EIR, lands within the SCAQMD were subject to the
2012 Air Quality Management Plan (2012 AQMP) while the draft 2016 AQMP was being prepared.
The AQMP is a comprehensive plan that establishes control strategies and guidance on regional
emission reductions for air pollutants and in 2012 included specific measures to further
implement the ozone strategy in the 2007 AQMP to assist attaining the 8-hour ozone standard
by 2023. These control measures for ozone can be categorized as follows:
• 8-hour Ozone Measures. Measures that provide for necessary actions to maintain
progress towards meeting the 2023 8-hour ozone NAAQS, including regulatory measures,
technology assessments, key investments, and incentives.
• Transportation Control Measures. Measures generally designed to reduce vehicle miles
travelled (VMT) as included in SCAG's Regional Transportation Plan (RTP), which at the
time the EIR preparation was the 2012 RTP.
The AQMP is based, in part, on the land use plans of the jurisdictions in the region. To be
consistent with the AQMP, the General Plan update must not exceed the population, housing or
employment growth forecasts used in the development of the AQMP. According to Southern
California Association of Governments (SCAG) growth forecasts in their 2012-2035 Regional
Transportation Plan/Sustainable Communities Strategy (RTP/SCS), Palm Desert would have a
14
resident population of 61,700 in 2040. Development facilitated by the General Plan update would
add an estimated 11,905 permanent residents between 2012 and 2040, bringing the City's total
population to 61,691, which is within SCAG's 2040 population forecasts of 61,700. The EIR
determined that the General Plan update would be consistent with SCAG projections, and
therefore consistent with the AQMP.
Construction Emissions
As discussed in the EIR, adoption and implementation of the General Plan update would facilitate
new development and redevelopment throughout the City, which would generate short-term air
contaminant emissions during construction activities. The General Plan does not include any
specific development proposals and project -specific development information would be needed
in order to quantify and analyze the level of impact associated with construction activity. All
development proposals will be required to adhere to the City's procedures and regulations as
they relate to CEQA analysis and mitigation. It is possible that some large-scale projects could
substantially increase criteria pollutants through the year 2040. Actual significance would be
determined on a project -by -project basis as future development applications are submitted.
The EIR determined that construction -related emission impacts would be less than significant
with adoption and implementation of General Plan policies and programs and enforcement of
current SCAQMD Rules and Regulations. No mitigation measures were required.
Lona-term Operation Emissions
Adoption and implementation of the General Plan would generate air contaminant emissions
from long-term operation of planned land uses. Operational emissions are those associated with
vehicle trips (mobile sources) and stationary sources (energy and area sources). Individual
projects would be required to undergo independent project -level CEQA review and include
mitigation measures as necessary to address potentially significant project -level impacts. As
previously discussed, overall growth within the City under the General Plan update would be
within SCAG regional growth forecasts upon which regional air quality planning is based.
The EIR determined that long-term operation emission impacts would be less than significant
with adoption and implementation of General Plan policies and programs and enforcement of
current SCAQMD Rules and Regulations. Specifically, the Land Use and Transportation, Mobility,
and Health and Safety Element policies are designed to reduce vehicle miles traveled (VMT) by
promoting infill development in the developed areas of the City and emphasizing bicycle and
pedestrian travel. No mitigation measures were required.
Carbon Monoxide (CO) Hot Spots
A CO Hot Spot is a specific location where sensitive receptors are exposed to high localized
concentrations of CO. Motor vehicles, and traffic -congested roadways and intersections are the
primary source of high localized CO concentrations. SCAQMD recommends an evaluation of
potential localized CO impacts when a project causes the level of service (LOS) at a study
intersection to worsen from C to D, or if a project increases the traffic volume (or demand) to
capacity (V/C) ratio at any intersection rated D or worse by 2 percent or more.
15
The EIR determined that projected traffic volumes anticipated at intersections throughout the
City with implementation of the General Plan update would not be large enough to trigger a CO
hot spot, resulting in a less than significant impact. Individual projects would be required to
undergo independent project -level CEQA review and include mitigation measures as necessary
to address potential hot spots, especially in the event a project exceeds the population or
employment forecasts upon which regional air quality planning is based. No mitigation measures
were required.
Nuisance Odors
Certain commercial and industrial land uses may have the potential to cause odor impacts,
including fast food restaurants, photographic studios, and laundry facilities, and other industrial
uses. The General Plan includes policies that would require siting of sensitive receptors and site
planning to minimize the exposure to odors. Therefore, the EIR determined that impacts related
to nuisance odors would be less than significant with adoption and implementation of the
General Plan update's policies and programs and enforcement of current SCAQMD Rules and
Regulations. No mitigation measures were required.
Cumulative Impacts
According to SCAQMD, "impacts should be based on a summary of projections contained in an
adopted general plan or related planning document, or in a prior environmental document which
has been adopted or certified, which described or evaluated regional or areawide conditions
contributing to the cumulative impact..." The SCAQMD thresholds used in the EIR analysis were
from the 2012 AQMP. According to the EIR analysis, all other agencies in the region are subject
to the AQMP, and the General Plan update's less than significant air quality impacts, when
combined with emissions from other sources in the region, would therefore not be cumulatively
significant. No mitigation measures were required.
Analysis of the Proposed Project
The Project will result in development of the proposed Montage Palm Desert Project and is
therefore subject to project -level CEQA review. The program EIR did not quantify maximum daily
emissions for buildout of the General Plan. Instead, the EIR assessed the General Plans policies
and SCAQMD rules and regulations to determine if future development project impacts would
be managed and mitigated accordingly on a case -by -case basis. It can be assumed that emissions
associated with maximum buildout of the Project site would be less intense under the proposed
land use designation as opposed to the existing land use designation due to the reduced density.
Nonetheless, project -level emissions were quantified for maximum buildout potential under
both the existing land use designation and the proposed Project land use designation to provide
an apples -to -apples comparison.
Construction Emissions
For the purposes of this analysis, criteria pollutant emissions were estimated using CaIEEMod
Version 2016.3.2, which bases emission projections on land use factors for energy use, mobile
trips, water use, solid waste generation, and wastewater generation. The proposed Project would
result in approximately 23± acres of disturbance. Construction would require the export of
16
approximately 103,000 cubic yards' of surplus earthen material. It is assumed that export
materials will be hauled to the Classic Club, which has a designated fill site for excess soils and is
located approximately 1± mile northeast of the subject property'. Therefore, it is assumed that
each haul round trip would be approximately 3 miles.
Although the Project proposes 63 single-family homes, emission projections were modeled for
the site's maximum buildout potential of 184 dwelling units, representing the buildout scenario
that would generate the greatest impacts to air quality. For analysis purposes, it was assumed
that all units would be low-rise apartments (1-2 stories), which is representative of the residential
unit types allowed under the proposed "Conventional Suburban Neighborhood" designation.
For the existing conditions scenario, it was assumed the site would be developed entirely with
residential units because area, energy, and mobile emissions associated with residential uses are
generally higher than those of commercial uses at operation, and therefore represents the
buildout scenario that would generate the greatest impacts to air quality.
Buildout assumptions used for the CaIEEMod Version 2016.3.2 software are provided below.
Table 2
CaIEEMod Buildout Assumptions
Existing Conditions Proposed Project
Site Acreage
23± acres
Import/Export (CY) 0 CY/103,000 CY
Single -Family,
Allowed Land Uses Multi -Family, Mobile Home,
Small Retail, Government,
Research & Development
23± acres
0 CY/103,000 CY
Single -Family,
Small Multi -Family
CaIEEMod Land 920 mid -rise apartments 184 low rise apartments
Use Assumptions (3-10 levels) (40 DU/AC) (1-2 levels) (8 DU/AC)
7-40 DU/AC 3-8 DU/AC
Density Commercial FAR: 0.5 to 0.75 Commercial FAR: N/A
Residential 1,969 394
Population
Duration 5-year construction 2-year construction
Based on an average of 2.14 persons per household in Palm Desert. US Census Bureau QuickFacts for Palm Desert
city, California. July 1, 2019 population estimates.
The following table describes construction -related pollutant emissions for maximum buildout of
the site.
' Based on preliminary earthwork estimates. Assumes grading of entire project.
2 CaIEEMod assumes the average haul load is 20 tons (or 16 cy) per trip.
17
Table 3
Construction Criteria Pollutant Emissions Comparison
(Ibs./day)
Max. Daily Emissions CO NOX ROG SOX PMIo PM2.s
Existing Conditions
83.0
SCAQMD Threshold 550.00 100.00
Exceeds Threshold No No
65.0
17.5 0.5
75.00 150.00 150.00 55.00
No No No No
9.5
6.0
Proposed Amendment 40.0 83.0 10.0 0.5 9.5 6.0
SCAQMD Threshold 550.00 100.00 75.00 150.00 150.00 55.00
Exceeds Threshold No No No No No No
Source: CaIEEMod Version 2016.3.2. See Appendix A for detailed tables. Value shown represents the average
unmitigated emissions of summer and winter outputs. Emissions rounded up to the nearest half number.
* Source: "SCAQMD Air Quality Significance Thresholds" prepared by SCAQMD.
Note: PMlo and PM2.5 emissions are shown as "mitigated" in the CaIEEMod output tables; however, the
mitigation used is standard dust control requirements imposed by the City.
As shown in the table above, SCAQMD daily thresholds for CO, NOX, ROG, SOx, PMlo and PM2.s
will not be exceeded under either buildout scenario. Buildout of the site under the proposed
Project would result in fewer emissions when compared to buildout of the site under the existing
land use because project construction would be expected to be more intense, and last longer
than for the reduced density of the amended General Plan designation. Similar to findings in the
EIR, impacts related to criteria pollutant emissions would be less than significant with adoption
and implementation of the General Plan update's policies and programs and enforcement of
current SCAQMD Rules and Regulations. No mitigation measures are required.
Lona-term Operation Emissions
Operational emissions are those released over the long-term life of the proposed Project. They
include emissions generated by area, energy, and mobile sources. Area sources include
consumable products, such as building maintenance and cleaning supplies, kitchen and restroom
supplies, pavement off -gassing, and periodic reapplication of architectural coatings. Energy
sources include the direct and indirect use of fossil fuels for energy, including natural gas and
electricity use in buildings, parking lot lighting, ventilation equipment, and elevators. Mobile
emissions are generated by motor vehicle trips.
CaIEEMod Version 2016.3.2 was used to estimate daily operational emissions of site buildout
using the maximum potential buildout scenarios of 40 DU/AC and 8 DU/AC, or 920- and 184-units
total, respectively. CaIEEMod defaults for trip generation rates were used and are based on the
Institute of Transportation Engineers (ITE) trip general manual. The following table identifies the
unmitigated pollutant emissions during operation of the two land uses at maximum buildout.
Data represent maximum daily emissions.
18
Table 4
Operational Criteria Pollutant Emissions Comparison
(Ibs./day)
CO NO, ROG SO, Milo PM2.5
Existing Conditions
Max. Daily Emissions 190.0 95.0 37.0 0.5 31.0 9.5
SCAQMD Threshold* 550.00 100.00 75.00 150.00 150.00 55.00
Exceeds Threshold No No No No No No
Proposed Amendment
Max. Daily Emissions 40.0 20.5 8.0 0.5 7.0 2.0
SCAQMD Threshold* 550.00 100.00 75.00 150.00 150.00 55.00
Exceeds Threshold No No No No No No
Source: CaIEEMod Version 2016.3.2. See Appendix A for detailed tables. Value shown represents the average
emissions of summer and winter outputs. Emissions rounded up to the nearest half number.
* Source: "SCAQMD Air Quality Significance Thresholds" prepared by SCAQMD.
As shown in the table above, SCAQMD daily thresholds for CO, NO., ROG, SOx, PM10 and PM2.s
will not be exceeded under either buildout scenario. Buildout of the site under the proposed
Project would result in fewer operational emissions when compared to buildout of the site under
the existing land use and the amended land use designations, primarily due to the reduced
mobile emissions associated with 63 homes versus 184 homes. Similar to findings in the EIR,
impacts related to criteria pollutant emissions would be less than significant with adoption and
implementation of the General Plan update's policies and programs and enforcement of current
SCAQMD Rules and Regulations. No mitigation measures are required.
Consistency with Air Quality Management Plans
At the time the EIR was prepared, the relevant air quality management and land use plans were
the SCAQMD 2012 AQMP, CV PM10 SIP and 2012-2035 RTP/SCS. Since then, the 2016 AQMP and
2020-2045 RTP/SCS have been adopted that supersede the 2012 documents. The CV PM10 SIP
remains current.
According to SCAG growth forecasts in their 2020-2045 Regional Transportation Plan/Sustainable
Communities Strategy (RTP/SCS), Palm Desert will have a resident population of 64,100 in 2045,
which is a 2,400 population increase from the previous 2040 forecasts. Development facilitated
by the General Plan update would add an estimated 11,905 permanent residents between 2012
and 2040, bringing the City's total population to 61,691, which is within SCAG's 2040 and 2045
population forecasts of 61,700 and 64,100, respectively.
Under the proposed Project, residential density for the site is reduced from a maximum of 40
DU/AC to 8 DU/AC. According to 2019 US Census data, the City of Palm Desert has an average of
2.14 persons per household.3 Maximum buildout of the site would increase the population by
1,969 persons under current conditions, and 394 under the proposed land use designation. The
3 US Census Bureau QuickFacts for Palm Desert city, California. July 1, 2019 population estimates.
19
1,575-population decrease would bring the City's previous population total from 61,691 to
60,116, which is within SCAG's 2040 and 2045 population forecasts of 61,700 and 64,100,
respectively. Therefore, the proposed Project would be consistent with SCAG projections, and
therefore consistent with the AQMP.
Carbon Monoxide (CO) Hot Spots
At buildout, the site will result in 1,575-population decrease under proposed Project conditions,
thus reducing the traffic trips and intersection volume assumptions analyzed in the EIR.
Therefore, the risk of CO hot spots is reduced, and impacts will remain less than significant under
proposed Project conditions.
Nuisance Odors
The Project does not propose land uses that cause odor impacts, such as fast-food restaurants,
photographic studios, and laundry facilities, and other commercial and industrial uses. Similar to
findings in the EIR, impacts related to nuisance odors would be less than significant with adoption
and implementation of the General Plan update's policies and programs and enforcement of
current SCAQMD Rules and Regulations. No mitigation measures are required.
Summary of Impacts
Implementation of the General Plan Amendment and proposed Project would not result in any
new impacts or increase the severity of a previously identified significant impact as analyzed in
the EIR. Overall impacts are expected to be less than those previously identified in the EIR due to
the reduction in residential density. Therefore, implementation of the proposed Project and
General Plan Land Use Map amendment would not result in any new adverse impacts or increase
the severity of previously identified significant impacts in the Certified EIR.
3.4. BIOLOGICAL RESOURCES
Summary of Findings in the EIR
The EIR included a comprehensive analysis of special -status and sensitive species, local habitats
and vegetation communities, and jurisdictional waters in the General Plan area, including the
Project site. Analysis in the EIR draws on data from the California Department of Fish and
Wildlife's (CDFW) California Natural Diversity Database (CNDDB), the US Fish and Wildlife (USWS)
Information, Planning, and Conservation (IPaC) System, the California Native Plant Society
(CNPS), the Coachella Valley Multispecies Habitat Conservation Plan (CVMSHCP), and previous
environmental documentation prepared for the City of Palm Desert.
Elevations in the General Plan Planning area range from approximately 160 feet above mean sea
level (MSL) along the Whitewater River up to 5,140 feet above MSL at Sheep Mountain. The City
of Palm Desert and the Coachella Valley are located at the western edge of the Colorado Desert
subdivision of the Sonoran Desert. This region is characterized by an extremely hot and dry
climate, with a low elevation valley floor bordered by rocky mountain slopes and ranges. The
unique geomorphic and geographic terrain has created an environment that supports many
diverse species that have adapted to the extreme climatic conditions.
20
Vegetative Communities
The majority of the planning area consists of urban land uses, however there are several natural
communities represented in the General Plan area which support a wide variety of plant and
animal species and various types of habitats, including the following:
• Sonoran mixed woody and succulent scrub,
• Stabilized shielded desert sand fields,
• Peninsular juniper woodland and scrub,
• Sonoran creosote bush scrub,
• Desert fan palm oasis woodland,
• Desert dry wash woodland, and
• Active shielded desert dunes.
Special -Status Plants
Ten (10) special -status plant species are known to occur in the planning area and an additional
12 species were determined to have the potential to occur in the planning area based on the
presence of suitable habitat and previous occurrences in the vicinity. Known species include, but
are not limited to, Coachella Valley Milk -Vetch, Chaparral Sand -Verbena, Deep Canyon
Snapdragon, and Adam's Spurge. Potential species include Arizona Spurge, Flat -Seeded Spurge,
and Glandular Ditaxis.
Special -Status Wildlife
A total of 15 special -status wildlife species are known to occur in the planning area and an
additional 15 species were determined to have the potential to occur in the Planning Area based
on the presence of suitable habitat, previous occurrences in the vicinity, and/or overlap with
Coachella Valley Multi -Species Habitat Conservation Plan (CVMSHCP) species distribution
models. Known species include, but are not limited to, the Desert Tortoise, Red-Diamon
Rattlesnake, Burrowing Owl, and Coachella Valley Fringe -Toed Lizard. Potential species include
the Coast Horned Lizard, Yellow Warbler, Southwestern Willow Flycatcher, and Least Bell's Viero.
Special -status bird species which may nest in the Project area are protected from take by the
Migratory Bird Treaty Act (MBTA). Nesting bird surveys in compliance with the MBTA will further
mitigate any potential project -related impacts to these species. The surveys would determine
whether nesting birds are present onsite immediately prior to site disturbance and, if present,
prohibit project -related work within avoidance buffers until the young have fledged.
Sensitive Natural Communities
One habitat (desert fan palm oasis) in the Planning Area was identified in the California Natural
Diversity Database (CNDDB) as a locally sensitive terrestrial natural community.
21
Waters of the United States
Jurisdictional Waters in the Planning Area include the Whitewater River, which runs west to east
through the center of Palm Desert and eventually flows out of the Planning Area and into the
Salton Sea. All other waterways in the Planning Area are south of the Whitewater River and drain
the Santa Rosa and San Jacinto mountains, including Palm Valley Stormwater Channel, Ramon
Creek, Cat Creek, Dead Indian Creek, Ebbens Creek, Grapevine Creek, and Carrizo Creek.
There are no jurisdictional waters located within or in proximity to the Project site. Therefore,
impacts to such resources would not occur at the subject site.
Multiple Species Habitat Conservation Plan
The City of Palm Desert is a signatory to and participates in the implementation of the Coachella
Valley Multiple Species Habitat Conservation Plan (CVMSHCP). The CVMSHCP is a comprehensive
regional plan encompassing a planning area of approximately 1.1 million acres and conserving
approximately 240,000 acres of private land and being added to public lands already in
conservation. In total, when fully implemented the CVMSHCP will conserve approximately
746,100 acres. Finalized in October 2008 and updated in 2016, the Plan addresses the
conservation needs of a variety of plant and animal species, and plant communities that occur in
the Coachella Valley region, including endemic species that may still occur on the subject
property. It establishes a system of preserves, generally outside of urbanized areas in the Valley
in order to protect lands with high conservation value for 27 plant and wildlife species and 27
natural communities. The Plan streamlines development permit processing by providing
Permittees "incidental take permits" under state and federal endangered species acts.
The Project site is located within the CVMSHCP planning area and is a "Covered Activity" as
defined by the CVMSHCP. As a "Covered Activity," potential project impacts to covered species
would be accounted for and offset through payment of development impact fees for land
disturbances that post-date 1996. As a Permittee under the CVMSHCP, the City must comply with
all applicable terms and conditions of the CVMSHCP and Implementing.
Summary
The EIR determined that the General Plan update would result in less than significant impacts to
biological resources with adherence to the standard conditions and requirements of the
CVMSHCP, General Plan policies, and mitigation measures set forth in the EIR. The mitigation
measures are specific policies and procedures for protecting special -status or sensitive species
not covered under the CVMSHCP.
Development conducted pursuant to the General Plan, and in adherence to existing federal,
state, and City regulations will ensure potential impacts are reduced to less than significant levels.
Analysis of the Proposed Project
The implementation of the GPA would not significantly change impacts to biological resources,
because the 23 acres would be expected to be graded and fully disturbed under either the current
or the proposed General Plan land use designation. The proposed designation would result in
less intense development, and the potential for greater areas of open space for common species
to use as forage and nesting areas. However, the implementation of either land use designation
would result in similar, and therefore less than significant impacts on biological resources.
22
The proposed Project site is located in a developing area of the City surrounded by a mix of vacant
land, residential uses, and major roadways. The site is currently vacant, contains sparse native
vegetation and has been disturbed by off road vehicle use, some grading along its southern
boundary, and other human activity. The Project does not propose a land use designation change
that would convert protected or open space lands to urban uses. The site is not located in a
Conservation Area as defined by the CVMSHCP, and is subject to the payment of mitigation fees,
regardless of the land use designation, as identified in the General Plan EIR.
The Project site contains trees and shrubs which could harbor nesting birds, and birds subject to
protection under the MBTA. The Project will be subject to the EIR's mitigation measure MM 4.5.1,
requiring that pre -construction surveys be conducted for these species prior to the issuance of
grading permits. This mitigation measure would be applied to any project on the site, whether
under the current or the proposed land use designation.
The Project site does not contain wetlands or riparian areas, and is not suitable as a migratory
corridor because of its proximity to development immediately north and south. This would be
true under either the existing or proposed land use designations.
Therefore, the proposed Project will not result in any new significant impacts or increase the
severity of impacts already identified in the General Plan EIR. Development conducted pursuant
to the General Plan, and in adherence to existing federal, state, and City regulations will ensure
potential impacts are reduced to less than significant levels.
3.5. CULTURAL RESOURCES
Summary of Findings in the EIR
Historic Resources
Results of a California Historical Resources Information System (CHRIS) records search identified
a total of 53 recorded cultural resources within the city. Of these, 17 are historic, 35, are
prehistoric, and 1 is multicomponent. Of these resources, none are listed in the California
Register of Historical Resources (CRHR) or the National Register of Historic Places (NRHP). A total
of 50 cultural resource studies have been conducted within the City of Palm Desert with the
earliest listed study conducted in 1973, none of which were conducted on the Project site.
There were a total of seven landmarks within City limits according to the Palm Desert Cultural
Resource Preservation Committee (CRCP) and one historic building listed by the Historical Society
of Palm Desert (HSPD). The Project site does not contain any historic landmarks. All seven
landmarks are located within the City's urban core several miles south of the Project site.
The EIR found that the General Plan update would have a less than significant impact on historical
resources through implementation of the Plan's policies to protect historic resources, along with
adherence to existing federal, state, and City regulations, designed to preserve locally designated
historical resources. No historic resources were identified as being on the site, thus there will be
no impact to such resources due to buildout of the Project site.
23
Archaeological Resources
The analysis of impacts on cultural resources was qualitative and based on available information.
The EIR determined that impacts related to cultural resources would largely be a function of the
location and that it is likely that additional sites and resources may discovered during future
development, including the Project site. Future development projects could potentially result in
direct and/or indirect disturbance or destruction of sensitive archaeological resources without
proper protocols and mitigation measures.
Mitigation measures were set forth requiring various assessments, as necessary, by a qualified
archaeologist for projects subject to CEQA. For future projects that require excavation activity
(e.g., clearing/grubbing, grading, trenching, or boring) into native soil and that have the potential
to exhibit native ground surface within or in the immediate vicinity of the excavation footprint,
project applicants will be required to conduct archaeological resources assessments in order to
identify and mitigate potential impacts to archaeological resources. This process typically consists
of identifying known archaeological resources through records search and consultation with
Native American tribes, a pedestrian survey of the project site, a review of the land use history,
and coordination with knowledgeable organizations or individuals. Coordination with the Native
American tribes is assured through compliance with AB 52 and SB 18 and through
implementation of Title 29 of the City of Palm Desert Municipal Code.
With adherence to the above mitigation measures, the EIR determined the General Plan update
would provide for the appropriate treatment and/or preservation of resources if encountered.
Therefore, potentially significant impacts to archaeological resources would be reduced to a less
than significant level.
Development conducted pursuant to the General Plan, and in adherence to existing federal,
state, and City regulations will ensure potential impacts are reduced to less than significant levels.
Analysis of the Proposed Project
The proposed Project site is currently vacant and contains sparse native vegetation. Development
under either the current or proposed land use designation would result in grading of the entire
site, and equivalent earth moving activities. Should cultural resources be located on the site, the
impacts to these resources would be considered significant. In order to reduce these impacts,
consistent with the General Plan EIR, site investigation is necessary.
An archaeological resources survey was conducted for the Project site and adjacent lands in 2016,
as part of a previous development proposal4. That survey identified the remains of "jackrabbit
homesteads," huts built by early settlers, which were determined to be devoid of historic
significance because of their condition. No archaeological resources were identified. The study
determined that development on the site had no potential to impact cultural resources, and that
no mitigation measures were necessary.
4 Historical/Archaeological Resources Survey, Assessor's Parcel Numbers 694-300-001, -002, -005, -014, -015, and
694-310-002, -003, -006, -007, prepared by CRM Tech, December 2016.
24
Therefore, the proposed Project will not result in any new significant impacts or increase the
severity of impacts already identified in the EIR. Development conducted pursuant to the General
Plan, and in adherence to existing federal, state, and City regulations will ensure potential
impacts are reduced to less than significant levels.
3.6. GEOLOGY/SOILS
Summary of Findings in the EIR
The Project area is located in the Colorado Desert Geomorphic Province. More specifically, the
General Plan planning area is located within the central portion of the Coachella Valley where
elevations range from approximately 5,100 feet above mean sea level (AMSL) in the Santa Rosa
Mountains, to a low of about 60 feet AMSL in the Bermuda Dunes. The City is primarily located
on the desert floor, at an elevation of approximately 250 feet AMSL.
Soils and Geologic Units
The mountains along the valley are mainly composed of metamorphic and igneous rocks. The
valley floor is composed of recently laid fine- and medium -grained alluvial (stream deposited)
and aeolian (wind deposited) sediments.
According the EIR Technical Background Report (TBR), the majority of the City is underlain by
Quaternary deposition consisting of surficial deposits (Qs), landslide deposits (Qls), alluvium (Q),
non -marine sandstone, shale, and gravel deposits (Qpc); Mesozoic mixed rocks consisting of
granite, quartz monzonite, granodiorite, and quartz diorite (gr-m); Mesozoic plutonic rocks
consisting of granite (grMz); and Paleozoic mixed rocks consisting of sedimentary rocks.
Wind Erosion Hazard
The City of Palm Desert faces exposure to potential erosion hazards due to wind. The geologic
orientation of the hills and mountain ranges throughout the community provides little resistance
to strong winds through the Coachella Valley, resulting in increased rates of erosion. Other
factors in the community exacerbate the potential for wind-blown sand hazards.
Local bedrock is characterized by granite and metamorphic rock types, which are easily eroded
and transported by the wind. Wind-blown hazards also follow slope and floodplains. Due to
sparse desert vegetation, little groundcover exists to hold materials in place which accelerates
the soil erosion at the surface.
The sand dunes along Interstate 10 and the Whitewater River are the two most significant
sources of wind-blown sand in the planning area. The subject site is located in proximity to
Interstate 10 and is in an area with a Very High Wind Erodibility rating.s
Palm Desert General Plan; Figure 8-3.
25
Fault Rupture (Primary Seismic Hazard)
The General Plan planning area is located within the central portion of the Coachella Valley, which
is a rift valley associated with the San Andreas Fault System in Southern California. The valley is
located in the northwestern portion of the Salton Trough, a tectonic depression roughly 130 miles
long and 70 miles wide that extends from the San Gorgonio Pass to the Gulf of Mexico.
No portion of the City is located within a fault zone, as defined by the Alquist-Priolo Act. Based
on information from the California Geological Survey, no known major active faults are located
in the City. According to the EIR, the closest active faults to Palm Desert are the San Andreas fault,
located approximately 4 miles to the north; the San Jacinto fault, located 10 miles to the
southwest; and the Elsinore fault, located 30 miles to the southwest.
Seismic Groundshakinq (Primary Seismic Hazard)
The Project site is located in a seismically active region where earthquakes originating on local
and regional seismic faults can produce severe ground shaking. Although no active faults run
through the City, Palm Desert's soils and geologic characteristics result in other potential
secondary seismic hazards. The Modified Mercalli Intensity scale describes the magnitude of an
earthquake in terms of actual physical effects. Six historic seismic events (M 5.9 or greater) have
significantly affected the Coachella Valley region in the past 100 years.
Expansive and Collapsible Soils (Primary Seismic Hazard)
According to the EIR and available soil data, it does not appear that expansive clays or soils
exhibiting shrink -swell characteristics underlie the City. However, expansive and collapsible soils
may need to be analyzed on a project -by -project basis because a citywide soils report had not
been conducted at the time the EIR was prepared.
Landslides (Secondary Seismic Hazard)
Strong groundshaking can result in unstable slope conditions, including rock falls and landslides.
Areas that are landslide -susceptible are located in the southern portion of the City near the
slopes of the Santa Rosa Mountains. The subject site is located within the valley floor,
approximately 4.6 miles north of the slopes of the Santa Rosa Mountains and is not susceptible
to landslides occurring in or near the mountain slopes.
Liquefaction (Secondary Seismic Hazard)
Liquefaction occurs primarily in saturated, loose, fine to medium -grained soils in areas where the
groundwater table is generally 50 feet or less below the surface. The General Plan does not
identify liquefaction -susceptible areas for Palm Desert. The Riverside County Land Information
System identifies that the majority of the city is susceptible to moderate liquefaction potential.
Liquefaction susceptibility in the City is based on sediment type, depth to groundwater, and
proximity to the San Andreas Fault.
Summary of Impacts
The EIR found that the planning area is situated in close proximity to several faults that have the
potential to cause strong to severe ground shaking, which could result in damage to structures,
infrastructure, and persons, or generate seismically induced hazards. The EIR determined that
26
site -specific analyses should be conducted prior to development to identify potential hazards and
set forth effective mitigation measures, including development of the subject site. Development
standards that minimize impacts from structural failure and promote the health and safety of
residents must also be maintained during development. Adherence to the City's Municipal Code,
General Plan policies, and other applicable requirements would result in less than significant
impacts.
Analysis of the Proposed Project
The Project will result in development of the proposed Montage Palm Desert Project and is
therefore subject to project -level CEQA review and site -specific analysis. The site would be fully
developed, regardless of whether the land use designation remained or were changed to
Conventional Suburban Neighborhood. The height of structures would likely be greater under
the current designation, to accommodate the increased density. Under the proposed GPA,
structures would be limited to no more than two stories, and under the proposed Project, would
be limited to single story homes.
The Project, as with all projects in the City, will be required to adhere to the policies of the
General Plan, including the preparation of site -specific geotechnical analysis to accompany
grading plans. This analysis will identify any needed techniques to assure building integrity. The
site is not located in an area susceptible to liquefaction, landslide or fault rupture. The Project
site will require traditional construction methods governed by the Uniform Building Code and the
City's Municipal Code as it relates to seismic hazards. The Project, consisting of single -story
homes, will not require extensive excavation or other special building techniques.
The Project would not generate new significant impacts or a substantial increase in previously
identified impacts associated with geology and soils. There is no new information of substantial
importance which was not known and could not have been known when the EIR was certified.
Adherence to the City's Municipal Code, General Plan policies, and other applicable requirements
would result in less than significant impacts. Therefore, implementation of the proposed Project
and General Plan Land Use Map amendment would not result in any new adverse impacts or
increase the severity of previously identified significant impacts in the Certified EIR.
3.7. GREENHOUSE GAS EMISSIONS & ENERGY
Summary of Findings in the EIR
The EIR greenhouse gas (GHG) emissions analysis was based on information obtained from the
General Plan Technical Background Report (TBR), General Plan Update Traffic Analysis Report,
and other publicly available resources. The analysis provided an overview of GHG emissions,
California GHG inventory, Coachella Valley regional GHG emissions, Palm Desert GHG inventory,
Palm Desert energy use, and climate adaptation.
27
The California Air Resource Board (CARB) inventories the State's GHG emissions each year. The
2012 inventory was current at the time the EIR was prepared. According to the EIR and CARB
GHG inventory, statewide GHG emissions were 459 million metric tons of CO2e (MMTCO2e) in
2012, declining 1.6 percent from 466 MMTCO2e in 2000. California's per capita GHG emissions
decreased by 12 percent from 2000 to 2012 despite an 11.4 percent increase in population.
Palm Desert prepared a citywide GHG inventory which calculated the emission of 621,225 metric
tons of CO2e in 2008. The table below, reproduced with minor modifications from the EIR,
illustrates the GHG emissions anticipated to occur as a result of build out of the General Plan
update. As shown, buildout of the General Plan update would result in approximately 105,449
metric tons of CO2e annually under year 2020 conditions and 94,837 metric tons of CO2e
annually under year 2035 conditions.
Table 5
Greenhouse Gas Emissions — General Plan Update Operations
(MT/yr)
Emission Source
2008 Conditions Full Development Full Development
Potential 2020 Potential 2035
Energy
Area
Mobile
Waste
Water
Fugitive Emissions
Total
Emissions Per Service Pop.
SCAQMD Threshold
331,666
N/A
228,572
59,489
N/A
1,458
621,225
46,460
1,791
44,824
4,932
7,442
0
105,449
6.5
6.6
Data sourced from Tables 4.4-3 and 4.4-4 of the General Plan update EIR.
39,663
1,791
42,440
4,932
6,011
0
94,837
6.4
4.1
At the time of the EIR analysis, the SCAQMD's greenhouse gas emissions plan -level threshold was
6.6 metric tons of CO2e per service population (residents plus employees) per year by the year
2020 and 4.1 metric tons of CO2e per service population per year by the year 2035, consistent
with California legislation (AB 32). The projected service population under the General Plan
update was 112,227. Dividing the GHG emissions for each time period yields a metric ton per
service population ratio of 6.5 for year 2020 conditions and 6.4 for year 2035 conditions.
Therefore, the 2020 conditions ratio was below the 2020 SCAQMD plan -level threshold of 6.6
metric tons per service population, however the 2035 ratio exceeded the 2035 SCAQMD plan -
level threshold of 4.1 metric tons per service population.
A large portion of the City's emissions would be generated by mobile sources, which is an
emissions source that cannot be regulated by the City. All new development within the City is
required to implement energy efficiency design requirements consistent with the California
Green Building Standards Code. Individual development projects will be required to undergo
project -specific environmental review, and mitigation measures will be identified at that time to
28
reduce any significant impacts. Nonetheless, the EIR determined that the resulting GHG
emissions generated by the General Plan update are cumulatively considerable and significant
and unavoidable.
Consistency Greenhouse Gas Emissions Reduction Plans
GHG emissions resulting from development -related transportation sources are often the highest
single -source of GHG emissions for any given project. The EIR determined that an appropriate
indicator of whether the General Plan update would inhibit the GHG reduction goals promulgated
by the state was to compare the General Plan update to SCAG's 2016-2040 RTP/SCS. As
previously discussed in Section 3.3, Air Quality, the EIR determined that the General Plan update
would be consistent with SCAG population growth projections, and is therefore consistent with
the AQMP. For these reasons, the EIR determined the General Plan update would not interfere
with SCAG's ability to achieve the region's mobile source GHG reduction targets outlined in the
2016 RTP/SCS.
Energy Efficiencies
According to the EIR, the City of Palm Desert consumed 759,776,308 kilowatt hours of electricity
and 19,191,985 therms of natural gas in the year 2008. The CARB's EMFAC2014 modeling
software was used to determine that 38,910,825 gallons of automotive fuel were consumed daily
in Palm Desert in 2015. Energy consumption associated with the potential new development
instigated by the General Plan update would lead to the following increases:
• 15.4 percent increase in electricity consumption (117,58.730 kWh)
• 18.9 percent increase in natural gas consumption (3,640,681 therms)
• 13.9 percent increase in automotive fuel consumption (5,445,435 gallons)
Several policies and actions will promote energy consumption efficiency:
• All development within the City would be required to comply with Title 24 Building Energy
Efficiency Standards.
• Southern California Edison (SCE) is subject to California's Renewables Portfolio Standard
(RPS). The RPS requires investor -owned utilities, electric service providers, and
community choice aggregators to increase procurement from eligible renewable energy
resources to 33 percent of total procurement by 2020 and to 50 percent of total
procurement by 2030.
• Individual development projects will be required to undergo project -specific
environmental review, and mitigation measures will be identified at that time to reduce
any significant impacts.
• The ability of utility providers to provide services concurrently with each project is
evaluated during the development review process. Utility companies are bound by
contract to update energy systems to meet any additional demand.
29
For the reasons described above, the EIR determined the General Plan update would not place a
substantial demand on regional energy supply or require significant additional capacity, or
significantly increase peak and base period electricity demand, or cause wasteful, inefficient, and
unnecessary consumption of energy during project construction, operation, and/or
maintenance, or preempt future energy development or future energy conservation. Therefore,
this impact would be less than significant.
Analysis of the Proposed Project
The Project will result in development of the proposed Montage Palm Desert Project and is
therefore subject to project -level CEQA review. The program EIR did not quantify GHG emissions
specific to buildout of the subject site. Instead, the EIR assessed the emissions from buildout of
the Planning area as a whole compared to the States per capita reduction targets set forth by AB
32. While the EIR determined that buildout of the Planning area would result in cumulatively
considerable and significant and unavoidable impacts, individual development projects are still
required to undergo project -specific environmental review, and mitigation measures will be
identified at that time to reduce any significant impacts.
It can be assumed that GHG emissions associated with maximum buildout of the Project site
would be less intense under the proposed land use designation as opposed to the existing land
use designation due to the reduced density. Nonetheless, project -level emissions were quantified
for maximum buildout potential under both the existing land use designation and the proposed
Project land use designation to provide an apples -to -apples comparison. The following GHG
estimates compare 2040 buildout conditions under the existing conditions and proposed Project.
Table 6
2040 Operational GHG Emission Comparison
(Metric Tons CO2e/Year)
Source
Existing Proposed
Conditions Amendment
Area Emissions
Energy Emissions
Mobile Emissions
Waste Emissions
Water Emissions
Total w/out Construction GHG
Construction Amortized'
Project Population
Per Capita Emissions
31
2,075
7,437
213
466
10,222
10,436
1,969
5.3
6
440
1,510
43
93
2,092
2,135
394
5.4
Source: CaIEEMod Version 2016.3.2. See Appendix A for detailed output tables. Values shown represent the total
unmitigated GHG emission projections for 2040 under existing SP conditions vs proposed SP conditions. Numbers
have been rounded up to the nearest whole number.
1. GHG emissions from construction are amortized over a 30-year period and added to the annual operation
emissions. Total construction GHGs for existing conditions is 6,400 MTCO2e over a 5-year buildout period (214
MTCO2e amortized), and 1,280 MTCO2e over a 2-year buildout period (43 MTCO2e amortized).
30
As shown in the table above, the proposed Project will result in a net GHG reduction of 8,301
MTCO2e when compared to existing conditions analyzed in the EIR due to the reduction in
density. This reduction is the direct result of reducing the site's maximum build out potential
from 40 DU/AC to 8 DU/AC, thereby decreasing the population potential and associated
emissions.
On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold of
10,000 MTCO2e/year that only applies to stationary sources (industrial uses) where SCAQMD is
the lead agency (SCAQMD Resolution No. 08-35). This threshold was adopted based upon an
October 2008 staff report and draft interim guidance document6 that also recommended a
threshold for all projects using a tiered approach.
It was recommended by SCAQMD staff that a project's greenhouse gas emissions would be
considered significant if it could not comply with at least one of the following "tiered" tests:
• Tier 1: Is there an applicable exemption?
• Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a
minimum, consistent with the goals of AB 32?
• Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/yr for industrial,
projects and 3,000 MTCO2e/yr for non -industrial projects)? A project's construction
emissions are averaged over 30 years and are added to the project's operational
emissions.
• Tier 4: Is the project below a (yet to be set) performance threshold?
• Tier 5: Would the project achieve a screening level with off -site mitigation?
Two of the above tiered tests can be used to assess the buildout scenarios: Tier Test 2 and Tier
Test 3. The Tier 2 test would evaluate the project's compliance with the reduction targets of AB
32. To achieve the State's revised AB 32 targets per the CARB 2017 Climate Change Scoping Plan,
per capita emissions would need to be reduced to 6 MTCO2e by 2030 and 2 MTCO2e by 2050.
The Tier 3 test is an absolute threshold of 3,000 MTCO2e for a non -industrial project.
As shown in the table below, the proposed Project complies with the 2030 AB 32 per capita target
and the Tier 3 test. Maximum buildout potential of the site under the current land use
designation would comply only with the 2030 AB 32 per capita target under the Tier 2 test.
Further, since the Project would result in 63 units, rather than the 184 units analyzed for full
buildout of the GPA, Project emissions will be reduced further, and will result in lower GHG
emissions than the GPA maximum buildout.
6 Draft Guidance Document — Interim CEQA Greenhouse Gas (GHG) Significance Threshold, prepared by SCAQMD,
October 2008.
31
Table 7
SCAQMD GHG Tiered Test Analysis
Threshold Test Existing Conditions Scenario Proposed Project Scenario
Tier 2: AB 32 Per Capita
2030 Target: 6 MTCO2e
2050 Target: 2 MTCO2e
5.3 MTCO2e
Complies
Does Not Comply
5.4 MTCO2e
Complies
Does Not Comply
Tier 3: Non -Industrial Project 10,436 MTCO2e 2,135 MTCO2e
3,000 MTCO2e Does Not Comply Complies
It is possible and expected that per capita emissions will decrease over the next 20 years due to
future technology improvements, increased use of alternative modes of transportation,
improved building efficiency, and increased use of renewable energy sources. However, the
elective use of alternative modes of transportation and future efficiency potentials cannot be
confidently quantified and applied as a mitigation measure. Therefore, operational impacts of
the existing condition buildout scenario as they currently stand are not in compliance with the
2050 AB 32 per capita targets, and impacts would remain significant and unavoidable.
The proposed Project will bring the site's buildout potential in compliance with SCAQMD
thresholds for GHG emissions using the Tier 3 test. Therefore, the proposed Project would
decrease the severity of impacts analyzed in the EIR and impacts would be reduced from
significant and unavoidable to less than significant.
Energy
Electricity: Under both buildout scenarios (existing and proposed), electricity would be consumed
during construction and would vary throughout the construction period based on the
construction activities being performed. Activities requiring electricity could include powering
outdoor security or worksite lighting, operation and charging of electronic equipment, and
powering a temporary worksite office or trailer. Such electricity demand would be temporary,
nominal, and would cease upon the completion of construction.
During operation, electricity will be used for multiple purposes including but not limited to air
conditioning, lighting, electronics, refrigeration and other kitchen appliances. According to the
CaIEEMod outputs prepared for both buildout scenarios, maximum buildout of the site under the
proposed land use designation would consume approximately 894,288 kWh per year of
electricity, which is 3,308,002 kWh less than the site's annual electricity consumption under
existing conditions (4,202,290 kWh/year). Development plans for the Project propose 121 fewer
residential units than assumed for maximum site buildout, further reducing future energy
demands of the site. Adherence to current California Building Code and Energy Code standards
will ensure the most energy efficient technologies and practices are used for the development
and operation of the Project. The Project reduces the severity of impacts previously analyzed in
the EIR, and therefore impacts are less than significant.
32
Natural Gas: Development of the Project site under any buildout scenario typically would not
involve the consumption of natural gas. Construction would, however, involve installation of new
natural gas connections to serve the Project site, and would be required under both buildout
scenarios. The use of natural gas during construction would not be wasteful, inefficient, or
unnecessary.
Operation of the proposed Project would consume natural gas primarily for heating and cooking.
According to the CaIEEMod outputs prepared for both buildout scenarios, maximum buildout of
the site under the proposed land use designation would consume approximately 28,657 therms
per year, which is 107,448 therms less than the site's annual natural gas consumption under
existing conditions (136,105 therms/year). Development plans for the Project propose 121 fewer
residential units than assumed for maximum site buildout, further reducing future energy
demands of the site. Adherence to current California Building Code and Energy Code standards
will ensure the most energy efficient technologies and practices are used for the development
and operation of the Project. The Project reduces the severity of impacts previously analyzed in
the EIR, and therefore impacts are less than significant.
Transportation Energy: During construction, petroleum and diesel would be the primary fuel
source consumed by construction equipment, material hauling equipment, and worker
commutes. It is assumed that construction equipment would consume the most diesel fuel, while
worker commutes would consume the most gasoline traveling to and from the project area in
their private vehicles. It is expected that most construction workers will live locally, which would
minimize the need for long commutes and limit fuel consumption. Overall, petroleum and diesel
use during construction would be temporary and minimal and would not be wasteful or
inefficient.
During operation, the Project would result in the consumption of petroleum -based fuels related
to vehicular travel to and from the Project site. According to the CaIEEMod outputs prepared for
both buildout scenarios, and using default trip generation rate assumptions provided by the
Model, maximum buildout of the site under the proposed land use designation has the potential
to generate 2,715,341 vehicle miles traveled (VMT), which is 10,661,447 fewer VMTs compared
to operation of the site under existing conditions (13,376,788 VMTs). Development plans for the
Project propose 121 fewer residential units than assumed for maximum site buildout, which
would further reduce VMTs. The Project reduces the severity of impacts previously analyzed in
the EIR, and therefore impacts are less than significant.
Summary of Impacts
Buildout of the site would be subject to the same General Plan policies and programs, current
SCAQMD Rules and Regulations analyzed in the EIR. Implementation of the proposed Project
would not result in any new impacts or increase the severity of a previously identified significant
impacts as analyzed in the EIR. Overall impacts are expected to be less than those identified in
the EIR due to the reduction in residential density. Therefore, implementation of the proposed
Project and General Plan Land Use Map amendment would not result in any new adverse impacts
or increase the severity of previously identified significant impacts in the Certified EIR.
33
3.8. HAZARDS & HAZARDOUS MATERIALS
Summary of Findings in the EIR
The Riverside County Department of Environmental Health Hazardous Materials Branch is
responsible for overseeing the six hazardous materials programs in the County, including the City
of Palm Desert. The Branch is responsible for inspecting facilities that handle hazardous
materials, generate hazardous waste, treat hazardous waste, own/operate underground storage
tanks, own/operate aboveground petroleum storage tanks, or handle other materials subject to
the California Accidental Release Program. The County -wide Hazardous Materials Emergency
Response Team consists of personnel from the Riverside County Fire Department and
Environmental Health HazMat Program staff. This team responds jointly to hazardous materials
incidents in the County and any CalFire-contracted city, including Palm Desert.
The City implements regular consultation with the State Water Resource Control Board (SWRCB)
and Regional Water Quality Control Board (RWQCB), and also monitors and regulates industrial
plants and commercial areas through the City's Municipal Code.
Areas with Potential Hazardous Materials Contamination
SWRCB maintains an online database (GeoTracker) which includes information on existing
locations of hazardous waste sites and their status. According to the GeoTracker database at the
time the EIR was prepared, there were no open case leaking underground storage tanks (LUST)
sites in the planning area. The GeoTracker did identify 31 closed case LUST sites that had
completed site assessments and any required cleanup, as necessary. There were also six non -
LUST cleanup sites in the planning area, including five school sites. All school sites had been
investigated and required no further action.
Government Code Section 65962.5 requires the California Department of Toxic Substances
Control (DTSC) to compile and regularly update a list of hazardous waste sites, known as the
Cortese List. No properties in the Planning Area were identified on the DTSC's Hazardous Waste
and Substances Site List (Cortese List).
Transportation of Hazardous Materials
When the EIR was prepared, Burrtec Waste and Recycling Services was the only registered
hazardous material transporter located in Palm Desert. Major transportation corridors such as
Highway 111 or Interstate 10 (1-10) may be used to transport hazardous materials and represent
accident risks that could result in releases of hazardous materials. The City does no designate
specific haul routes for hazardous materials; however, the California Highway Patrol (CHP) must
be notified when acutely toxic hazardous materials are transported.
Airports
Airport -related hazards are generally associated with aircraft accidents, particularly during
takeoffs and landings. Operational hazards include incompatible land uses, power transmission
lines, wildlife hazards (e.g., bird strikes), and tall structures that penetrate the imaginary surfaces
34
surrounding an airport. The Bermuda Dunes Airport (UDD) is a privately owned public use airport
located in the Palm Desert sphere of influence (SO1) and offers charter flights, hangar rentals, and
a flight school. The Palm Springs International Airport (PSP) is located approximately 9 miles west
of the City and is the largest and primary air transportation link for the region
Schools
Public education services and facilities are provided to Palm Desert by the Desert Sands Unified
School District (DSUSD) and the Palm Springs Unified School District (PSUSD). The California
Environmental Quality Act (CEQA) Guidelines require the disclosure and consideration of
locations of schools relative to the sources of hazardous materials and emissions.
Wildfire
The City of Palm Desert is exposed to fire -related hazards from two potential sources: wildfires
and fires that occur in urban settings. Wildfire hazards are highest in areas of the community
near the wildland-urban interface (WUI). Southern portions of the City are susceptible to the risk
of wildland fires. Portions of the City to the north of 1-10 contain moderate fire hazard severity
zones. To reduce the wildfire risk, the City has adopted an emergency response plan which
established procedures for fire conditions. The subject is located near Interstate 10, and more
than 3 miles east from an area of wildland fire potential.
Emergency Response and Evacuation Routes
The City of Palm Desert Emergency Operations Plan (EOP) addresses planned response to
extraordinary emergency situations associated with natural disasters, technological incidents,
and national security emergencies in or affecting Palm Desert. The primary emergency
evacuation routes in the City of Palm Desert include 1-10, Highway 111, Monterey Avenue,
Portola Avenue, Cook Street, and Washington Street.
Summary of Impacts
The General Plan update would enable development of new residential, commercial, industrial,
and institutional uses that would result in increased transport, use, storage, and disposal of
hazardous materials in the planning area. Of particular concern are facilities with leaking
underground storage tanks or other methods of storage that could accidentally leak or be
released into the soil, groundwater, surface water, or air. Examples of these facilities include light
industrial uses, gas stations, automotive repair shops, and dry cleaners.
The City enforces disclosure laws that require users, producers, and transporters of hazardous
materials and wastes to clearly identify the materials that they store, use, or transport and to
notify the appropriate city, county, state, and federal agencies in the event of a violation. The EIR
determined that compliance with and enforcement of existing federal, state, and local laws and
regulations concerning the handling, transport, or disposal of hazardous materials, supported by
implementation of the General Plan update policies, would reduce potential impacts to less than
significant levels
35
Analysis of the Proposed Project
The proposed Project site is located in the northern portion of the City within one mile of
Interstate 10. Hazardous materials monitoring and emergency response within the Project area
will be covered by the Riverside County Department of Environmental Health Hazardous
Materials Branch, Riverside County Fire Department and Environmental Health HazMat Program
staff and CalFire.
Currently within the City there are no hazardous waste sites listed on the Cortese List and there
are no LUFT sites listed in proximity to the Project site per the SWRCB GeoTracker.
Buildout of the Project site has the potential to result in 184 residential units under the GPA. The
land use proposed for the Project is similar to the existing land use approved for the site, but with
a lower density, and no unusual or particularly hazardous uses are anticipated. Therefore, the
proposed Project would not create any new impacts associated with hazardous and toxic
materials, and any such impacts would be less than those identified in the EIR due to the reduced
intensity of use of the site.
Approval of the proposed Project will result in development of the Montage Palm Desert Project.
Grading, excavation, and construction activities have the potential to expose and disturb soils,
and surface water runoff could be degraded onsite. In addition, the storage and use of hazardous
materials on site, such as paints, solvents, and fuels, could be potential sources of pollutants.
However, continued implementation of existing laws and regulations will ensure that hazardous
materials and wastes are used, stored, transported, and disposed of appropriately.
Implementation of proposed Project would not result in any new impacts or increase the severity
of a previously identified significant impact as previously analyzed in the EIR. Overall impacts are
expected to be less than those previously identified in the EIR due to the reduction in residential
density. Therefore, implementation of the proposed Project and General Plan Land Use Map
amendment would not result in any new adverse impacts or increase the severity of previously
identified significant impacts in the Certified EIR.
3.9. HYDROLOGY/WATER QUALITY
Summary of Findings in the EIR
The City of Palm Desert is located at the southwesterly boundary of the Colorado River Hydrologic
Region (HR) in the Whitewater River Hydrologic Unit (HU) and falls under the jurisdiction of the
Colorado River Regional Water Quality Control Board (Region 7). Within the Whitewater River
Hydrologic Unit, the Project site lies in the Whitewater River watershed.
Surface Water
The Whitewater River is the principal drainage course in the Coachella Valley; it is typically dry,
but flows southeasterly when it carries water. The Whitewater River has a total drainage area of
approximately 850 square miles and drains areas as far away as the summit of Mount San
Gorgonio and the steep southern and eastern slopes of Mount San Gorgonio.
36
The majority of local surface water is derived from runoff from the San Bernardino and San
Jacinto Mountains with lesser amounts from the Santa Rosa Mountains. This runoff either
percolates in the streambeds or is captured in mountain -front debris basins where it recharges
the groundwater basin. According to the 2010 Coachella Valley Water Management Plan
(CVWMP) update, an average of approximately 44,000 acre-feet per year (AFY) of surface water
recharges the Whitewater River subbasin.
The Coachella Valley Water District (CVWD) and the Riverside County Flood Control and Water
Conservation District are responsible for the management of regional drainage within and in the
vicinity of Palm Desert, including rivers, major streams and their tributaries, and areas of
significant sheet flooding.
Groundwater
The California Department of Water Resources (DWR) estimated that the subbasins in the
Coachella Valley Groundwater Basin contained, in the first 1,000 feet below the ground surface,
approximately 39,200,000 acre-feet of water. The City is in the Whitewater River (Indio) subbasin
of the Coachella Valley Groundwater Basin where the groundwater supply consists of a
combination of natural runoff, inflows from adjacent basins, returns from groundwater, recycled
water, and imported water use. The supply is supplemented with artificial recharge with
imported State Water Project Exchange and Colorado River water. CVWD provides domestic
water services to Palm Desert using wells to extract groundwater from the subbasin.
The groundwater basin is jointly managed by CVWD and the Dessert Water Agency (DWA) under
the terms of the 1976 Water Management Agreement. DWA and CVWD jointly operate a
groundwater replenishment program whereby groundwater pumpers (other than minimal
pumpers) pay a per -acre-foot charge that is used to pay the cost of importing water and
recharging the aquifer. The EIR found that development that could result from implementation
of the General Plan update may create areas of new impervious surface that would no longer
serve as locations for infiltration of water to recharge the underlying groundwater basin.
At the time the EIR was prepared, the West Valley portion of the Whitewater River subbasin was
in a state of overdraft, meaning total outflows were greater that total inflows. The annual water
balance in the West Valley of the Whitewater River subbasin for the year 2013 was - 62,676-acre
feet. The 2010 CVWMP update outlines a plan to address long-term overdraft in the Coachella
Valley.
Flood Hazards and Stormwater Runoff
Stormwater flows and flash flood runoff from the Indio Hills and the foothills of the San Jacinto
and San Bernardino Mountains generate flooding hazards in the City. The majority of the
northern portion of the City, north of 1-10, is located within the 100- or 500-year flood zone. The
Project site is not located within the 100- or 500-year flood zone.'
Palm Desert General Plan, City of Palm Desert, 2016 — Figure 8.4.
37
The National Pollutant Discharge Elimination System (NPDES) mandates that plans and programs
for stormwater management be developed, adopted, and implemented to assure that
municipalities "effectively prohibit non-stormwater discharge into storm drains, and requires
controls to reduce the discharge of pollutants from stormwater systems to waters of the United
States to the maximum extent possible." The City of Palm Desert is a co-permittee with the
County of Riverside, CVWD, Riverside County Flood Control and Water Conservation District, and
municipalities in the Whitewater River subbasin for NPDES management. The Palm Desert Public
Works Department manages the City's NPDES program.
The EIR determined that adoption and implementation of the General Plan Update would
increase the amount of impervious surface area, thereby increasing the total volume and peak
discharge rate of stormwater runoff and associated pollutants
Water Quality
Groundwater quality in the Coachella Valley varies with depth, proximity to faults and recharge
basins, presence of surface contaminants, and other hydrogeological or human factors. CVWD
conducts water quality monitoring in accordance with federal and state drinking water
requirements and analyzes water samples for more than 100 regulated and unregulated
substances. The CVWD 2010 Water Management Plan identifies current and emerging
groundwater quality issue, including salinity, arsenic, perchlorate, chromium-6, uranium, nitrate,
carcinogens, and endocrine -disrupting compounds.
Summary of Impacts
The EIR determined that adoption and implementation of the General Plan Update would
increase the amount of impervious surface area and result in an increased demand for water
supply. Prior to construction of any project, a risk assessment is required to be submitted to the
Colorado River Basin Regional Water Quality Control Board (RWQCB) to determine the project's
risk level and associated water quality control requirements. These requirements will, at a
minimum, include the preparation and implementation of a stormwater pollution prevention
plan (SWPPP) identifying specific BMPs to be implemented and maintained in order to comply
with the applicable narrative effluent standards. In addition, a project -specific water quality
management plan (WQMP), in compliance with the Areawide Urban Runoff Management
Program, would be required.
At General Plan buildout, the amount and type of runoff generated by land uses in the City may
be greater than that under pre -development existing conditions due to increases in impervious
surfaces. To reduce urban runoff impacts associated with potential pollutants, the General Plan
update contains policies with requirements that address surface water quality impacts. For
example, the City requires on -site stormwater retention and infiltration to improve stormwater
quality and reduce flows into the storm drain system. Furthermore, the City of Palm Desert
Municipal Code Chapter 24.20 establishes requirements for stormwater and non-stormwater
quality discharge and control by prohibiting discharges of pollutants or waters containing
pollutants that cause or contribute to a violation of applicable water quality standards.
38
The General Plan update also includes policies and implementation actions designed to maintain
and enhance groundwater recharge occurring in the planning area. In addition, Senate Bill 610
requires the preparation of a Water Supply Assessment (WSA) for large developments (e.g., for
projects of 500 or more residential units; 500,000 square feet of retail commercial space; or
250,000 square feet of office commercial space). These assessments address whether adequate
existing or projected water supplies are available to serve proposed projects.
Compliance with regulations and the General Plan policies would minimize potential impacts to
local hydrology and water quality. The EIR found impacts to be less than significant with no
mitigation measures.
Analysis of the Proposed Project
Development of the proposed Project could result in a maximum of 920 residential units under
existing condition, or 184 residential units under the proposed amendment. Buildout of the
project site under existing conditions has the potential to exceed 500 residential units, which
would trigger the need for a WSA. Under the GPA, no more than 184 units could be constructed,
and a concurrent reduction in water use would be expected. The Project would further reduce
water use, by reducing the units further. Please see Section 3.14 for a discussion of water
demand.
Implementation of the proposed Project would not result in any new impacts or increase the
severity of a previously identified significant impact as previously analyzed in the EIR.
Development of the site would increase the amount of impervious surfaces in the City under both
buildout scenarios. The Project will be required to comply with all City regulations, and control
the 100-year storm on -site. The Project will also be required to prepare SWPPP and WQMP
documents to prevent surface and ground water pollution. The proposed Project is not
considered a large development and will not be required to prepare a WSA. Buildout of the site
is required to comply with local and state regulations, and policies set forth in the General Plan
update that pertain to the protection of local hydrology and water quality.
Overall impacts are expected to be similar to those previously identified in the EIR. Therefore,
implementation of the proposed Project and General Plan Land Use Map amendment would not
result in any new adverse impacts or increase the severity of previously identified significant
impacts in the Certified EIR.
3.10. LAND USE/PLANNING
Summary of Findings in the EIR
Predominant land uses within the City and planning area include residential, commercial,
industrial, institutional, and open space.
39
Regional and community commercial uses in Palm Desert are primarily concentrated along
Highway 111 and 1-10, while the City's industrial and business park uses are located along the I-
10 corridor and along Cook Street between Hovley Lane and the Whitewater Storm Channel. The
majority of remaining vacant land with development potential in the City is located between the
1-10 and Frank Sinatra, also known as the University Park Planning Area.
The EIR determined that low -density residential uses account for 50 percent of the land area in
the City and are distributed throughout. Medium and High Density uses are generally
concentrated along the city's main thoroughfares, including Highway 111, Washington St.,
Country Club Dr. or in the University Park area, north of Frank Sinatra Dr. From 2000 to 2014, the
City grew from a community of 28,021 housing units to 37,645 housing units, adding 9,624
housing units, or an average of 688 housing units per year. At the time the EIR was prepared, the
City was experiencing a shift in housing construction patterns resulting in larger numbers of
multi -family housing units and mobile homes.
To ensure connectivity between land uses, the General Plan update emphasizes both vehicular
connections and non -motorized transportation options to increase the mobility of residents. All
new development projects or redevelopment projects are required to provide connections from
the site to the external pedestrian network, and discourages physical barriers to walking and
bicycling between and within neighborhood centers. The General Plan update includes policies
and provisions that directly address land use connectivity, compatibility, and encroachment of
new development on existing neighborhoods and land uses.
Once adopted, the General Plan update would trigger the City to update the Municipal Code,
Zoning Map, and other regulations to be consistent with the new General Plan land use
designations. The City also coordinates with neighboring jurisdictions and agencies to address
cross -border and regional issues. In addition, all development within the City is required to
comply with the requirements of the CVMSHCP and thus ensuring consistency with the Plan.
The EIR determined that adoption and implementation of the General Plan update would
increase the number of housing units, nonresidential square footage, and the population in Palm
Desert. However, these changes would be consistent with existing local and regional planning
documents in addition to anticipated local and regional growth. Overall, the EIR determined that
the General Plan update would have a less than significant impact to land use or land use
planning.
Analysis of the Proposed Project
The proposed General Plan amendment will remove non-residential development options from
the 23± acre site and limit the land uses to low- to moderate -density residential. The General
Plan amendment is generally consistent with the previously approved designation, albeit at a
lower density, and will better complement the neighboring residential developments occurring
to the north and south in density and in character. Development of the proposed Project will be
in accordance with the requirements of the General Plan, City Development Code, and other
applicable regulations, including payment of the CVMSHCP development impact fee and the
40
implementation of its standards. The Project includes internal pedestrian connections, and
provides for a connection to existing pedestrian access on the neighboring Shepherd Lane, to
provide neighborhood connectivity and allow walking on local roads, rather than major streets.
Implementation of proposed Project would not result in any new impacts or increase the severity
of a previously identified significant impact as previously analyzed in the EIR. Overall impacts are
expected to be similar to those previously identified in the EIR. Therefore, implementation of the
proposed Project and General Plan Land Use Map amendment would not result in any new
adverse impacts or increase the severity of previously identified significant impacts in the
Certified EIR.
3.11. MINERAL RESOURCES
Summary of Findings in the EIR
The State Geologist developed the California Mineral Land Classification System, which identifies
Mineral Resources Zones (MRZs) for mapping and reporting purposes per the Surface Mining and
Reclamation Act (SMARA). The City of Palm Desert is located in an MRZ-3 zone, which is a
classification indicating the area has known mineral deposits that may qualify as mineral
resources (MRZ-3a), or the area may have inferred deposits which may qualify as mineral
resources (MRZ-3b). At the time the EIR was prepared, mapping of the planning area was
insufficient in distinguishing between MRZ-3a and MRZ-3b.
Mining has not historically occurred within the planning area, thus the EIR determined that
mineral resources are present, but the significance of the resource is considered speculative.
There are no active mining sites in the City, nor are there future mining sites designated in the
General Plan.
Existing policies regulate the location and buffering of mining activities and are based on an
evaluation of noise, aesthetics, drainage, operating conditions, biological resources, topography,
lighting, traffic, operating hours, and air quality. The EIR determined that the General Plan update
would not result in the direct or indirect loss of availability of a known or locally important
mineral resource because of urbanization in the MRZ-3 area.
Analysis of the Proposed Project
The proposed residential land use designation for the site is similar to the approved land use in
the General Plan update. The Project does not propose mining activities and there are no mining
land uses or activities in the vicinity. The development of the site will be in accordance with the
requirements of the General Plan, City Development Code, and other applicable regulations.
Implementation of proposed Project would not result in any new impacts or increase the severity
of a previously identified significant impact as previously analyzed in the EIR. Overall impacts are
expected to the same those previously identified in the EIR. Therefore, implementation of the
proposed Project and General Plan Land Use Map amendment would not result in any new
adverse impacts or increase the severity of previously identified significant impacts in the
Certified EIR.
41
3.12. NOISE
Summary of Findings in the EIR
Traffic noise is the predominant noise source in the City according to the EIR. The three major
roadways that experienced the most traffic at the time of the EIR were Washington Street (over
40,000 vehicles per day) Monterey Avenue (over 40,000 vehicles per day), and Fred Waring Drive
(over 30,000 vehicles per day). Another substantial source of traffic noise is the 1-10 which
experiences high levels of truck traffic accounting for approximately 28% of the total daily traffic.
Land uses that are sensitive to noise include, but are not limited to, residences, schools, libraries,
churches, hospitals and nursing homes, and destination resort areas. Least sensitive to noise are
heavy commercial and industrial uses, transportation, communication and utility land uses.
Airport Noise
The Bermuda Dunes Airport is located 1.75 miles east of the City limits and the Palm Springs
International Airport is located approximately 7 miles northwest. These airports generate noise
due to air traffic and medical evacuation flights traversing to and from Desert Regional Medical
Center.
Train Noise
The Union Pacific Railroad lines are located immediately south of and parallel to 1-10, which also
generates substantial noise levels in the area. At the time of the EIR, the railroad was operating
up to 16 daytime trains daily (6am-6pm) and 14 nighttime trains (6pm-6am). Although intrusive,
train noise only occurs periodically and with limited duration.
Construction, Stationary, and Operational Noise Sources
The most common source of stationary and operational noise is industrial facilities, especially
those with loading and materials transfer areas, outdoor materials warehousing operations and
other acoustically unscreened operations. Industrial facilities with operations that generate
substantial noise are controlled by federal and state employee health and safety regulations, but
noise levels that extend beyond the facility's property line may exceed locally acceptable
standards.
Summary of Impacts
The EIR determined that noise impacts resulting from adoption and implementation of the
General Plan update would be less than significant with mitigation incorporated for construction
noise.
The City of Palm Desert has developed exterior land use compatibility standards that rate
compatibility using the terms normally acceptable, possibly acceptable, and normally
unacceptable, and also provide standards for interior acceptable noise levels. These standards
also establish maximum interior noise levels for new residential development, requiring that
sufficient insulation be provided to reduce interior ambient noise levels to 45 dBA CNEL/Ldn.
42
Noise standards and ambient noise thresholds would be applied on a case -by -case basis
according to location, development type, and associated noise sources. These standards are
intended to protect noise -sensitive land uses adjacent to stational noise sources. Construction
noise from development and redevelopment projects would be short term and exempt during
the hours of 7:00 a.m.to 5:30 p.m. weekdays and 8:00 a.m. to 5:00 p.m. Saturdays. The General
Plan Noise Element includes policies to limit exposure of noise sensitive land uses to excessive
noise levels from point sources, including construction activities. In addition, future development
projects are required to conduct project -level noise analysis.
Analysis of the Proposed Project
The proposed GPA would result in a lower intensity of development, and associated reduction in
stationary and mobile noise sources, insofar as less stationary equipment, such as HVAC units,
and fewer trips would occur. As a result, impacts associated with long term noise would be
reduced with implementation of the GPA, and further reduced with implementation of the
Project. Construction noise would be expected to be similar under both land use designations,
insofar as both will result in construction of the entire site. Because of the intensity of
development associated with the current land use designation, construction activities would
likely continue for a longer period, however.
The proposed Project will result in the development of the Montage Palm Desert Project and will
therefore be required to conduct a project -level noise analysis in conjunction with the
preparation of building plans. Construction activities associated with build out of the proposed
Project would be required to comply with mitigation measure NOI-1 of the EIR, which sets forth
best management practices for construction activities; the City's allowable construction hours,
and would also be temporary in nature. Since temporary construction noise is exempt from the
City's noise ordinance requirements, construction -related noise would result in less than
significant noise impacts. The same mitigation measures provided in the EIR would be required
for development of the Project to ensure that the noise impacts associated with construction
activities would be reduced to the maximum extent feasible. Therefore, construction -related
noise due to the proposed Project would not result in any new impacts or increase the severity
of a previously identified significant impact previously analyzed in the EIR.
Post -construction activities would be limited to residential operations and activities that would
not be expected to generate long-term or excessive groundborne noise or vibration. Operational
noise under the proposed Project is expected to be less than significant and less than that of
future buildout of the site under existing conditions due to reduced density and traffic to and
from the site. Long-term operations would not result in any new impacts or increase the severity
of a previously identified significant impacts as previously analyzed in the EIR.
The site is currently surrounded by residential developments and vacant lands. The site in not
located in proximity to a private air strip and is outside of the Bermuda Dunes Airport's 60-dBA
noise contour. There are no sources of excessive noise in the immediate Project vicinity that
would impact future residents. The most predominant noise sources in relation to the Project
43
site are traffic noise from Portola Avenue, 1-10, and Union Pacific Railroad, for which the site is
located within the existing and future 60 dBA contour. Portola Avenue is immediately east of the
site and the 1-10 and Railroad are approximately 0.6 miles north east. According to the EIR Table
4.12-1 Maximum Allowable Noise Exposure — Land Use Compatibility, normally unacceptable
exterior noise levels for single-family residential land uses is 71 dBA and higher. The EIR further
determined that noise levels (unmitigated) on Portola Avenue north of Frank Sinatra would be
68.0 at 100 feet from centerline, which is below the standard (EIR Table 4.12-4). Furthermore,
the construction of walls along the Portola frontage will provide an added reduction in noise
levels (up to 12 dBA) and assure that noise levels in private yards will be well below the City's
standard.
Overall, build out of the proposed Project will result in impacts that are lower than what was
analyzed for the General Plan update EIR, and with the implementation of General Plan policies
and EIR mitigation measures, will remain less than significant.
3.13. POPULATION, EMPLOYMENT, AND HOUSING
Summary of Findings in the EIR
Demographic Profile
According to the EIR, the City's 2015 population was 49,335, making Palm Desert the third largest
city in the Coachella Valley and the twelfth largest city in Riverside County, accounting for 2.2
percent of the county's total population. Between 2000 and 2014, the annual population growth
in Palm Desert was 662 persons per year, representing a 22.5 percent level of growth.
Housing Characteristics
The EIR determined there were approximately 38,167 housing units in Palm Desert in 2016, the
majority of which are detached single-family dwellings. At the time the EIR was prepared, the
City was experiencing a shift in housing construction patterns resulting in larger numbers of
multi -family housing units and mobile homes. The average household size in 2016 was 2.16
persons, which was smaller than in Riverside County as a whole (3.24 persons)
Approximately 40 percent of housing units in Palm Desert were vacant in 2016 compared to 13.9
percent countywide. Vacancy rates below 5 percent indicate a housing shortage in a community,
making Palm Desert's higher than normal vacancy rate seem to indicate either an oversupply of
housing or seasonal 'second' homes that are vacant for much of the year.
Employment
According to the EIR, there were 15,977 residents of Palm Desert in the labor force, while the
city's businesses employed a total of 25,630 people. Of employed residents, the largest age group
is 30-54 (53 percent), while those over 55 or under 29 each made up approximately one -quarter
of the employed residents. The largest segment of employees earned between $1,251 and
$3,333 per month (44 percent), followed by less than $1,250 (31 percent) and those earning more
than $3,333 (25 percent)
44
lobs/Housing Balance
A small number of people both live and work in the city (3,233), while the majority of employees
commute in from other communities (87 percent), and the majority of residents commute to
communities outside of Palm Desert for work (80 percent).
Summary of Impacts
The purpose of the General Plan update is to guide future development and redevelopment in
the City in a manner that would not substantially increase population growth either directly or
indirectly. According to the Southern California Association of Governments (SCAG) the City's
projected 2040 population is predicted to be 61,700 residents. The EIR determined that the
proposed General Plan land use concept would result in a population growth (61,691) consistent
with, and nearly identical to that projected by the Southern California Association of
Governments (SCAG). Planning for the SCAG estimated rate of growth ensures that the General
Plan will accommodate development and ensure the availability of land to accommodate future
conditions. The General Plan update land use map and overall concept was developed to
accommodate projected population increases and to take advantage of positive growth
opportunities. New development and infill development would not result in displacement of
housing or people.
The EIR determined that adoption and implementation of the updated General Plan would not
result in a substantial increase in population growth since the development potential anticipated
by the General Plan would be consistent with the SCAG 2040 forecast for population and
employment growth.
Overall, the EIR determined that adoption and implementation of the General Plan update would
accommodate anticipated growth and that potential impacts to population, employment and
housing would be less than significant.
Analysis of the Proposed Project
Under the proposed Project, residential density for the site is reduced from a maximum of 40
DU/AC to 8 DU/AC for total buildout potential of 920 units and 184 units, respectively. According
to 2019 US Census data, the City of Palm Desert has an average of 2.14 persons per household.'
Maximum buildout of the site would increase the population by 1,969 persons under current
conditions, and 394 under the proposed land use designation. The 1,575-population decrease
would bring the City's previous population total from 61,691 to 60,116, which is within SCAG's
2040 and 2045 population forecasts of 61,700 and 64,100, respectively.
Implementation of proposed Project would not result in any new impacts or increase the severity
of a previously identified significant impact as previously analyzed in the EIR. The purposed
General Plan amendment would lower the site's residential density, resulting in a reduced
population potential compared to existing conditions. The site is vacant and will not displace any
existing population or cause a need for additional housing elsewhere. Overall impacts are
8
US Census Bureau QuickFacts for Palm Desert city, California. July 1, 2019 population estimates.
45
expected to be less than those previously identified in the EIR. Therefore, implementation of the
proposed Project and General Plan Land Use Map amendment would not result in any new
adverse impacts or increase the severity of previously identified significant impacts in the
Certified EIR.
3.14. PUBLIC SERVICES AND UTILITIES
Summary of Findings in the EIR
This section addresses the following public services and utilities:
• Fire Protection
• Police/Law Enforcement
• Schools
• Parks and Recreation
• Library/Other Services
• Water Supply
• Wastewater
• Solid Waste
Fire Protection
The City of Palm Desert contracts with Riverside County Fire Department (RCFD) for fire
protection services. RCFD is one of the largest regional fire service organizations in the State of
California. At the time of the EIR, there were three fire stations within the City limits including
Station No. 33, No. 67, and Station No. 71. Additional fire support is available, when necessary,
from Station No. 55 in Indian Wells and from Stations No. 50 and No. 69 in Rancho Mirage.
RCFD services also include regional communications and dispatch. The department serves around
1,360,000 residents in an area spanning 7,200 square miles. In 2013, the RCFD responded to
133,536 total incidents, with 8,172 calls for service in Palm Desert. The average en -route -to -on -
scene response time was 3.6 minutes, with 86.2 percent of call response under 5 minutes. The
Insurance Services Office (ISO) property class rating for the RCFD fire stations in Palm Desert had
an ISO Class 3 rating, with Class 1 being the best level of service (and lowest fire insurance
premium cost) and Class 10 representing no service at all.
Adoption and implementation of the General Plan would naturally increase population and
number of structures in the City, thus increasing the need for fire protection services. The EIR
determined that the policies and actions set forth in the General Plan update would require the
City to continue to review fire protection facility and staffing needs and provide appropriate
adequate funding to meet those needs, and therefore impacts were considered less than
significant.
46
Law Enforcement Services
The City of Palm Desert Police Department (PDPD) is served under contract by the Riverside
County Sheriff's Department (RCSD) for police protection services. PDPD provides several law
enforcement services, such as general community policing, K-9 officers, Special Enforcement
Teams (SET), Business District Team (BDT), Burglary Suppression Unit, and school resource
officers. According to the EIR, the department operated with 81 staff members: 36 sworn patrol
staff, approximately 29 personnel dedicated to special teams, and 16 contract support staff.
Based on the City's 2016 population of 49,335 (per the California Department of Finance), Palm
Desert had an officer -to -population ratio of 1.4 sworn officers per 1,000 residents.
The Patrol Division responds to all calls for police placed through the 911 system or
nonemergency telephones. At the time of the EIR, the City was divided into five service or "beat"
areas: 30 Beat covered the business corridor along Highway 111; 32 Beat covered the southern
portion of the City; 34 Beat covered the portion of the City east of Cook Street and south of
Country Club Drive; 36 Beat covered the western portion of the City west of Cook Street and
south of Country Club Drive; and 38 Beat covered the portion of the City north of Country Club
Drive. The Project site is covered by 38 Beat.
The PDPD Traffic Division is a contract law enforcement division responsible for investigating
traffic collisions and conducting traffic enforcement and education programs throughout the
City. The Traffic Division included eight motorcycle enforcement program officers, one
commercial vehicle enforcement officer to investigate overweight, unsafe, or improper loads on
commercial vehicles, and one community services officer.
Adoption and implementation of the General Plan would naturally increase population in the
City, thus increasing the demand for police protection services, resulting in the need for
additional and/or expanded police protection facilities. The EIR determined that the policies and
actions set forth in the General Plan update would require the City to continue to provide funding
and adequate staffing, facilities, equipment, and technology to meet existing and projected
service demands and response times, and therefore impacts were considered less than
significant.
Schools
Public education services and facilities are provided to Palm Desert by the Desert Sands Unified
School District (DSUSD) and the Palm Springs Unified School District (PSUSD). The DSUSD
operates four elementary schools, one middle school, and one high school in the City. The PSUSD
provides education services to areas in the far north and south of the city and SOI. Areas of the
city north of Frank Sinatra drive are located within the PSUSD territory. Public schools are
supplemented by numerous private schools that provide early education to children of residents.
In addition, Palm Desert is home to four colleges and universities that provide a variety of
vocational and advanced education opportunities.
47
Adoption and implementation of the General Plan would naturally increase population in the
City, resulting in the need for additional and/or expanded school facilities. The EIR determined
that existing laws and regulations would require funding for the provision or expansion of new
school facilities to offset impacts from new residential or commercial/industrial development,
and therefore impacts were considered less than significant.
Parks and Recreation
The City of Palm Desert has a total of 163 acres of park lands, 23,060 acres of open space, and
6,834 acres of golf courses. the EIR determined that the City had an average of 3.23 acres of
parkland per 1,000 residents in 2014. The previous goals and standards for parkland identified in
the 2004 General Plan were 0.25 acres per 1,000 residents for mini parks, 1 acre per 1,000
residents for neighborhood parks, and 5 acres per 1,000 residents for community parks.
There are several large open space preserves within and around Palm Desert, including the Living
Desert, Coachella Valley Preserve, Fox Canyon, and the Santa Rosa and San Jacinto Mountains
National Park. There are also four main hiking trails located within (or partially within) the City
boundaries, including the Art Smith Trail, the Hopalong Cassidy Trail, the Randall Henderson Trial,
and the Herb Jeffries Trail, all of which are located in the Santa Rosa Mountains.
Adoption and implementation of the General Plan would naturally increase population in the
City, which would increase demand for parks and recreation services, resulting in the need for
additional and/or expanded parks and recreation facilities. The EIR determined that policies and
implementation actions in the General Plan update would require the provision of new parks and
recreation facilities and ongoing parkland maintenance to prevent deterioration, and therefore
impacts were considered less than significant.
Library Services
Libraries are considered a non -City service that experience increased demands as a result of
increased population. The EIR determined that implementation of General Plan update policies
would direct the provision of adequate facilities, staffing, equipment, technology, and funding to
meet existing and projected library service needs as demands grow with the increase in
population. Therefore, with implementation of the General Plan policies, this impact would be
less than significant.
Water Supply and Service
The Coachella Valley Water District (CVWD) provides services to the City. The City's water
demand is supplied by several sources, including groundwater, surface water from local streams,
imported water either from the State Water Project (SWP) or from the Colorado River via the
Coachella Canal, and recycled water. All drinking, or domestic water, comes from groundwater,
while water for irrigation comes primarily from recycled wastewater and the Colorado River. In
Palm Desert, CVWD maintains 32 active domestic wells, 13 domestic water reservoirs, and 19
domestic water booster stations.
48
From June 2013 to May 2014, Palm Desert customers used 28,899 acre-feet of water, with a daily
average consumption of 25.8 million gallons per day (mgd). CVWD factors in future land uses and
growth forecasts when projecting future water demands. In 2011, CVWD estimated that total
water demand in 2045 could range from 793,600 acre-feet per year (AFY) to 971,500 AFY with a
mid -range planning value of 885,400 AFY. The EIR determined that using the City's annual water
demand of 0.57 acre-feet per person (annual demand divided by current population), would
result in a total demand of approximately 44,908 AFY for Palm Desert in 2045.
According to the CVWD's Urban Water Management Plan (2011), the district had a baseline water
demand rate of 482 gallons per capita per day (gpcd). Water demand was estimated based on
the current and future projected population and CVWD current and future service area
population. The EIR determined that the proposed General Plan's projected increase in
population by 2035 would result in a 7 percent decrease of the forecast population for the entire
CVWD service area. Based on the baseline water demand rate of 482 gallons per capita (CVWD's
Urban Water Management Plan, 2011), and compliance with water supply and efficiency
measures and ordinances in the Municipal Code, future growth anticipated in 2035 under the
proposed General Plan would result in an increased demand of 4.9 million gallons per day (mgd).
Adoption and implementation of the General Plan would increase population in the City, which
would increase the water demand. The EIR determined that the increased population growth
projected from implementation of the General Plan update would be less than that anticipated
by the urban water management plans of water suppliers, and no new entitlements would be
needed. In addition, the City's pre -application review procedure and development review
process will determine the availability of water and sewer service and be confirmed by the
Coachella Valley Water District prior to the approval of any future development. Therefore, the
EIR determined impacts were considered less than significant.
Wastewater
The Coachella Valley Water District (CVWD) provides wastewater services to the City and
maintains five sewer lift stations within the City boundaries. Effluent from the City is conveyed
through sewer trunk lines (ranging from 4 to 24 inches) to CVWD's Cook Street water reclamation
plant (WRP 10), which has a capacity of 18 mgd. CVWD operates six water reclamation plants
(WRPs) in the valley. Recycled water from two of these facilities (WRP 9 and WRP 10) has been
used for golf course and greenbelt irrigation in the Palm Desert area, thereby reducing demand
on the groundwater basin. However, non -potable water demand typically exceeds available
water supplies.
The EIR determined that the General Plan update buildout population is projected to increase to
61,690 residents in 31,401 units. This is an increase of 11,905 residents and 8,049 units over the
population estimates at the time. Using a wastewater generation rate of 230 gallons per day per
capita, future growth anticipated under the proposed General Plan update would result in an
increased demand for wastewater treatment by approximately 2,738,150 million gallons per day.
This represent an approximately 12 percent increase in use for both WRP 7 and WRP 10, which
have a combined capacity of 23.0 mgd. The EIR determined this increase is not considered a
substantial increase in demand and would not exceed the capacity of the existing treatment
plants.
49
Actual expansion of any facilities would be subject to project -level environmental review. The
site -specific environmental impacts associated with the wastewater infrastructure
improvements needed to serve new development would be determined through project -level
CEQA analysis at such time as they are proposed for development and their design and alignment
were known.
Adoption and implementation of the General Plan would increase population in the City, which
would increase the water demand and amount of wastewater treated by CVWD. The EIR
determined that policies would require development projects to pay for their share of new sewer
infrastructure or improvements necessitated by that development. Additionally, the anticipated
increase in wastewater generated would not exceed the capacity of the existing treatment plants
or result in the need for the construction or expansion of water or wastewater treatment
facilities.
Overall, impacts from implementation of the General Plan update would result in less than
significant impacts.
Solid Waste
Solid waste disposal services in Palm Desert are provided by Burrtec, which hauls waste to the
Edom Hill Transfer Station in Cathedral City where it is then transported to Lambs Canyon in
Beaumont. Using Riverside County's factor of 0.41 tons per dwelling unit, the General Plan
update would generate an additional 12,874.41 tons of waste (31,401 du x 0.41 tons per du =
12,874.41 tons). The EIR determined that there is adequate capacity in the landfills receiving
waste generated in Palm Desert to accommodate these additional needs. Therefore, impacts
would be less than significant.
Analysis of the Proposed Project
The proposed GPA would result in a reduction in potential dwelling units from 920 to 184. This
change will also result in a corresponding reduction in population. These reductions will also
reduce demand from fire and police services, since fewer incidents would occur due to reductions
in density. Similarly, demand for domestic water and sanitary sewer services would be reduced
from those considered in the EIR, and concurrent reductions in impacts to water supplies and
wastewater treatment would be expected.
Similarly, impacts associated with libraries, schools and solid waste would be reduced with
implementation of the GPA, due to reductions in units and population requiring these services.
The proposed Project, which represents a further reduction in density, would further reduce
these impacts, as compared to that analyzed in the General Plan EIR.
Water
The 2015 Coachella Valley Water District Urban Water Management Plan projected a 2020 per
capita water demand rate of 554 gallons per day. Buildout of the GPA has a population potential
of 394, which would generate a water demand of 218,276 gallons per day (approx. 245 acre-feet
per year (AFY)). Buildout of the site under the current land use designation has a population
50
potential of 1,969, which would generate a demand of 1,090,826 gallons per day (approx. 1,222
AFY). Compared to existing conditions, the GPA would reduce the site's potential water demand
by 872,550 gallons per day, or 977 AFY. Project specific water demands for 63 units and 135
residents would further reduce water demand by an additional 143,486 gallons per day, for a
total of 74,790 gallons per day (approx. 84 AFY).
Wastewater
Using the wastewater generation rate of 230 gallons per day per capita, buildout of the GPA
would generate approximately 90,620 gallons per day, which is 362,250 gallons per day less than
buildout of the site under the exiting land use designation (452,870 gallons per day). Project
specific wastewater generation for 63 units and 135 residents would further reduce the
wastewater generation by an additional 59,570 gallons per day, for a total generation rate of
31,050 gallons per day.
Both the buildout of the GPA and the proposed Project will be required to comply with General
Plan policies, and regulations associated with CVWD water and wastewater use, solid waste
disposal, and school mitigation fees. These standards and conditions will serve to further reduce
impacts, when compared to those analyzed in the EIR.
Summary of Impacts
Implementation of proposed Project would not result in any new impacts or increase the severity
of a previously identified significant impact as previously analyzed in the EIR. Overall, impacts
are expected to be less than those previously identified in the EIR due to the reduction in
residential density and project population, thus a reduction in the projected public services
demands previously analyzed in the EIR. Therefore, implementation of the proposed Project and
General Plan Land Use Map amendment would not result in any new adverse impacts or increase
the severity of previously identified significant impacts in the Certified EIR.
3.15. TRANSPORTATION
Summary of Findings in the EIR
The transportation system within Palm Desert includes a mix of roadway systems, bicycle
systems, golf cart facilities, and public transit providing both local and regional services.
Roadway Network
Regional connectivity to the City is provided by Interstate 10, Highway 111, and State Route 74.
The General Plan Mobility Element identifies nine different roadway types in the City and are
classified according to their functional capacity and other characteristics, such as cross-section,
bicycle and pedestrian facilities, and speed management mechanisms. Roadway classifications
include Enhanced Arterial, Vehicular -Oriented Arterial, Balanced Arterial, Enhanced Secondary
Roadway, Secondary Street, Downtown Collector, and Collector Street. El Paseo, a key
commercial corridor that prioritizes property access and a high level of pedestrian amenities, is
assigned its own classification.
51
Level of Service (LOS) is a qualitative measure used to define the performance of a roadway
system. The desired and optimal level of service for intersections and roadway segments within
the City is LOS C; however, LOS D is considered the generally acceptable service level.
At the time the EIR was drafted, the segment of Portola Avenue adjacent to the Project site was
carrying a volume of 9,583 and operating at a LOS C or better.
Transit
The SunLine Transit Agency provides transit service in Palm Desert, including a demand -
responsive paratransit service. Six SunLine bus routes serve the City of Palm Desert: 20, 21, 32,
54, 70, 111, and Commuter Link 220. Service headways range from 20 minutes to 60 minutes
during the weekdays. Less frequent service is provided on nights and weekends. Qualifying
residents can utilize the SunLine Transit Agency's SunDial service, which is a curb -to -curb
paratransit service serving Coachella Valley residents unable to use regular bus service.
There are no transit stops within a one -mile radius of the Project Site.
Bicycle and Golf Cart Facilities
Bicycle and golf cart facilities consist of separated paths (Class I), striped lanes (Class II), shared
roadways (Class III), and shared sidewalks (Class S). Class I separated paths are generally planned
away from the roadway where cross flows with motor traffic are minimal. Class II striped lanes
are planned along Highway 74, major arterials, and connector streets in the vicinity of Highway
111. Class III shared roadways are planned on El Paseo, Shadow Mountain Drive, Town Center
Way, San Gorgonio Way, De Anza Way, and other roads.
When the EIR was prepared, there were no bicycle or golf cart facilities along the stretch of
Portola Avenue adjacent to the Project site.
Pedestrian Environment
Connections between roadways and transit facilities are provided through a network of sidewalks
and crosswalks. The EIR indicated that while there are effective pedestrian networks in the
commercial shopping centers in the City's core, but that there are areas the City where the
pedestrian network design and construction has been inconsistent, disjointed, and unconnected.
At the time the EIR was prepared, sidewalks along the segment of Portola Avenue in proximity to
the site were disconnected and only present where land was developed.
Summary of Impacts
The EIR assumed the following increases by General Plan buildout in 2040:
+7,365 households
+11,927 residents
+13,131 employees
+1,060 kindergarten through grade 12 enrollment
+12,000 college enrollment
52
According to the EIR, adoption and implementation of the General Plan update would degrade
peak hour operations from acceptable performance at 2 of 39 intersections and degrade daily
level of service from acceptable performance at 1 of 40 roadway segments to operate below the
LOS D standard in 2040, resulting in a potentially significant impact.
The impacted intersections and roadway are as follows:
Intersection: Washington Street and Country Club Drive (LOS E)
Intersection: Monterey Avenue & Dinah Shore Drive (LOS E)
Roadway Segment: Washington Street north of Country Club (LOS F)
For mitigation, the City shall implement Policy 1.7 (System Efficiency) to optimize traffic signals
at the intersections identified in the EIR. The City would continue to monitor each intersection
and implement mitigation measures when operation reaches unacceptable levels.
Implementation of the following mitigation measures would return the intersections and
roadway back to acceptable levels of service:
Intersection and Roadway Segment: Washington Street and Country Club Drive
• Optimize cycle length to 130 seconds,
• Provide an additional (fourth) southbound lane between 1-10 eastbound ramps and the
Country Club Drive intersection etc.
Intersection: Monterey Avenue & Dinah Shore Drive
• Optimize cycle length to 130 seconds,
• Provide an additional (third) eastbound left turn lane
Caltrans Performance Standards
The EIR determined that adoption and implementation of the General Plan update would conflict
with Caltrans traffic study guidelines by resulting in acceptable performance at the single Caltrans
intersection in Palm Desert but contributing to unacceptable performance along six freeway
segments. Results of the traffic study showed that all six segments of Interstate 10 forming the
northern City boundary are anticipated to perform below the LOS C performance standard by
2040.
The EIR determined that in order to mitigate these deficiencies, all six intersection segments
would require complete reconstruction of the freeway to include additional travel lanes. This
action would require significant right of way acquisition, which is partly constrained by the
railroad tracks parallel to Interstate 10. Furthermore, the facilities are not controlled by the City
of Palm Desert, and therefore the City could not require, fund, or construct these additional
lanes. Therefore, the EIR determined that impacts were significant and unavoidable.
53
Riverside County Congestion Management Program
The EIR determined that adoption and implementation of the General Plan update would not
conflict with the Riverside County Congestion Management Program (CMP) because all CMP
intersections and roadways would maintain the level of service standard (LOS E) at buildout.
Impacts were less than significant.
Adjacent Jurisdictions' Performance Standards
The EIR determined that adoption and implementation of the General Plan update would not
conflict with the performance standards of jurisdictions adjacent to Palm Desert because the
level of service standards for facilities in adjacent jurisdictions (Rancho Mirage, Indian Wells, La
Quinta, and Riverside County) would be maintained. Impacts were less than significant.
Air Traffic Patterns
The General Plan update does not propose land uses that could cause substantial safety risks for
or from air operations. Additionally, no comments regarding land uses were received from the
Airport Land Use Commission (ALUC) during the NOP process. Therefore, the EIR determined
impacts were less than significant.
Emergency Access
The EIR determined that implementation of current state and federal regulations (for example,
those regulations and standards applicable to roadway design, police protection, fire department
access, etc.), combined with Palm Desert General Plan policies, would reduce the potential
impacts on emergency preparedness and emergency access in the City. Impacts were less than
significant.
Public Transit, Bicycle, and Pedestrian Facilities
The General Plan update is designed to support the maintenance and expansion of transit,
bicycle, and pedestrian facilities consistent with adopted local and regional plans. The EIR
determined that implementation of the General Plan Mobility Element's proposed circulation
network and policies, impacts to pedestrian, bicycle, and transit facilities would be less than
significant.
Analysis of the Proposed Project
The Montage Palm Desert Project proposes 63 residential units, however the GPA would
facilitate a buildout potential of up to 184 units on the 23-acre site. Using the 10th Edition ITE Trip
Generation, daily rates of 7.32 trips per multi -family unit and 9.44 trips per single-family unit, the
GPA and proposed Project would generate 1,347 and 595 daily trips, respectively. Development
of the site under existing conditions has a buildout potential of up to 920 multi -family units,
generating 6,735 daily trips.
54
Table 8
Trip General Comparisons
Buildout Scenario
Trip Rate/DU
DU
AM Peak PM Peak
Total Total
Daily
Existing GP LU
GPA Buildout
Proposed Project
7.32
7.32
9.44
920
184
63
GPA Variance from Existing -736
Proposed Project Variance from Existing -857
424
85
47
-339
-377
516
104
63
-412
-453
6,735
1,347
595
-5,388
-6,140
As shown in the table above, the GPA and proposed Project would significantly reduce daily trips
and peak hour trips when compared to existing conditions. The nearest intersection to be
impacted by buildout of the General Plan is Monterey Avenue & Dinah Shore Drive (LOS E at
buildout), located approximately 1.7 miles north east of the Project site. Due to the site's distance
from this intersection and overall reduction in peak hour trips, it is anticipated that the LOS
previously projected for the roadways and intersections near the Project site would be improved
as compared to the existing conditions analyzed in the EIR. As such, no new traffic impacts
beyond those previously disclosed in the EIR would occur as a result of the GPA and proposed
Project, and will not require any new mitigation measures.
Riverside County Congestion Management Program
The EIR determined that adoption and implementation of the General Plan update would not
conflict with the Riverside County Congestion Management Program (CMP) because all CMP
intersections and roadways would maintain the level of service standard (LOS E) at General Plan
buildout. Buildout of the GPA and proposed Project would significantly reduce peak hour and
daily trips, thus improving upon local LOS, and therefore will not conflict with the CMP.
Transit
Currently there are no transit stops within a one -mile radius of the Project site. However, transit
services will be expanded as vacant lands in the area develop, including University Park to the
east, which will increase the demand for transit as the service population grows.
Bicycle and Golf Cart Facilities
When the EIR was prepared, there were no bicycle or golf cart facilities along the stretch of
Portola Avenue adjacent to the Project site. Since the EIR, bicycle lanes are now available along
Portola Avenue for future residents' use. Golf carts are not permitted on Class 3 roadways,
including Portola Avenue, however golf carts are permitted along most local roadways and will
be permitted within the future residential development.
Pedestrian Environment
Development of the Project site under any scenario will require improvements along Portola
Avenue, which includes the installation of a sidewalk that will connect to the existing, previously
disjointed sidewalk segments north and south of the property. Also, sidewalks within the
55
proposed development will extend into the neighborhood along Shepherd Lane to promote
neighborhood connectivity. Development of the Project will help improve the previously
inconsistent, disjointed, and unconnected pedestrian network in the Project area.
Air Traffic Patterns
The Project and the GPA do not propose land uses that could cause substantial safety risks for or
from air operations. Therefore there will be no impacts.
Emergency Access
Similar to findings in the EIR, implementation of current state and federal regulations and
standards applicable to roadway design, police protection and fire department access, combined
with Palm Desert General Plan policies, would reduce the potential Project related impacts on
emergency access. Impacts are less than significant.
Summary of Impacts
Implementation of proposed Project would not result in any new impacts or increase the severity
of a previously identified significant impact as previously analyzed in the EIR. Overall impacts are
expected to be less than those previously identified in the EIR due to the reduction in residential
density and population, thus putting less stress on the transportation network's service levels.
Therefore, implementation of the proposed Project and General Plan Land Use Map amendment
would not result in any new adverse impacts or increase the severity of previously identified
significant impacts in the Certified EIR.
56
APPENDIX A
Air Quality and GHG Emissions
CaIEEMod Outputs
(Available for review
at
City of Palm Desert
Planning Department)
A
[This page has intentionally been left blank.]
CITY OF PALM DESERT
PALM DESERT PLANNING COMMISSION
PRELIMINARY MINUTES
TUESDAY, MAY 4, 2021 — 6:00 P.M.
ZOOM VIRTUAL MEETING
I. CALL TO ORDER
Chair John Greenwood called the meeting to order at 6:00 p.m.
II. ROLL CALL
Present: Absent:
Chair John Greenwood
Vice -Chair Nancy DeLuna
Commissioner Ron Gregory
Commissioner Lindsay Holt
Also Present:
Commissioner Joseph Pradetto
Craig Hayes, Assistant City Attorney
Eric Ceja, Deputy Director of Development Services
Kevin Swartz, Associate Planner
Nick Melloni, Associate Planner
Christina Canales, Land Development Technician
Monica O'Reilly, Management Specialist II
III. PLEDGE OF ALLEGIANCE
Commissioner Lindsay Holt 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 April 6, 2021.
Rec: Approve as presented.
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION MAY 4, 2021
Upon a motion by Vice -Chair DeLuna, seconded by Commissioner Gregory, and a 4-
0 vote of the Planning Commission, the Consent Calendar was approved as presented
(AYES: DeLuna, Greenwood, Gregory, and Holt; NOES: None; ABSENT: Pradetto).
VII. CONSENT ITEMS HELD OVER
None
VIII. NEW BUSINESS
None
IX. CONTINUED BUSINESS
None
X. PUBLIC HEARINGS
A. REQUEST FOR CONSIDERATION of a recommendation to the City Council for
approval of a General Plan Amendment to establish a lower density, Tentative Tract
Map 37993, and a Precise Plan for the subdivision of 23.4 vacant acres into 63 single-
family residential detached lots located at the intersection of Julie Drive and Shepherd
Lane; and adoption of an Addendum to the Palm Desert General Plan Environmental
Impact Report (SCH No. 2015081020) in accordance with the California
Environmental Quality Act (CEQA). Case Nos. GPA/PP 21-0001 and TPM 37993 (GHA
Montage P.D., LLC, Cathedral City, California, Applicant).
Associate Planner Kevin Swartz presented the staff report (staff report(s) is available at
https://www.citvofpalmdesert.ora/our-citv/committees-and-commissions/planning_
commission -information -center). Staff recommended approval and offered to answer any
questions. The applicant and his team are also present to answer any questions.
Commissioner Ron Gregory inquired if the adjacent vacant rectangular property would
remain zoned a Town Center Neighborhood (TCN).
Mr. Swartz replied yes.
Commissioner Holt asked if the Fire Department did not require a secondary access for
the proposed project.
Mr. Swartz responded that the Fire Department reviewed the project and they did not
require a secondary access.
Chair Greenwood asked if the applicant addressed the Architectural Review
Commission's (ARC) comments and were incorporated into the proposed project
presented by staff.
Mr. Swartz replied that is correct, noting that the final drawings would go back to the ARC
for review and approval.
2
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION MAY 4, 2021
Chair Greenwood inquired if there was any discussion to continue Shepherd Lane.
Mr. Swartz answered that it was not discussed for this project, noting that the City never
wanted a full connection from Gerald Ford Drive to Frank Sinatra Drive.
Chair Greenwood declared the public hearing open and invited public testimony FAVORING
or OPPOSING this matter.
MARIO GONZALES, the applicant, Cathedral City, California, thanked staff and the
Commission for their time. He briefly spoke of GHA's past projects and the proposed
project. He stated that they responded to the ARC comments and comments by a
homeowner regarding the trees. He also stated that they agree to all the conditions of
approval. He and his team were available to answer any questions.
Chair Greenwood asked if there is a pedestrian connection to the adjacent neighborhood
along Retention A.
MR. GONZALES responded that there is an easement for a water and sewer line. They
are proposing to install a gate, and residents would be able to go north to Gerald Ford
Drive.
Chair Greenwood asked if there is pedestrian circulation to Portola Avenue by the open
space and Lot 50.
MR. GONZALES responded that they are proposing a small pedestrian gate that would
be governed by the homeowners' association.
Chair Greenwood noted the General Plan Amendment and asked the applicant why they
felt the need to change the zone to a Conventional Suburban Neighborhood.
MR. GONZALES said that they built Genesis at Portola Avenue and Dinah Shore Drive
that had small, medium, and large lots. They received many requests for bigger lots and
yards, and they felt that the proposed project was the highest and best use to have larger
lots. He noted that the lots a block over to the east are going from 4,800 to 6,000-6,500
square feet. He stated that the density for the project is consistent with the neighborhood.
Commissioner Gregory said that a couple of the trees selected would not provide any
shade, which he would address later. He mentioned there was a lighting plan in the
package. He asked if there is a conflict with the Dark Sky Ordinance if there still is an
ordinance.
MR. GONZALES commented that typically they have front yard and garage lighting. They
have photocell lighting that is required by Title 24. If there is a conflict with the Dark Sky
Ordinance, they are open to discuss the ordinance and make adjustments.
Commissioner Gregory asked if tree substitutions would only be made on Julie Drive.
MR. GONZALES replied yes.
3
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION MAY 4, 2021
MS. NIKI WU, the landscape architect, commented that after receiving a comment from a
neighbor, they proposed smaller trees that could survive in the desert. If there are better
tree recommendations, they would make any modifications necessary.
Deputy Director of Development Services Eric Ceja stated that the City's lighting
standards have not changed and proper shielding for all lighting sources is required. He
noted that this proposal would come back for the subdivision final map. If there are
concerns with lighting, it would be appropriate for staff to continue evaluating the proposal
considering it is a recommendation to the City Council.
MRS. MARYJO KALAMON, a neighbor, asked for the pad heights on Street D. She voiced
her concern about possibly losing their privacy if the pads are too high.
MR. GONZALES responded that they have proposed a landscape buffer so no one should
be able to look over the wall. He stated that they are very sensitive to privacy, noting that
they do not have a problem adding a block to the block wall.
MRS. KALAMON mentioned that where the buffer wall is located there are beautiful old
creosote plants and asked if they would be removed.
MR. GONZALES apologized and replied yes, stating that they have to prepare the ground
for development. However, they would be replacing the creosote plants with nice new
plantings.
MRS. KALAMON commented that overall she is pleased with the project, commenting
that she enjoyed watching the road runners, critters, and the creosote plants. It was her
personal park for 20 years and understood that changes must happen to develop the
project.
MR. GONZALES thanked the Planning Commission and they look forward to bringing this
project to Palm Desert with larger lots.
With no further testimony offered, Chair Greenwood declared the public hearing closed.
Commissioner Gregory congratulated Mr. Gonzales on a very nicely done plan. He felt
Mr. Gonzales has been sensitive to the neighbors' concerns. He felt that it makes sense
for the proposed project to conform to the north and south neighborhoods and would vote
in favor of the project. However, he would like the landscape architect to contact him
regarding the trees. He stated he would be happy to help.
MR. JACK HAYDEN, the principal landscape architect, stated that they would welcome
working with Commissioner Gregory.
Chair Greenwood asked Commissioner Gregory if he is recommending the first or second
landscape proposal to the City Council.
Mr. Swartz interjected that the Planning Commission could recommend a third option,
which would be Commissioner Gregory to work with the landscape architect, and City
staff would present the new landscape plan to the City Council.
4
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION MAY 4, 2021
Vice -Chair Nancy DeLuna asked if it would be an added condition to the motion.
Mr. Swartz replied yes.
Vice -Chair DeLuna moved to waive further reading and adopt Planning Commission
Resolution No. 2790, recommending approval to the City Council for Case Nos. GPA/PP 21-
0001 and TTM 37993, subject to the conditions of approval and the applicant consulting with
City staff and Planning Commissioner Gregory regarding the selection of trees along the
exterior perimeter and within the median along Julie Drive prior to the case going to the City
Council; and adopted an Addendum to the Palm Desert General Plan Environmental Impact
Report (SCH No. 201508020). The motion was seconded by Commissioner Gregory and
carried by a 4-0 vote (AYES: DeLuna, Greenwood, Gregory, and Holt; NOES: None;
ABSENT: Pradetto).
B. REQUEST FOR CONSIDERATION to approve a Precise Plan of design and
Conditional Use Permit to convert the existing office building into four office use
tenants, including an exterior remodel, a new 850-square-foot addition to the second
floor, and a new 631-square-foot garage located at 74330 Alessandro Drive; and
adoption of a Notice of Exemption in accordance with the CEQA. Case No. PP/CUP
20-0006 (Prest Vuksic Greenwood Architects, Palm Desert. California, Applicant).
Chair Greenwood recused himself, stating that his firm is the applicant. He left the Zoom
meeting and Vice -Chair DeLuna moved forward with the hearing.
Mr. Swartz presented the staff report. Staff recommended approval and offered to answer
any questions.
Vice -Chair DeLuna commented that she met with the applicant and discussed the nature of
the businesses and whether or not the businesses would generate a lot of customers. She
asked if there would be a lot of customers.
Mr. Swartz responded that the use is for this project is only for professional uses and not
medical uses, noting that typically medical uses consume more parking.
Commissioner Gregory asked what is on the other side of Santa Ynez Avenue.
Mr. Swartz responded that it is a retail area that includes a tattoo parlor, a massage parlor,
and other retail uses. He noted that staff provided a notice of the public hearing and staff did
not receive any comments or concerns.
Commissioner Holt inquired how would the City restrict medical use for the proposed project.
Mr. Swartz replied that the zone prohibits medical offices.
Commissioner Holt asked what separates the property from the apartment complex.
5
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION MAY 4, 2021
Mr. Swartz said there is an existing block wall and believed it is six feet tall. However, the
applicant could confirm the height. He noted that they are proposing landscaping to screen
the apartments.
Vice -Chair DeLuna declared the public hearing open and invited public testimony FAVORING
or OPPOSING this matter.
MR. JOHN VUKSIC, the applicant, mentioned that Mr. Sanin, the property owner was
unable to join the meeting. He is available by phone if the Commission had any questions
for him.
Commissioner Gregory asked what the hedge material is that would be used between the
fence and the building.
MR. RANDY PURNEL, the landscape architect, responded that the hedge is Japanese
Blueberry along the north and west side of the property line.
Commissioner Gregory asked if the hedge would fry with the afternoon sun and reflective
background. He said that he has been coming down hard on two-story buildings next to
residential uses and would like to see something that would soften up the building from
the residences.
MR. PURNEL said that there is an opportunity for some reflective heat on a two-story
building, noting that he is sensitive to long-term maintenance and water use.
Commissioner Gregory said he wants to make sure whatever plant is planted that it is
somewhat taller than the wall and it is softening the view of the building.
With no further testimony offered, Vice -Chair DeLuna declared the public hearing closed.
Commissioner Gregory thought that the project is a marvelous design and a tremendous
upgrade from what was there before and would be an asset to the neighborhood. He felt
the type of use would work well in that location and the landscape is great.
Commissioner Holt believed that the property has been vacant for some time and felt it is
a great improvement. She also felt that the neighbors would love the project. She is
looking forward to seeing this project come to fruition.
Vice -Chair DeLuna concurred with Commissioners Gregory and Holt.
Commissioner Gregory moved to waive further reading and adopt Planning
Commission Resolution No. 2791, approving Case No. PP/CUP 20-0006, subject to the
conditions of approval; and adopt a Notice of Exemption. The motion was seconded by
Commissioner Holt and carried by a 3-0 vote (AYES: DeLuna, Gregory, and Holt; NOES:
None; ABSENT: Greenwood and Pradetto).
XI. MISCELLANEOUS
None
6
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION MAY 4, 2021
XII. COMMITTEE MEETING UPDATES
A. ART IN PUBLIC PLACES
Commissioner Holt reported that three Commission members have terms ending in June.
If they know of anyone interested in applying, they could contact the City Clerk's office.
Additionally, the Commission is reviewing art for the San Pablo roundabout.
When selecting art for the north end of San Pablo, Vice -Chair DeLuna commented that it
might be beneficial to have something substantial to slow down traffic for safety reasons.
B. PARKS & RECREATION
Mr. Ceja reported that the Commission made a recommendation to the City Council to
name a bench at Hovley Soccer Park honoring Mr. Paul Thompson who recently passed
away. They also approved replacing the shade structure at the dog park that was
damaged by the wind.
XIII. REPORTS AND REMARKS
None
XIV. ADJOURNMENT
With the Planning Commission concurrence, Chair Greenwood adjourned the meeting at
7:10 p.m.
JOHN GREENWOOD, CHAIR
ATTEST:
ERIC CEJA, SECRETARY
MONICA O'REILLY, RECORDING SECRETARY
7
[This page has intentionally been left blank.]
MINUTES
ARCHITECTURAL REVIEW COMMISSION
MARCH 23, 2021
B. PRELIMINARY PLANS
1. CASE NO: GPA/TTM/PP21-0001
NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a
recommendation to approval of a General Plan Amendment, Tentative Tract
Map, and a Precise Plan (GPA/TTM/PP21-0001) for a 63-unit subdivision.
APPLICANT AND ADDRESS: GHA Montage P.D., LLC / GHA Communities,
30-875 Date Palm Drive, Suite C-2, Cathedral City, CA 92234
LOCATION: APN's 694-300-001, -002, -005, -014, -015, Intersection of Julie
Dr. and Shepard Lane ZONE: PR-20
Deputy Director of Development Services, Eric Ceja, presented the item. The
applicant gave a presentation which provided further details of their plans.
In response to inquiry by Commissioner Levin, the applicant confirmed the homes
will be governed by a Home Owner's Association (HOA) who will continue
maintenance of the landscape for the property. Vice Chair Lambell inquired about
the size of the trees proposed in the plan and advised the trees used will need to
be an appropriate size to withstand the high winds that are experienced in this
area. In response, the applicant stated the presence of high winds were considered
during the plant selection and they will continue to be mindful of the high winds for
the final plant selection. Vice Chair Lambell asked about the brick cap proposed
for the perimeter wall, adding that she did not think it was a good option and should
consider other alternatives. Applicant advised the brick cap image was provided
as an option for the presentation, however, they are still exploring options for the
material which will be used to cap the perimeter wall.
Commissioner Vuksic complimented the applicant for their landscaping plan. He
further commented the homes which have street exposed side elevations should
have an enhanced feature. Commissioner Vuksic stated the gable roof for the
Spanish "Q" plan one option has a wide span and discouraged building two of this
model side by side. Commissioner McAuliffe complimented the design team for
the quality of the project.
In response to inquiry by Commissioner Levin, Mr. Ceja stated pilasters will be
used along the perimeter wall facing Portola Avenue where each property line
meets. The applicant requested the Commissions preference for the use of one or
two blocks for the pilasters. Commissioner Vuksic commented he preferred the
placement of the pilasters at the property line and recommended the use of two
blocks so it appears purposefully designed. The applicant agreed noting this will
also add some dimensionality. In response to the applicant's inquiry,
Commissioner McAuliffe stated keeping the columns flush would be acceptable.
Commissioner Vuksic recommended the wall step at the pilaster versus in between
pilasters. Applicant agreed with the recommendation and stated they would be
mindful of this request.
5
MINUTES
ARCHITECTURAL REVIEW COMMISSION MARCH 23, 2021
Commissioner Vuksic expanded on a previous comment adding the gable roof
option should not be built where the side elevation is street exposed. Discussion
on options to consider that would enhance the side elevation ensued which
concluded with the applicants agreement to add an enhancement feature to the
side elevation, providing particular attention to Lot 56, and at the request of Vice
Chair Lambell, Lot 63 as well.
Upon a motion by Commissioner Vuksic, seconded by Commissioner Levin,
and a 5-0 vote of the Architectural Review Commission, Case No. GPA/TTM/PP21-
0001 is approved, subject to the following: 1) Consider comments provided by the
Commission 2) Plant selection should be durable enough to withstand high winds;
3) Applicant should consider alternative options for the perimeter wall cap; 4) An
enhanced feature should be added to homes which have street exposed side
elevations; 5) The Spanish "Q" plan one option should not be built side by side;
and 6) An enhanced feature should be added to a street exposed side elevation
for the Spanish "Q" plan one option, with particular attention to Lots 56 and 63.
(AYES: Lambell, Levin, McAuliffe, Van Vliet, and Vuksic; NOES: None; ABSENT;
McIntosh).
2. CASE NO: PP 21-0004
NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a
recommendation to the Planning Commission for approval of PP 21-0004 for a
270-unit apartment project.
APPLICANT AND ADDRESS: Pacific West Communities, Inc., 430 East State
Street, Suite 100, Eagle, ID 83616
LOCATION: APN 694-310-006, Southwest corner of Gerald Ford Drive and
Rembrandt Parkway ZONE: PR-20
Deputy Director of Development Services, Eric Ceja, presented this item. The
applicant gave a presentation which provided further details of their plans.
Commissioner Levin expressed concern for the lack of parking for the pool amenity
noting tenants have no choice but to walk. Applicant advised this was taken into
consideration which is why they focused on creating pleasant pedestrian walkways
throughout the project and to the amenities on the property. Commissioner Levin
advised tenants would most likely use the pool during the summer which provides
extreme weather and felt parking spots should be made available for tenants that
are housed further from the amenities. Vice Chair Lambell agreed with
Commissioner Levin's comments. Mr. Ceja commented the addition of parking in
this area could affect the site plan and may impact the landscaping space.
Chair Van Vliet asserted the landscaping appeared sparse considering the height
of the proposed buildings. Applicant shared the full landscaping plan and advised
the Commission the landscaping along Gerald Ford was designed to reflect the
landscaping already established in the area and added the remainder of the
property is generously landscaped.
6
CITYOF PD[MDES[RT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346--0611
info@cityofpalmdesert.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. GPA21-0001, PP21-0001, TTM 37993, and Addendum to the City's EIR, SCH No.
2015081020
NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT CITY COUNCIL TO
CONSIDER A REQUEST BY GHA MONTAGE P.D., LLC/GHA COMMUNITIES FOR APPROVAL
OF A GENERAL PLAN AMENDMENT, A PRECISE PLAN APPLICATION, AND TENTATIVE
TRACT MAP 37993 TO SUBDIVIDE A 23.28 ACRE PARCEL INTO 63 SINGLE-FAMILY
RESIDENTIAL LOTS; AND AN ADDENDUM TO THE CITY OF PALM DESERT'S GENERAL
PLAN ENVIRONMENTAL IMPACT REPORT (EIR, SCH NO. 2015081020) 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 the
California Environmental Quality Act (CEQA), finds that the proposed project is in accordance
with the California Environmental Quality Act (CEQA), this Addendum analyzes the proposed
General Plan amendment (GPA) and the Project entitlement applications and demonstrates that
all potential environmental impacts associated with the proposed Project at buildout would be
within the envelop of impacts already evaluated in the approved EIR.
Project Location/ Description:
Proiect Location: The Project site consists of 23± acres located at the northwest corner of Portola
Avenue and Julie Drive, consisting of five Assessor's Parcels: 694-300-001, -002, -005, -014, and
-015
Proiect Description: A General Plan Amendment to change the project site's land use designation
from Town Center Neighborhood to Conventional Suburban Neighborhood, and TTM 37993 to
subdivide 23.28 acres into 63-single-family residential lots.
Recommendation: Staff is recommending approval of the project, subject to conditions of
approval.
Public Hearing: The public hearing will be held before the City Council on June 10, 2021, at 4:00
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://palmdesert.zoom.us/i/83367449572?pwd=NE1laO1 Uam5wZXIPOC9KUVZTUVZi0T09
Comment Period: The public comment period for this project is from June 1, 2021, to June 10,
2021.
Public Review: The project applications are available for public review Monday through Friday
from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Mr. Kevin Swartz. Please submit
written comments to the Planning Department. If any group challenges the action in court, the
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 City Council hearing. All comments and any
questions should be directed to:
Kevin Swartz, Associate Planner
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760) 346-0611
kswartz@cityofpalmdesert.org
PUBLISH: DESERT SUN
June 1, 2021
M. GLORIA SANCHEZ, ACTING CITY CLERK
CITY COUNCIL SECRETARY
[This page has intentionally been left blank.]
PROJECT TEAM
OWNER / DEVELOPER
GHA COMMUNITIES
GHA MONTAGE P.D. LLC
30875 DATE PALM DRIVE, SUITE C2
CATHEDRAL CITY, CA 92234
P H . 760-969-1400
ARCHITECT
WOODLEY ARCHITECTURAL GROUP, INC.
2943 PULLMAN STREET, SUITE A
SANTA ANA, CA 92705
P H . 949-553-8919
CONTACT: DEBRA FALESE
LANDSCAPE ARCHITECT
C2 COLLABORATIVE
100 AVENIDA MIRAMAR
SAN CLEMENTE, CA 92672
PH. 949-366-6624
CONTACT: JACK HADEN
CIVIL ENGINEER
MDS CONSULTING
41865 BOARDWALK SUITE 218
PALM DESERT, CA 92211
P H . 760-674-5776
CONTACT: CHRIS BERGH
GMEP ENGINEERS
26439 RANCHO PARKWAY SOUTH, SUITE 120
LAKE FOREST, CALIFORNIA 92630
CONTACT: JOSE OBUSAN
GHA COMPANIES
A-1
A-2
A-3
A-4
A-5
A-6
A-7
A-8
A-9
A-10
A-11
A-12
A-13
A-14
A-15
A-16
A-17
A-18
A-19
A-20
A-21
A-22
A-23
A-24
A-25
A-26
A-27
A-28
A-29
A-30
A-31
A-32
A-33
A-34
A-35
`LX' PLAN ONE FLOOR PLAN
`LX' PLAN ONE STANDARD FRONT ELEVATIONS
`LX' PLAN ONE
`LX' PLAN ONE
`LX' PLAN ONE
`LX' PLAN ONE
`LX' PLAN ONE
`LX' PLAN ONE
`LX' PLAN ONE
`LX' PLAN ONE
SPANISH RIGHT & LEFT 'A' ELEVATIONS
SPANISH REAR 'A' ELEVATION
MEDITERRANEAN RIGHT & LEFT 'B' ELEVATIONS
MEDITERRANEAN REAR 'B' ELEVATION
MODERN RIGHT & LEFT 'C' ELEVATIONS
MODERN REAR 'C' ELEVATION
ENHANCED ELEVATIONS
OPT CASITA FLOOR PLAN
`LX' PLAN ONE WITH CASITA FRONT ELEVATIONS
`LX' PLAN ONE
`LX' PLAN ONE
`LX' PLAN ONE
`LX' PLAN ONE
`LX' PLAN ONE
`LX' PLAN ONE
`LX' PLAN ONE
MONTAGE
PALM DESERT, CALIFORNIA
SHEET INDEX
ARCHITECTURAL
SPANISH I OPT CASITA RIGHT & LEFT 'A' ELEVATIONS
SPANISH OPT CASITA REAR 'A' ELEVATION
MEDITERRANEAN I OPT CASITA RIGHT & LEFT 'B' ELEVATIONS
MEDITERRANEAN OPT CASITA REAR 'B' ELEVATION
MODERN I OPT CASITA RIGHT & LEFT 'C' ELEVATIONS
MODERN I OPT CASTIA REAR 'C' ELEVATION
ENHANCED ELEVATIONS
`LX' PLAN TWO FLOOR PLAN
`LX' PLAN TWO OPTIONS FLOOR PLAN
`LX' PLAN TWO WITH & W/O CASITA FRONT ELEVATIONS
`LX' PLAN TWO
`LX' PLAN TWO
`LX' PLAN TWO
`LX' PLAN TWO
`LX' PLAN TWO
`LX' PLAN TWO
`LX' PLAN TWO
`LX' PLAN TWO
`LX' PLAN TWO
`LX' PLAN TWO
`LX' PLAN TWO
`LX' PLAN TWO
`LX' PLAN TWO
SPANISH RIGHT & LEFT 'A' ELEVATIONS
SPANISH REAR 'A' ELEVATION
MEDITERRANEAN RIGHT & LEFT 'B' ELEVATIONS
MEDITERRANEAN REAR 'B' ELEVATION
MODERN RIGHT & LEFT 'C' ELEVATIONS
MODERN REAR 'C' ELEVATION
OPT CASITA FLOOR PLAN
SPANISH I OPT CASITA RIGHT & LEFT 'A' ELEVATIONS
SPANISH I OPT CASITA REAR 'A' ELEVATION
MEDITERRANEAN I OPT CASITA RIGHT & LEFT 'B' ELEVATIONS
MEDITERRANEAN I OPT CASITA REAR 'B' ELEVATION
MODERN I OPT CASITA RIGHT & LEFT 'C' ELEVATIONS
MODERN I OPT CASTIA REAR 'C' ELEVATION
`Q' PLAN ONE FLOOR PLAN
pE
ENGINEERS
I IOLUUV
Hcg
PLANNERS
MORSE
SCHULTZ
41865 Boardwalk,
Suite 218
Palm Desert, CA 92211
Voice: 760-674-5776
ENGINEERS SURVEYORS
A-36
A-37
A-38
A-39
A-40
A-41
A-42
A-43
A-44
A-45
A-46
A-47
A-48
A-49
A-50
A-51
A-52
A-53
A-54
A-55
A-56
A-57
A-58
A-59
A-60
A-61
A-62
A-63
A-64
A-65
A-66
A-67
A-68
A-69
A-70
`Q' PLAN ONE STANDARD FRONT ELEVATIONS
`Q' PLAN ONE
`Q' PLAN ONE
`Q' PLAN ONE
`Q' PLAN ONE
`Q' PLAN ONE
`Q' PLAN ONE
`Q' PLAN ONE
`Q' PLAN ONE
SPANISH RIGHT & LEFT 'A' ELEVATIONS
SPANISH REAR 'A' ELEVATION
MEDITERRANEAN RIGHT & LEFT 'B' ELEVATIONS
MEDITERRANEAN REAR 'B' ELEVATION
MODERN RIGHT & LEFT 'C' ELEVATIONS
MODERN REAR 'C' ELEVATION
ENHANCED ELEVATION
OPT CASITA FLOOR PLAN
`Q' PLAN ONE WITH CASITA FRONT ELEVATIONS
`Q' PLAN ONE
`Q' PLAN ONE
`Q' PLAN ONE
`Q' PLAN ONE
`Q' PLAN ONE
`Q' PLAN ONE
`Q' PLAN ONE
SPANISH I OPT CASITA RIGHT & LEFT 'A' ELEVATIONS
SPANISH I OPT CASITA REAR `A' ELEVATION
MEDITERRANEAN I OPT CASITA RIGHT & LEFT 'B' ELEVATIONS
MEDITERRANEAN I OPT CASITA REAR 'B' ELEVATION
MODERN I OPT CASITA RIGHT & LEFT 'C' ELEVATIONS
MODERN OPT CASTIA REAR 'C' ELEVATION
ENHANCED ELEVATIONS
`Q' PLAN TWO FLOOR PLAN
`Q' PLAN TWO STANDARD FRONT ELEVATIONS
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
`Q' PLAN TWO
SPANISH RIGHT & LEFT 'A' ELEVATIONS
SPANISH REAR 'A' ELEVATION
MEDITERRANEAN RIGHT & LEFT 'B' ELEVATIONS
MEDITERRANEAN REAR 'B' ELEVATION
MODERN RIGHT & LEFT 'C' ELEVATIONS
MODERN REAR 'C' ELEVATION
ENHANCED ELEVATIONS
OPT CASITA FLOOR PLAN
SPANISH I OPT CASITA RIGHT & LEFT 'A' ELEVATIONS
SPANISH I OPT CASITA REAR 'A' ELEVATION
MEDITERRANEAN I OPT CASITA RIGHT & LEFT 'B' ELEVATIONS
MEDITERRANEAN I OPT CASITA REAR 'B' ELEVATION
MODERN OPT CASITA RIGHT & LEFT 'C' ELEVATIONS
MODERN OPT CASITA REAR 'C' ELEVATIONS
ENHANCED ELEVATIONS
EXTERIOR COLOR SCHEMES
SHEET 1
SHEET 2
SHEET 3
SHEET 4
SHEET 5
SHEET 6
CIVIL
TITLE SHEET, LEGAL DESCRIPTION & NOTES
TENTATIVE MAP & PRELIMINARY GRADING
TENTATIVE MAP & PRELIMINARY GRADING
PRELIMINARY WATER & SEWER
PRELIMINARY GRADING SECTIONS
PRELIMINARY GRADING SECTIONS
LANDSCAPE
L-1 COVER SHEET
L-2 OVERALL PLANTING PLAN
L-3 OPEN SPACE RETENTION BASIN A LOT V & OPEN SPACE LOT U
L-4 RETENTION BASIN B LOT W & OPEN SPACE LOT X
L-5 TREE PLANTING PLAN 1
L-6 TREE PLANTING PLAN 2
L-7 SHRUB PLANTING PLAN 1
L-8 SHRUB PLANTING PLAN 2
L-9 MASTER PLANT LEGEND
L-10 WALL & FENCE PLAN
L-1 1 AMENITY & MATERIAL DETAILS
L-12 LIGHTING PLAN
L-13 LIGHTING DETAILS
E-1.0
E-1.1
E-2.0
E-2.1
E-2.2
E-2.3
E-3.0
E-3.1
E-3.2
E-3.3
E-4.0
woodleyarchitecturalgroup,inc.
ELECTRICAL
ELECTRICAL GENERAL NOTES, SHEET INDEX, SINGLE LINE DIAGRAM,
& PANEL SCHEDULE
ELECTRICAL LIGHTING FIXTURE SCHEDULE
ELECTRICAL PHOTOMETRIC PLAN (PART A)
ELECTRICAL PHOTOMETRIC PLAN (PART B)
ELECTRICAL PHOTOMETRIC PLAN (PART C)
ELECTRICAL PHOTOMETRIC PLAN (PART D)
ELECTRICAL SITE PLAN (PART A)
ELECTRICAL SITE PLAN (PART B)
ELECTRICAL SITE PLAN (PART C)
ELECTRICAL SITE PLAN (PART D)
ELECTRICAL OUTDOOR T24 FORMS
C2 Collaborative
LANDSCAPE ARCHITECTURE E
O
SEAT
OPT SPA BATH
0
z
0
N
X•
O
PLAN NOTES
4 BEDROOMS
4.5 BATHS
GREAT ROOM
3-BAY GARAGE
OPT OFFICE
OPT SPA BATH
OPT BAR
04.01.2021
1 1 '-0"
6-0„
1
0
w
0
'o
0
PRIMARY
BEDROOM
19'-•5" x 14'-6"
0 BEDROOM2
13'-3" x 11 '-0"
VV/H
A
II
II
I I
I I
I 1
I 1
I 1
A
11
II
1
1
1
1
I 1
II, 3-BAY ;GIA RAG E
11 30' 8" x 23' 1l "
1 I 1
/ 1 I I
I I I I
I I I I
I I I I
I I I I
I I I I
I I I I
I 1 I 1
I 1 I 1
I I I I
I I I I
I 1 I I
I I I I
L i L J
—n r
OPT FR
DR /
I
OPT
BAR
ir
I
I
11
11
I I
I I
LINIEN
55'-0"
COVERED
PATIO
19'-3" x 12'-6"
1-,° GREAT ROOM
LA•NDRY
1
7'-3" x 23'-7"
12'-0" CLG
V)
55'
I
01
17.
NIN
'-6"x 14'
IONAL CABS
0
0
O
O
KITCHEN
= = .
IN '
/o IL REF
\/ off
FOYER
_[—'
II1-11D 11 W
-JL
A
11
II
I 1
I I
I 1
I 1
I 1
I I
1
I I
L J
FIRST FLOOR
TOTAL LIVING
TARGET
-n
PORCH
COURTYARD
2631 SQ. FT.
2631 SQ. FT.
2500 SQ. FT.
PANT RY
BED 4/
OFFICE
'LX' PLAN ONE I 2631 SQ. FT.
MONTAGE I GHA
PALM DESERT, CALIFORNIA
BIM
-AMINO
BEDROOM 3
13'-5"x 11'-1"
Mr—
OPTIONAL CASITA
O
M
N.
8'-0'
N
'o
wood ley
architectural
group,inc
GHA-2002 colorado // 731 southpark dr. suite B
Iittleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS•
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHTECTURAL GROUP, INC.
A-1
04.01.2021
A-2
0
ca
04.01.2021
T.O. RIDGE
T.O. PLATE
1_. WIN
RIGHT ELEVATION 'A'
F'ANI,
LEFT ELEVATION 'A'
1 /4' = 1 0.,
'LX' PLAN ONE I SPANISH
MONTAGE I GHA
PALM DESERT, CALIFORNIA
SPANISH
ITV o d l y
architectural
group,nc
GHA- 0 2 colorado // 731 southpark dr. suite B
Iittleton, co 80120 / 303 683.7231
California // 2943 pullrr art st. suite A
Santo char cci 9 705 / 949 553,8919
•
Nc:TE_ SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
licsE DRAWINGS Aktirzi-EhtseD FOft DIN dEVELoPMEbI r min PRELtmiN AkY STUCK ONLY AND ARE P r -go EE U5_E) MR ANY 4siP PURPOSE SUCH AS FINAL PiOfl NG Oat PT+AL C EERING. COPYRZ.H1 wCNJULEY ARCFea_ CLI A G{ C MJP 7'ke. NEST nRAWIr+,35 MAY Nrar USED CV LSLLPLICA;ECF WUH)LJT 7HE EXPRp5S vaRrvEri PEr?MI SIGN OR WC CDLEY ARCHIIECUkAL �dtrJ'JP fit.
A-3
L
04.01.2021
1-
ROOF PLAN 'A'
118" 1 -0"
SPANISH
ROOFLINE AT
I I ENHANCED
L I ELEVATIONS
*_f ONLY
REAR ELEVATION 'A'
1/4" = 1'-
'LX' PLAN ONE I SPANISH
SPANISH
40
woodley
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THESE DRAwINCaS ARE JTEnnDED FOR QEitar4 GEVELrWF-iErfT AND PREMNARY STUDIES ONLY Af1D ARE NOT TO&E U5Et1 FOR. NiNOTHER PURPOSE SUCH Fm+AI PLL 17FIJI OR.FINAL ENGINEERING COPYRICHT WClO[1iE. + '.HTEf,11JRI L GROUP INC GhMESE DRRWNGS:ANY rJ07tE LI!EtJ OR OSJPUCAT€ j W41H^3 a 'ME Ei{PR SS wRrlTEN PERMISSION Of wonoLEY ARCHf1ECRJR4 GR[)IF I Ji
GHA-2002 colorado // 731 southpark dr. suite B
Gtlleton, co 80120 J 303 683,7231
california // 2943 puilman st, suite A
Santa ono, cc 92705 1949 553.8 19
•
A-4
to. RIDGE
T.O. PLATE
t.0_ +rIPl.
04.01 .2021
r
RIGHT ELEVATION 'B'
L
FTI
MEDITERRANEAN
LEFT ELEVATION 'Bx
1/4" = 1,_0„
'LX' PLAN ONE I MEDITERRANEAN
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MED1TERRA IEA
do-
11oo ley
architectural
group,nc
GHA- 0 2 colorado 11 731 southpark di. suite B
Iittleton, o 80120 / 303 683.7231
California /J 2943 pullrnan st. suite A
sang char co 9 705 / 949 553,8919
•
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
:SSE LIRA WINGS AkE,ToErmEL, FC1R tlSdGPr dEYEiiFMe•i r PREL9 1 N AIRY 5tUp.5 ONLY ANC) ARE Feo,r 4o RE USE'Q Ff}R ANY MOM ' O E SUCH M *I!AL PiOti INS ore F n AL j� JGUIEEk1NG. C P9'It M WEDUOLEY ARC -lit -CRAM CAMP W. tF $E IdkAIA'INn5 MA I' Wit HE USED C)ft bLIJ'UCA;EL1 WItHC]Ut THE EKPPE S. hh'PI111E1 I P5?ruSSION , F'A'C)CDLEY NiCHIICC:URAL CakCx1P ram_
A-5
04.01.2021
ROOF PLAN 1B'
=i1
EDITERRANJEAtJ
12OOFLINE AT
ENIiANED
ELEVATIONS
-J ONLY
T -T T
1}-
aa
-----
ill
1
_
i
-,,,
�,
-_
-
r_
_ -
REAR ELEVATION 'B'
1 /4., = 1,-0.,
'Lk PLAN ONE I MEDITERRANEAN
MEDTERRANEANI
dr-
wooly
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE' SQUARE FOOTAGE MAY VARY BASED ON CALCJLABON METHODS
71-F5E DRA1.'INGS ARE TdTENDED FOR L}E IGN. DEVELOPMENT AND PPEL w+IM ANY STUDES ONLY AND ARE NOT TO BE USED FOR AF4Y OTFf R. PURPOSE SLTC H 4i RNA.' PLOTTING OR FINAL ENGNEERING. COPYT'C FT7 WOOOLEY ARCTiITECTuRAL GROUP PLC THEE DRAWINGS MAY NOT EE USED, OR DUPUCATED Milan II-IE EKPRESS WRFFIEN PERMeSSION .OF' OODLE* ARC'HPECIURAL GROUP ?C.
GHA-Colorado // 731 southpark dr. suite B
rittlEton, co 80120 ! 303 683.7231
caiifornict 1/ 2943 pullman st, su[#e
sank] aria, co 92705 / 949 553.8919
A-6
04.01.2021
T.O. PARAPET
T,a. PLATE
T_O, WIN
RIGHT ELEVATION IC
1 /4" = 1'-0"
1
LEFT ELEVATION 'C'
1J4"_11 ►
■
MODERN
'Lk PLAN ONE I MODERN
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MODERN
di
wo l y
architectural
group,inc
G HA-2002 colorado // 731 southperk dr. suite B
Littleton, co 80120 / 303 683.723)
oalifornia /7 2943 puilrnan st. suite A
santa aria, co 92705 / 949 553.8919
•
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION NLETWODs
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOP►:JTAND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE SUCH AS FINAL PLOTTING OR FAJAI ENGINEERING_ COPYRIGHT WOODLEY ARCHITECTURAL GR.DLFP INC THESE DRAweNGS LAAY NOT BE USED OR OUPUCAT D w Hc*JTTHE EXPRESS wRRTEN PER MLS3&ON Of wOOOLEY ARCHITECTURAL JROCP INC
A-7
04.01.2021
L- — — — — —
I(4:;2
Ifs:I
i1
41,4„,
1j4:-2
I /4:12
ROOF PLAN 'C'
IL
1 /8" = 1'-0" MODERN
ROOF -LINE Ai
ENHANCED
ELEVATIONS
ONLY
REAR ELEVATION !C?
1 /4�� _ 11_01F
'LX' PLAN ONE I MODERN
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MODERN
di
wood ley
architectural
grouprinc
GHA-oo2 Colorado // 71 southpcark dr. suite B
liltlelon, O 801 0 / o 68 .7 31
caUfornia // 2943 pulirrlan s1. suite A
santa anca, ca 9 705 / 949 55 .8919
•
NOTE; SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THKETwitwit40$ ARE ENTEMEET) 6EYELOPMFNT AND FIRE 6kAk +lir>r.5TLIFJIE5 of i€1',&NQ ARE NOT TD RE ii5F:TJ rfrR ANY rTPww.R Fligp 750 44l[.1-1.i 5 FINAL PLOTFNer CierrNA! EFIGI UliN;, i IZiPTRI(Iif WOC.p►FY AF, .ilfErILRAL CROLJP W Ti !KW plY,AWING4 MAN NM 6f 111,Er+o P'JPLi ..l1 p W@I4,1iTT1IF E,{kRF.i5 WIRMTVI PERM6,3.1L iI QT WC]C]PLEY ARCIILT TTIRAI L',ROIU- IFIC
A-8
T.O. RIDGE
T.Q. PLATE
T.O. WIN.
1
T, , RIDGE
T.O. PLATE
a
T.O. WIN.
04.01.2021
T.0. PARAPET
T.O. PLATE
T.O. WIN.
RIGHT ELEVATION 'A'
1 / 4" = 1 ' -0-
RIGHT ELEVATION TB'
1 /4" = 1 a_0"
RIGHT ELEVATION 'CT
1 /4" = 1 '-0"'
'LX' PLAN ONE I ENHANCED ELEVATIONS
SPANISH
MEDITERRANEAN
10DERN
•
woodley
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THESEGRA'F+INGS APE 4.4TEw1DED F i DESIGN QEVELOW-i$NTAND PRE tr_ ARY SIUDES ONLY AND Atl N01 TO MUSED 1QR A►aY OTHER PURPOSE ik1CH +sS Fp.FAL TSLOTTOSQP FW,a{ Errf`sl+.JEERINO COPYS4IGHT wCOdLF+ APci TECIUR+.t GRotg. a1C. THESE DRAwcN.l4I ( NOT MUSED ORDUPLLCATED we - iii14+E EMUS!. * iTl€r4 PERML TIN r}F W00T1LE1' ARCHI CTURA. GROUP WC.
G H A- 002 Colorado // 731 so uthpark dr. suite 8
littlefon, co 80120 / 303 683.7231
callfornla // 2943 pullman st, suite A
sank] anc , as 927051 949 553.8919
A-9
74'-0" X 125'-0" MIN. LOT
6-0„
PLAN NOTES
4 BEDROOMS + CASITA
5.5 BATHS
GREAT ROOM
3-BAY GARAGE
OPT OFFICE
OPT SPA BATH
OPT BAR
11'-0"
1111111111111111111111111111E
1
6010 WDW
W/H
A
II
II
I I
I I
I 1
I 1
I 1
I I
PRIMARY
BEDROOM
BEDROOM 2
13'-3" x 11 '-0"
A
II
II
/ 1
/ 1
I 1
/ 1
I 1
3-BAY (GARAGE
11 30' 8" x 23' 1 "
I I I I
I I I I
I I I I
I I I I
I I I I
I I I I
I I I I
I 1 I 1
I 1 I 1
I 1 I 1
/ 1 / 1
I I I I
I 1 I 1
I I I I
L i L J
0
N
•
•
55'-0"
OPT
BAR
LINIEN
COVERED
PATIO
19'-3" x 12'-6"
4 GREAT ROOM
toy
LA•NDRY
I II I
D II W
t II
L -. - - JL - _
A
II
II
I 1
I 1
1
I I
I 1
I I
I 1
1 I
I I
I 1
I I
I I
/ I
/ 1
FIRST FLOOR
TOTAL LIVING
7'-3" x 23'-7"
12'-0" CLG
0
boCPI
O �
1
FOYER
:j 1
PORCH
COURTYARD
2941 SQ. FT.
2941 SQ. FT.
55'
NIN
'-6" x 14'
KITCHEN
D>O
REF
BED 4/
OFICE
p\
INVOVINVD\
U)
J
z
0
IL
0
0
0
0
0
3
M
BEDROOM 3
13'-5"x 11'-1"
/B\
CAS ITA
15-8" x 1 '-5"
101
/\
8'-0'
•
woodley
architectural
group,Inc
04.01.2021
'LX' PLAN ONE I OPT CASITA I 2941 SQ. FT.
MONTAGE I GHA
PALM DESERT, CALIFORNIA
GHA-2002 colorado // 731 southpark dr. suite B
Iittleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS•
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHTECTURAL GROUP, INC.
A-10
04.01.2021
T.O. PLATE
T.O. WIN_
04.01.2021
RIGHT ELEVATION 'A'
LEFT ELEVATION 'A'
1 = 0'
'LX' PLAN ONE I SPANISH 1 OPT CASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
SPANISH
SPANISH
woodley
architectural
group,nc
GHA-2002 colorado // 731 southpark dr. suite B
Iittleton, co 80120 / 303 683.7231
California // 2943 pullrr art st. suite A
sang anar co 9 705 / 949 553,8919
•
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
i+ SE DRAWINGS AR! INTEh' ]Eb Fog dnsGN dEVEu]PMEN r AND P*ELe ,irre ARY STUCK ONLY Aro ARE reOT fO AE USED FOP ANY 05 k PI.POSE SUCH AS RNA). PSOf7NG Oft FT+AL .ENCANEElkiNn. CarnzH7 woccie.y ARChir=[_tL' AL GRINUP 71C_ try OkAWIrynS iAY r4 T ? USED CV IMPLICKZELF WFtHbtlf 1HE Egne.S. weRrevEri KAYS SKIN , F WOCDLEY ARCH tEC LAAL GULP ram_
A-12
(771)114
4:17
pia
1-
':i2
4:12
L
ROOF PLAN 'A'
=i1
1
nI
II1
' ROOFUINE Al
I ENHANCED
LI 1 ELEVATIONS
. ONLY
L
1 /8„ i 11'
04.01.2021
SPANISH
REAR ELEVATION 'A'
1/4„ _ 1'_o.,
'LX' PLAN ONE I SPANISH I OPT CASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
SPANISH
woodley
architectural
group/Inc
GHA-2002 colorado j/ 731 scuthpark dr. suite B
littleton, co 80120 / 303 683.7231
californla // 2943 pullron st. suite A
santa ana. a 9 705 / 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
T.1nE DRAWINGS ARE RNTENDE l FOR SIGN 4EV€I-QPMENf Ann PR IT.SWA Y Sft'IE=3 OFij r AND ARE NOI TO BE USED FOR MY CANER Pt.IRF Z' F S UC+l Ai FINAL PLOT -RAG OR FINAL ErdGLN LF.R'NG. OCiPWRIGHT 4.'O0131 ET ARC NTTECTURAI. Cr UP n'SE DRAWING'S mAY NOT BE 1.15ED 4R UTIPIZAT j W fl QUI THE EXPOESS WRITTUJ PERM S31C.h+ OF WO DIET ARCH EC TWAL GRDI INC
A-13
b
04.01.2021
1.0- RIDGE
LO. PLATE,
T,a WIN.
RIGHT ELEVATION 'B'
1.'4- 1•-(,)-
11
LEFT ELEVATION TB'
1 / 4" T 11-0"
,«l
'LX' PLAN ONE I MEDITERRANEAN I OPT CASITA
MEDCTERRANEAN
MEDITERRANEAN
do-
•
wodler
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE_ SQUARE FOOTAGE MAY VARY BASED ON CALCULATION'METHODS
E., SE bRA WINGS ARf+Fs7ENnw tak IiS9GN VEWPmEN r PIPEDA11N ARY ST1.4C£ i1F;L ANC] ARE F4 T 70 PE USED P- R ANY MOM O E SUIT H AS ;Iu1L PLCIfiLAI oe F n AL ENGU1E k1NC. COPTkvGHi W DDLEf ARCHIYrc_ CUku GRCklP P1C THESE tRAWIr+GS MAY HUt ?E USWbuDU[A;ED WItwC)tlt IHE ExPRESS Vr•P S7EN f'r5i.k4.SICr. J OP CDLE.f ARCNIIECiL1kAL CFtC2UP U:C
GH A-2002 colorado 11731 south{ ark d+-. suite B
I ittleton, co 80120 ! 303 683.7231
california /J 2943 pullman st. suite A
sang char as 9 705 / 949 553,8919
•
A-14
04.01.2021
lip
)10
ROOF PLAN 'B'
1 /8" .= 1 '-0"
1=
\AEDITERRANIEARI
r+ 1 11
I l
\ . I 1 1 ROOFLINE AT
1 1 Er WAN ED
ELEVATIONS
-� ONLY
REAR ELEVATION ''
1/4" = 1 ' -0°'
tviEDITERRANEAN
•
woodley
'LX' PLAN ONE MEDITERRANEAN I OPT CASITA , arghoepkor�al
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE; SQUARE FOOTAGE MAY VARY EASED ON ALC.ILAIION hflETI IODS
1FESE DRAWINGS ARE 'WENDED FOR DEIGN DEVELOPMENT AND PRE1PAt#ARY 51UD€S ONLY ANBARE HOT TO EE USED FOR ANY OTHER PURPOSE SUCH AS FNAL F1OTTNG OR PNAL ENGIAEERING. CCIPYRIGNI WOODLEY ARCHITECTURAL GROUP NC. 'ME DRAWINGS MAY NOT RE USED OR DI,PUCA1ED WRHOU1 THE E%PRM WRMIEhk PERMESION OF WOOOLEY ARCHFIECIURALDROUP 141C-
G H 0 colorado // 31 southpark dr. suite B
Littleton. co 80120 / 303 68367231
california / 2943 puHlman I. suite A
santa ants, as 92705 / 949 553.8919
A-15
04.01.2021
T.O. PARAPET
T.O. PLATE
T.O. WIN.
-71
4
RIGHT ELEVATION 'C'
1 /4' = 1'-O" MODERN
•
1
LEFT ELEVATION 'C'
1 / 4" = 1 -0"
'LX' PLAN ONE I MODERN I OPT CASITA
MODERN
woodley
architectural
group,inc
MONTAGE GHA
PALM DESERT, CALIFORNIA
NOTE; SQUARE FOOTAGE MAY VARY BASED ON CAL ULATJON METHODS
TJ4 E DRAWINGS ARE ,e4TENOED FOR DESiGN DEVELOPMENT AND FFEDMINARY STUDS OrrLT AND .ARE NOT TO GE USED FOR ANY OTHER PURPOSE SUCH AS FINAL PLOTTNG OR FOAL ENG,.EERING. COPYRIGHT WOOOLEY ARCHITECTURAL GROUP rt4C. THESE DRAWINGS MAY Y NOT BE USED OP DUPLFCA.TED WITHOUT THE EXPRESS WRITTEN PERVASION OF WOODLEY ARCHITECTURAL GROUP. Ric.
GHA-2002 colorado f / 731 southpark dr- suite B
Littleton, co 80120 / 303 683.7231
caiitornia 1/ 2943 pullman st. suite A
Santa ona, co 9 705 / 949 553.8919
•
A-16
L
4'.
ak
{
L�
ROOF PLAN 'C'
1/8 = 1"-Cr
04.01 .2021
L
ROOFLINE AT
ENHANCED
ELEVATIONS
ONLY
MODERN
•
ImEm
REAR ELEVATION 'CT
1 /4' = 1'-C
'LX' PLAN ONE MODERN I OPT CASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MODERN
wool ear
architectural
group, inc
G H A-2002 Colorado 7 f l
Littleton, // ao 01201sout/ 303pctr83.7231dr.suite B
calffornla // 2943 pullrnan st. suite A
santa ana, co 92705 / 949 553.8919
NOTE: SOUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
II -ESE DNAviii.GS AWE CITENDal Figs. DB r.,N fEEVEt c ph ENT PRE! vim Ak T SRC! I NL' AND AkE Nr T rD qE USED FOR API)" 01+€R FLIP OSE SUCH AS FINAL PL OTTIMr.1 OR F'.I. L ENGT-EERINCi L r)PYRl ;HT A LEY. AR!`HTFC TURh1 r7,RGUP NC THESE bfAWIroLS MAY NOT gE WEE) 09 DLrP ic..k ., WITHOUT 1FIE WIRES WRA1EN PEPASSICA4 OF WOOOLE 1 AACtiIETr FJRAL 6RCAJP .Y;
A-17
T.O. RLDOE
T.O. PLATE
T.O. WEN,
T.O. RIDGE
T.O. PLATE
T.O. WtN.
T.O- PARAPET
T,O, PLATE
7.0. WIN,
04.01.2021
of
RIGHT ELEVATION TA1
RIGHT ELEVATION 'B'
1! ". l -0"
•
RIGHT ELEVATION PC
I /4' = l'-D"
Pkti—
H
a
rya,
-4-i 4.141) ah- r
J.
'ti-4.-77.111. 1.
r-fr
=1
t,--•rr Yi- '4;
'LX' PLAN ONE I OPT CASITA I ENHANCED ELEVATIONS
MONTAGE I GHA
PALM DESERT, CALIFORNIA
•
SPAN[SH
EDITERRANEAN
MODERN
di
woodley
architectural
group,inc
G H A-2002 Colorado // 731 southpark dr. suite B
Littleton, co 80120 / 303 683.7 31
California // 2943 pullmar7 st. suite A
• scrota ono, co 92705 / 949 553.8919
•
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
TFIFSr VRA'.49JpS ARE IFI NDEQ ft-A DFSIC,N pp CLOPMEr4TAND PReL ImINA Y .i11JpIE.ONLY AND ARc NQT TO IRE MEP fDR h ' Y OTFVR FURRC15E 51,104 A,S CiR fINhL i:FrGINEFRII 1G. CC..YRK P T W''r7l C7` ARCr4C711AAL faRQUR WC Trim 4RAYI1NoS r v.7 t4OT 'USED O: l-ICA 1 ] WITWAPT THE F:U*i;5 WRITTEN Pt RlY115 r woolarr Ak4'►irrEcR L C.R.'7LIP Irk
A-18
6'-0"
74'-0" X 125'-0" MIN. LOT
PLAN NOTES
4 BEDROOMS
3.5 BATHS
GREAT ROOM
3-BAY GARAGE
OFFICE/FITNESS
CLUB ROOM/MEDIA
OPT OFFICE
OPT PRIVATE QUARTERS
OPT SPA BATH
04.01.2021
0
0
0
rr)
0
0
co
r
I OPTIONAL CASITA
r
KITCHEN
r _ = =
BOOK SHEL
REF
COVERED
PATIO
42'-2" x 10'-0"
NIN
x 19'-
12'-0" CL '
1
OPT BAR
F = = =
OPT
OFFICE/ \\°R
FITNESS ROOM
H
1 1 '-9" x 8'-6"
A A
n n
/\ /\
/\ /\
/ \ /
/ \ /
2-BAY GARAGE.
\24'-1" x 25'-1"
/ /
/ /
/ /
/ /
/ /
/ i / i
/ i / i
/ \ /
/ 1 / 1
/ 1 / 1
/ 1 / 1
/ 1 / 1
/ 1 / 1
/ 1 / 1
/ 1 / 1
/ 1 / 1
L J L J
H
61'-6"
NOIR
FOYER
12'-0" CLG
PORCH
FIRST FLOOR
TOTAL LIVING
TARGET
•
•
m
PRIMARY
SUITE
16'-6" x
0
GREAT ROOM
17'-0" x 19'-10"
12'-0" CLG
z
III
< I'll
aD O u
0- OH
O oil
LINEN
0
CLU ROOM/
MEDIA
12'• •2" x 17'-10"
r
1-BAY GARAGE
DRY OFF
40'-0" HNG
61 '-6"
/ ii i i ii i i i ii';i i it i iii
I � ICl/ 1111/ 11 11171 III 1 il/
BEDROOM
1 1'-1" x 1 1'-1"
BEDOOMLY
20'-0" x 1 1 '-9" - - - - -
1-
L
2980 SQ. FT.
2980 SQ. FT.
2800 SQ. FT.
'LX' PLAN TWO I 2980 SQ. FT.
MONTAGE I GHA
PALM DESERT, CALIFORNIA
GHA-2002
:o
N
0
co
•
6'-6"
6'-6'
ley
tectural
roup,inc
colorado // 731 southpark dr. suite B
Littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
•
A-19
ik
38'-2" HNG
1/N041
OPT SPA BATH
12'-2" x 9'-1 "
OPT PRIVATE QUARTERS
\IV/B\BINI
w
SLE PING
r
410
04.01.2021
'LX' PLAN TWO I OPTIONS
MONTAGE I GHA
PALM DESERT, CALIFORNIA
woodley
architectural
group,inc
GHA-2002 colorado // 731 southpark dr. suite B
Littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS•
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
A-20
04.01.2021
A-21
41
04.01 .2021
0
t. RIDGE
T.O. PLATE
T.Q. WIN.
RIGHT ELEVATION 'A'
1/ "= 11-0
LEFT ELEVATION 'A'
1 /4„ = 1,_0.,
'LX' PLAN TWO 1 SPANISH
MONTAGE I GHA
PALM DESERT, CALIFORNIA
SPANISH
SPANISr
•
ply
architectural
grou ,Inc
G HA-2002 oolorudo 11731 southpaw dr. suite B
Iittleton, co 80120 / 303 83.7 31
calliornia // 2943 pullman st. suite A
santa ana. co 9 705 i 949 553,8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
1+ESE DRAWINGS ARE r+Tfr #OR DESIGN f]EYELOPMENr ANt] RLLw1INPAY STUC S CNLti Arw7 ARE NO110BE USED FOR ANY O KIRFOSE SUCH AS PINu PLOtTPJG Q' FINAL ENGir+EERING. COPvkdCH1 wOOtLEr ARCro1FCtuRAt GROUP W#[. tHESf ERA4Ah 5 MAY FYJf BE USED C7eg bUPLICAIED WItHOkff 1HE CORM. wovriEri PwAssice4 r F'kODDLEY AtzeHrwelukAL C- JIJP w�-
A-22
4:1'2
1.7
r-�
1
rni
rJ
L J
ROOF PLAN 'A'
04.01.2021
SPANISH
i71
REAR ELEVATION 'A'
1/1'=1 0"
'LX' PLAN TWO 1 SPANISH
MONTAGE I GHA
PALM DESERT, CALIFORNIA
a
•
SPANISH
AO-
woodley
architectural
group,inc
G HA-2002 colorado 11 731 southpark dr. suite B
littleton, co 80120 / 303 683,7231
California //2943 pulkrnari st. suite A
santa ana, co 92705 / 949 553,8919
NOTE SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
9+¢5E bkAWINGS AREIN/Er:DE);OR UBC.N 4EYEL'PME3dr ANCi #iag 1R4APY sti.ms ONLY ANb ARE Fe OftLab FM ANY OT+ k INLJAPO.S 5L H AS;NAL PtOrtNG P NAL ENC E RING. C+ PYR9GH1 1NOC]GLEY ARC-MC/LIRA! GROUP W .. THEE E}RAWIP: S MAY Wit BE 41SEb fl62 Ln PLI[AiED wItHOLJf 1HE ExPRESi WPIt1Erl 'A'C1 .t LEY,vRCHr1ECSUkAL GRCB.JP ' 4e
A-23
a
04.01.2021
T_. RIDGE
T.Q. PLATE
T,_ WIN_
RIGHT ELEVATION TB'
1/4"=1'-"
ISPIIIIIMIKIMMIllipmal Wu ill, amans + a 1ffl41i ail Wig f anf 1 Ms 1
Mina MO i Six WI MI iii AirieralgollS
LEFT ELEVATION `B'
1/4" = 11 „
'LX' PLAN TWO I MEDITERRANEAN
MEDITERRANEAN
, ,-DITERRANEAN
woodley
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THESE DRAWINGS ARE WENDED FOR LES2GN DEVELOPMENT .AND FFELl4+INARY STUD>FS ONLY AND ARE NOT TO BE USED FOR .ANY QT1LER AJRPOSE. SUCH AS FNAL PLOTTNG OR FrAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP INC. THESE DRAWINGS MAY NOT BE USED CR DUPLICATED WITHOUT THE EXPRESS WRI11EN PERr.U651CN OF WOODLEY ARCHITECTURAL GROUP. C.
G HA-2002 Colorado // 731 southpark dr. suite B
Littleton, co 80120 / 303 683.7231
California // 2943 pullrnan st, suite A
• sank] ono, co 92705 / 949 553.8919
A-24
4:12
ROOF PLAN 'B'
1/8' =1.0'
04.01.2021
MEDITERRANEAN
REAR ELEVATION 1B'
1/4„ = 1,_ „
'LX' PLAN TWO I MEDITERRANEAN
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MEDITERRANEAN
dr-
wooly
architectural
group,inc
GHA-- 002 coioratdo acar.23it
littleton, // 731 o 01 0 / southp0 rk 83, sue B
caiifornia // 2943 pulllman st. suite A
Santa °na. cc 92705 / 949 553,8919
•
NOTE: SQUARE FOOTAGE IVIAY VARY BASES CAN CALCULATION METHODS
RI- 5E DRAWINGS ARE rtiENIDEIDFAR DESIGN DEVELOPMENT ANn pRELI 11N ARV' STUDIES ONLY AHb ARE NOT T PF USED FOR ANY OSFe FVSFI'E SUCH AS Fr PLOTTING O FNAL ENGNEERING. COPYR8GH1 wOODLEY ARCHrtECtLIP .I CAW, tF SETaRA'MNGS MAY ho'T SE USED etc DLIPLCNTED Wrtl-]UT 9HE EVROS WR117EN PER ISSLfiN OF'A'OCDLEY AJCCHIIt{- u L Sk10P NC
A-25
T:o. PARAPET
T.O. PLATE
1.0. WIN.
04.01.2021
ti
RIGHT ELEVATION 'C'
1/4"= 1'„
LEFT ELEVATION 'CT
1 /4'
11E-
IV DER NI
T
'LX' PLAN TWO I MODERN
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MCMPRN
woo d I ear
architectural
gr u ,inc
GHA-2002 Colorado hr
littleton,// col31 80120sout/ 30park 683dr.,7231suite B
California // 2943 pullmon st, suite A
Santa ono, co 92705 / 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
Ti-ESE DRAWINGS ARE NTENDEE FOR DESdGr+ QEVEROPMENT AND FRELINI ARY STUDS OrlLT AND ARE NOT TO GE USED FOR ANY OD ER PURPOSE SLCH AS FNAL PLOTTING OR FROI ENC EERING. COPYRIGHT WOOOLEY ARCHTFCTURAL GROUP T SE ORAwINGS MAY MOT BE USED OR DUPLIC a1ED wITHOUT THE EXPRESS w+RPERmaSSION OF WOODLEY ARCHIEC1URAL ,GROUP. F.
A-26
04.01.2021
1 {a,l2
1{4.12
ROOF PLAN IC'
'r+
REAR ELEVATION 'C'
1 / 4" = 1 '-O'
'LX' PLAN TWO I MODERN
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MODERN
•
I oo l y
architectural
gro p,ino
GHA-2002 colorado // 731 southpark dr. suite B
Littleton, co 80120 / 303 688.7 31
coiiforn a i1 2943 pullman st, suite A
Santa ono, co 92705 / 949 55 .8919
•
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
TtIE E DRAX.INC,S AREtrENOEO FOR D S+GN DEVELOPMENT AND FRELW,+INARY STUDS ONLY AND .ARE NOT TO BE USED FOR ANY 03HER #1 U5E SUCH AS FINAL PLOTTING OR FINAL ENC EERING. COPVRGHT *OO LEY ARCHITECTURAL GROUP I'-0C. TILE DRAWINGS MAY NOT BE USED CR DUPLICATE! WITHOUT THE EXPRESS ti++rI BEN PE%+..',45'ON OF WOOI]LEY ARCHITECTURAL GROUP NC.
A-27
6'-0"
74' 0" X 125'-0" MIN. LOT
PLAN NOTES
4 BEDROOMS + CASITA
4.5 BATHS
GREAT ROOM
3-BAY GARAGE
OFFICE/FITNESS
CLUB ROOM/MEDIA
OPT OFFICE
OPT PRIVATE QUARTERS
OPT SPA BATH
04.01.2021
0
O
0
co
0
REF
1 L - J
E
CASITA/
OFFICE
0
KITCHEN
REF HI
PANTRY
BOOK SHELF
5
z
CL
0
COYERED
P14T10
4-2x-1fl0`
Ti
I
H
NIN
-4" x 19' "
2'-0" CL
li
OPT BAR
1 OPT I
OFFICE/ ' °R
FITNESS ROOM
A
II
II
I 1
I 1
I 1
A
II
II
I I
I 1
2-BAY GARAGE
1
60'-0"
II
11
II
II
II
FOYER
12'-0" CLG
PORCH
FIRST FLOOR
TOTAL LIVING
0 Q
•
PRIMARY
SUITE
16'-6" x 1 -7"
r-r-
I
I
GREAT ROOM �I
1
I
17'-0" x 19'-10" OI 1 1
12'-0" CLG
I �
L 4 -
)rI
( III
011
0- 011
0 011
EDROOM 2
1 1 '-0" x l 0'-8"
0
LINEN
Jairm 1===
110-100
0
C:LU ROOM/
MEDIA
12'- 2" x 17'-10"
1-BAY GA1AGE
20'-0" x 1 1 '-9" - - ' -
L
3297 SQ. FT.
3297 SQ. FT.
7
1 '-6" 6'-6"
61'-6"
M
O
DRY OFF
VR
BEDOOML4
'LX' PLAN/TWO I OPT CASITA I 3297 SQ. FT
MONTAGE I GHA
PALM DESERT, CALIFORNIA
•
1 1'-l" x 1 1'-1"
0
wood ley
ar hitectural
roup,inc
Colorado // 731 southpark dr.
suite uite B
Iittleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
Santa ana, ca 92705 / 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
•
A-28
E0
04.01.2021
T.O. RIDGE
T.0, PLATE
T.O. WIN.,
RIGHT ELEVATION 'A'
1 / 4" = 1 '-0"
)::=U
LEFT ELEVATION 'A'
'LX' PLAN TWO I SPANISH I OPT CASITA
• MD
SPANISH
SPANISH
rolw
woodley
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY DAsrr) : \I CALCULATION METHODS
CsESE DRAWINGS ARJ= I TEr DELI CCM d>SdGN dEVEu]PME .1 r ANC P*ELNinw Akr StiJI ONLY Arai] ARE reGT TO gE U5E0 POR ANY p!HEk PURPOSE SUCH As FINAL PS fl NG Oat FNAL NC EERING. Cr.:! • • •. : -.LEY ARCriti tuRAt GRINJF' THE DkAWIh,3S MAC MOT t!E USED cv CSLFPLI[A;Eb wrthroui 1HE Ex?Rp5i wRI77EN pHP.' SSIO J , G'A'OCDLEY ARCHItE IL1kAL GROUP 'e,•-
jH A-2002 colorado // 731 southpark dr. suite B
Littleton, co 80120 ! 303 683.7231
california /J 2943 pulimari sf. suite A
sang c na, cct 9 705 1949 553,8919
•
A-29
1
ROOF PLAN 'A'
1/8.1 _ 1,_0„
04.01.2021
L.,
SPANISH
REAR ELEVATION 'A'
1PP i-011
'LX' PLAN TWO I SPANISH I OPT CASITA
SPANISH
do-
r odI r
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
L+IESE bRAWINGS ARl= f 1EN;t Eb RJR LILI aN 17EYELOP eo AN+n PArEmdAINAkr STUDES DSO' Ark] ARE F407 TO 13E U52b FOR ANY PLAKISE SU N F3;-NAL Px0t1 JG O. F F.. AL EJJCTEL RING. CC]Prk4GH7 WOCADLEY ARCHiticrtuRAE GRuiIJF NC_ tIiSE DRAWI S MAY kitT ?E L EO OR C3L/PLICAlEta WItHbut THE EXPRESS PTA?' S SLON 'k'A ODDLEY ARCHIllgetURAL 1.11V3.2P 'h _
GHA- 002 colorado 11731 souihpark dr, suite B
Iittleton, co 80120 / 303 683.7231
california /J 2943 pulimon st. sole A
Santo dna. co 92705 / 949 553,8919
•
A-30
Tto
+I
04.01 .2021
T.O. RIDGE
T,O, PLATE;
T.O. WIN.
RIGHTELEVATION 'B'
1 j4" -- 1 '-0"
LEFT ELEVATION 1B'
1 /4" = 1' 0"
ISO Uinta
N � _ rSr Will Wi�fre e+�l riat
61
*4111 MIIM111111111111411110i !WWI INC '41.0.4"'"•:::1. MS III
gotrervirrizciir
'LX' PLAN TWO I MEDITERRANEAN I OPT CASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MEDITERRANEAN
MEDITERRANEAN
woo I y
architectural
group,inc
GHA-2002 Colorado // 731 southpark dr. suite $
IittI ton, co 80120 / 303 6a3.7231
California // 2943 pullrrian si. suite A
santa anco, ca 92705 / 949 553.8919
•
NOTE. SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
1+-E E DRAWINGS ARE INTENDED FOR DES2GN DEVELOPMENT AND FFELIYINARY STUDS C ILY AND .ARE NOT TO BE USED FOR ANY QTIER P JQPOSE SUCH AS FINAL PLOTTNG OR FINAL ENGINEERING. COPYR/GNI WOODLEY ARCHITECTURM GROUP KC. 'THESE DRAWINGS MAY NOT BE USED OR DL LFCA.IEO WITHOUT IHE EXPRESS W'FI1EN PERmesicN OF WOODLEY ARCHRECIURAL GROUP. INC.
A-31
04.01.2021
4:12
ROOF PLAN 'B'
MEDITERRANEAN
REAR ELEVATION 'B'
1,'1'=10'
'LX' PLAN TWO I MEDITERRANEAN OPT CASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
EDfTERRANEANI
wood I y
architectural
group,inc
GHA-2002 colorado 11 731 southpnrk dr, suite B
littietor, co 80120 / 303 683.7231
caltfarnia /J 2943 pullrron st. suite A
su nta ona, ca 9270 ! 949 553,8919
NOTE_ SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
7i-i E (DRAWINGS Mt INTENt.JE r I nES9Grr inevaopMEtI r miD ?RavAN hk7 suoprs C* LY AND ARE FeGf fd JSE USED 1-CAR ANY O!'-+ER +'Ui'PnSE SUCH AS;NAL Noll INS € # Fr+AL EwG4NL kING. cc F GN7 wK tILEY AR rutEcrUkAL GRCZJIF 7vC_ 'MBE DRAWIrveGS two, WY US O C_V 1511151.1CAlEla vorHoU1 IHE ExPRE S WRIUEN PE;tk+45SL{1N 'A'ODDLY ARCNIIEC :UkkL ; ROUP r,C
A-32
T_Q. PARAPET
T.O. PLATE
T.O. WEN.
6
04.01.2021
RIGHT ELEVATION 'C'
1 /4" = 1 '-0"
LEFT ELEVATION 'C
1/4" _ 1 '-0„
'LX' PLAN TWO I MODERN I OPTCASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
.NAODERN
MODERN
dP
woodley
architectural
gr u ,inc
GHA-2002 Colorado // 731 southpark dr. suite B
Littleton, co 80120 / 303 683.7231
California // 2943 pullman O. suite A
Santa ono, co 9270 / 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
1+ESE DRAWINGS ARE WENDED FOR DES GN DEVELOPMENT AND FREDMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY (.: R Ps1RPOS E S LTC H AS 6101A4. PLOTTING C6? FceAL ENC EER1NG. COPYRIGH1 WOOOLEY A RCHITECTURAL GROUP INC. TI-SE !DRAWINGS MAY rkDT BE USED OP DUPLICATED WITHOUT 1HE EXPRESS WRFF1EN PER ASION )F wOODLEY ARCHIIEC1URAL GROUP. R'+C.
A-33
1/4:12
1'74:12 I
ROOF PLAN 'C'
1 /8" =
04.01.2021
MODERN
REAR ELEVATION 'Cr
I/4"=,-0'
'LX' PLAN TWO I MODERN I OPT CASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MODERN
•
woodley
architectural
gro p,ino
GHA-200211 I Colorado // 731 southpark dr. suite B
Iittleton, co 80120 303 6837231
California if 2943 pulirnan st, suite A
Santa ono, as 92705 1 949 553,8919
•
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
r.ESE DRAwiNGS AREKTENDEo FOR ❑ESI3N DEVELOPMENT AND FRELNAINARY STUDES ONLY AND .ARE NOT TO LEUSED FOR ANY OD -TER PURPOSE SLOCH AS FINAL PLOTTING CR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP I .C. TI-ESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT 1HE EXPRESS w+RI1EN PERVASION OF WOODLEY ARCHITECIURik GROUP. INC.
A-34
O
5'-0"
120'-0" MIN. LOT
0
No
0
3010 WDW
3010 WDW
I
LEL
1
CON/EKED
PATIO
I I
OPT SGD
7 I I
ImI
IQ1 rin
1_,I
IZI [DINING
I O I h,
I
14 -5x 10-4
IO 1 LJLJ\_
I I
I I
I :0
: 00
00
bra
Y�
ura
PANTRY
r\/7
II
DIAN I I I
0 o II
°
KITCHEN
- = = =
REF
32'-3" x 10'-6"
LAUNDRY
- -qF — —
�
D II W
--J— —_L
- -JL --J
-, DROP
/H
A A
L J L J
O
N
50'-0"
OPT FR
% DR
rr
-1 1
GREATRODM �I I
17'-0" x 20'-1 " OI
COURTYARD
r
LL
•
PRIMARY
BEDROOM
16'-10" x
I DRY OFF
SEAT
Yi
I IOPT
I I DR /
OFFICE/FLEX
12'-1 1 " x 7'-6"
'OPTIONAL CASITA
L ,
BEDROOM 2
10'-6" x 10'-11 "
BEDROOM 3
12'-0' x 1 1 '-3"
3
L 1
FIRST FLOOR 2205 SQ. FT.
TOTAL LIVING 2205 SQ. FT.
TARGET 2100 SQ. FT.
50'
4010 WDW
7'-0"
SEAT
r
I I r cv
OPT SPA BATH
OPTIONAL SUPER CLOSET
- BEDROOtivI3 g
�1-
/I1II
r - -
L —
12'-0" x 11 '-3"
1-BM-GARAGE
181-6"xl3'-9" — — —_
OPTIONAL 3-BAY GARAGE
PLAN NOTES
3 BEDROOMS
2.5 BATHS
OFFICE / FLEX
GREAT ROOM
OPT SPA BATH
OPT SUPER CLOSET
OPT 3-BAY GARAGE
di IP'
1110
04.01.2021
'Q' PLAN ONE I 2205 SQ. FT.
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
woodley
architectural
group,inc
GHA-2002 colorado // 731 southpark dr. suite B
Littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
•
A-35
04.01.2021
A-36
b
04.01.2021
17.
iJo
T.O. RIDGE
T.O. PLATE
T,O. W1N.
flN. FLR.
RIGHT ELEVATION 'A►T
•
I
l
ef dm'
SPANISH
LEFT ELEVATION 'A'
1 /4= 1'-0
'Q' PLAN ONE SPANISH
MONTAGE I GHA
PALM DESERT, CALIFORNIA
SPANISH
woodley
architectural
grow p,inc
GHA-2002 Colorado // 731 southpork dr. suite B
littloton, co 801 01 303 683.7 31
California // 2943 pullman st, suite A
• santa ana, co 9 7051 949 553.8919
•
NOTE SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
1►ESE DRnr.iN.DS ARE INTENOBD FOR DESIGN DEVELOPMENT .AND PRELIMINARY STUDS ONLY ANO ARE NOT TO BE USED FOR ANY OT!ER psJFPOEE. SL?CH AS FINAL PILOTING OR FrAL ENGINEERING. COPYRIGHT WOODLEY ARCHITTC.TURAI GROUP INC. TI—E'SE DRAWINGS WY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRR1EN PERMNSSION OF WOODLEY ARCHITECTURAL GROUP. INC.
A-37
1
04.01.2021
L
-G7
J
—
ROOF PLAN 'A'
1 /8" = 1'-0"
J
SPANi511
IROOFLINE AT
'ENHANCED
'ELEVATIONS
-J O NLY
REAR ELEVATION 'A'
1 /4" = 1 '-0"
'Q' PLAN ONE I SPANISH
MONTAGE I GHA
PALM DESERT, CALIFORNIA
Ail
I I
I
�
+
L
1
SP.ASH
T.O. PARA?EI
17
dk
d
w o l y
architectural
group,inc
G HA-2002 Colorado // 731 southpark dr. suite B
IIttleton, co 80120 / 303 683,7231
California // 2943 pullman st. suite A
Santa ana, a 9 705 / 949 553,8919
1
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THEiE Dl.A IGS ARE I4'.11ENDED FOR DESIGN DE,€LOPMENT AN[} PPELv...1m f STLDIES ONLY AND ARE NOT TO 9E uSED FOR ANY GTr x PURPOSE S' ICFF AS FINAL PLQTI C OR FFNA{ ENCINEEQfNG CL7P1RIG►FT +-.'QODi.Er ARC NTEC:TuR AL GEOuP WC THESE DR 4w1NG5 WO( NOT BE UI ED OR DUPLi•ATEG . i1HOu 1 THE EXPRESS wRRTEN FERM69O0. OF ++c,t?DL Er ARCHITECTURAL. GROUP INC
A-38
0
04.01.2021
r
T.Q. RIDGE
r,, PLATE
T 0 WIN,
RN, FLR,
RIGHT ELEVATION T '
LEFT ELEVATION
1 1 4" -
'Q' PLAN ONE I MEDITERRANEAN
MEDITERRANEAN
MEDITERRANEAN
•
•
wooly
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THESE DRAWINGS ARE WENDED FOR EES+GN DEVELOPMENT AND FRELxr+INARY STUDS OplLY ANO .ARE NOT TO BE USED FOR ANY QT1iR PURPOSE SUCH M RNA P1OTTNG CR FreA1 ENGt' EERING. COPYR+GHT WOGGLE( ARCHITECTURAL GROUP I+dC. T1-1ESEDRAwIN‘GS 6AA( roOT BE USED CR DUPLICATED WITHOUT THE EXPRESS WG'111EN PERT. SIGN OF WOODLEY ARCHIIECIURAI GROUP. WC.
G HA- OO2 colorado /731 southpcirk dr. suite B
Iittl ton, co 80120 / 303 683.7231
California /7 2943 pullnan st. suite A
• sonic] ana, co 9 705 1949 553.8919
•
A-39
04.01.2021
ROOF PLAN 'B'
1/ "= 1`O"
3EDITERRANEAN1
I ROOFLINE AT
ENHANCED
ELEVATION
ONLY
REAR ELEVATION N 1131
1 /4„ = 1,_0„
'Q' PLAN ONE I MEDITERRANEAN
1---
E
11,1
awl
li
MEDITERRANEAN
T.O. RIDGE
T.O. PLATE
T.O.
Q
AN. EL_
Ea
wo l y
architectural
group/Inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE' SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
rrIEiE D..L,wuuC5 ARE FHTEN ED FOR DESIGN DE . aoPMEN1 ANC:. PRELvALNAT . SILLIES ONiY AND ARE NOT TO BE u SED FOR AM GTra PURPOSE Si IC_r+ AS FINAL {'LO1 I.tC= OR RNA! ENGINEEs+NG C C f P.FC HT wCOD..E r MC'rTE; TurcA1 (; OL P INC THESE DR WINGS #.i+,v NO1 bE LI ED OR DuPutATED i1HOUT THE E PRESS WQrTrEN FYrRh11S5+CJr CIF wOODLEV ARCHITECTURAL CROUP INC
GHA-2002 colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
cal iornla // 2943 pulirnan si. suite A
santa ono. co 9 705 / 949.553_ 19
A-40
0
1•
04.01.2021
r.0, PARAPET
T.D. PLATE
T.O. WIN,
RIGHT ELEVATION TC'
1 /2„ T 1 0
r�
1
LEFT ELEVATION 'C'
1/4" 1,_0„
'Q' PLAN ONE I MODERN
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MODERN
woodley
architectural
group fine
GHA-2002 Colorado 1/ 731 soutiipark dr. suite B
Littleton, o 801201 30 68.7231
caiitorn a if 2943 pullmon st. suite A
Santa ono, co 9270 1 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
1+ESE DRAWINGS ARE INTENDED FOR DES,GN DEVELOPMENT AND PREDMVARY STUDS ONLY AND ARE NOT TO GE USED FOR ANY OTHER PURPOSE SUCH AS FINAL PLOTTING OP FINAL ENGINEERING. COPYRIGHT wOODLEY ARCHITECTURAL GROUP NC. THEE DRAWINGS MAY r4OT BE USED Oil DUPLICATED WITHOUT wHE EXPRESS MITTEN PER 6SION OF WOODLEY ARCHITECTURAL GROUP. NC.
A-41
04.01.2021
1r-12
J
L — r —
ROOF PLAN 'C'
1 /8" = MODERN
ROOFLUNE AT
ENHANCED
ELEVATFQNS
ONLY
REAR ELEVATION 'C'
1/4'._ 1' „
'Q' PLAN ONE I MODERN
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MODERN
T.O. PARAPET
F.O. PLATE
T.O,WIN. , ao
FIN. FL?-
-1-
wood ley
architectural
grumc
GHA-2002 coiorado // 731 southpar dr. suite
liltlelon, o 80120 / 808 683.7231
calf arnia // 2943 pulirnan st. suite A
Santa ana, cc 9 705 / 949 553.8919
•
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
IF INF DRAVONI3S AREINTENEFT}f3EFKNUral.OPMFNT.AM'FFLItNMhkY:TIMFIIKONYAMC)ARENOTTORE115EDffrRANYf]TP4F.RPUkf.rl5E5,1004i5FINALfI.'-TFWrCJRrrNAIF.M;IMETNr i[FTRI('ifW6oL7AF.off.RCifTKILIRiLr.RCriJFWWDEW QRAJIING5Moor N'TF,FIrSED.ORwreicATFC7%'+f6k11YTljIFEXPRF.iSwR{ffp7JPERMOlOri{3FWDcInLcfARCNfTf[.TIRAIC.'+RQlF IFIC.
A-42
75.4
ev
04.01.2021
0
r
4
Eo
1-
T_. RIDGE
T.O. PLATE
T.G. WIN.
FIN. FLR.
T.O. RIDGE
T,O_ PLATE
r,o, WIN:
FIN. FLR:
T.O. PARAPET
T.O. PLATE
RIGHT ELEVATION 'A'
1/4' _
RIGHT ELEVATION 'Et'
114' = 1'-0'
RIGHT ELEVATION 'C'
1/4" = l: 0::
SPANISI
MEDITERRANEAN
'Q' PLAN ONE I ENHANCED ELEVATIONS
MODERN
411
woodley
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE; SQUARE FOOTAGE MAY VARY BASED OH CALCULATION METHODS
�11 5E DRAWINGS ARE NTi J ( rCrx C).15. awl [Rya {]PME T ANL! PRI:G.411,1AR r smuts rk Lr AND. ARE NOT TO fE UsfD FOR ANY On -ER PURpO:E SIIC.H 15 rH*i PIOruLdG OR FNAL ENGNEERIHG Cf}PYRV[ I1T WCXNJLEf A.K.1.-nrfc.niRAt GROW NAG. TMESE DRAWI. s NON C1)T US+EQ OR 4L+r IJCA1ED wThourfi1E Evp S witmrN rCv.' . IniJ of w: coley u'cHnECaIRAL c,ROUP 14E'
GHA-2002 colorado // 731 southpark dr. suite 8
Littleton, co 80120 303 6831231
california // 2943 pullman si. suite A
sanla ma, co 927051949 553,8919
•
A-43
62'-0" X 120'-0" MIN. LOT
5'-0"
3010 WDW
3010 WDW
1
r
o \ / 1
r; \l
H
COVERED
PATIO
32'-3" x 10'-6"
OPT SGD
Nim7
11.
DINING
14'-5" x 10'-4" --L
LJLI\
II
Dew l I I
KITCHEN
F = = =
REF I
LAUNDR.
�- DROP
-ir--
D II W I
--J— —_L
— — IL - - J
A
II
11
1 I
1 I
A
11
11
/ 1
I
L J L J
N
50'-0"
GREAT ROOM
17'-0" x 20'-1 " 01
PORCH
Ian
COURTYARD
FIRST FLOOR
TOTAL LIVING
2449 S Q . FT.
2449 SQ. FT.
0
PRIMARY
BEDROOM
I I OPT
I I DR /
I -I— OFFICE/FLEX
1712'-1 1 " x 7'-6"
10'-6"x 10'-1 1 "
3
BEDROOM 3 3
12'-0" x 1 1 '-3"
CASITA
10'-1 1" x 12'-6"
Li
50'
0
0
co
N
7'-0"
PLAN NOTES
3 BEDROOMS + CASITA
3.5 BATHS
FFICE / FLEX
REAT ROOM
OPT SPA BATH
OPT SUPER CLOSET
OPT 3-BAY GARAGE
41/
•
04.01.2021
'Q' PLAN ONE I OPTIONAL CASITA I 2449 SQ. FT.
woodley
architectural
group,inc
GHA-2002 colorado // 731 southpark dr. suite B
Littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS•
MONTAGE I GHA
PALM DESERT, CALIFORNIA
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
A-44
04.01.2021
A-45
T,O, RIDGE
I.O. PLATE
TO, W1N.
FIN. FI
RIGHT ELEVATION 'AT
1 /4" ^ 1 '-0"
LEFT ELEVATION TAT
i/1 = 1 0'
04.01.2021
'Q' PLAN ONE I SPANISH OPT CASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
SPANISH
SPANISH
woodley
architectural
gro p,ino
GHA-2002 colorado // 731 southpark dr. suite B
Iittleton, co 801 01 303 683.7231
california // 2943 pullmon st, suite A
santa ono, co 9 7051 949 553.8919
•
NOTE: SQL/ARE FOOTAGE MAY VARY BASED ON CAL ULARON METHODS
1*ESE DRA1'.INGS ARE NTENOEO FOR LESW F1 DEVEaOPMENT AND FFELl4+INARY STUDIES C fILT» O .ARE NOT TO SE USED FOR ANT ()ER i'slPOSE SUCH AS FVJp i PLOTTING OR FINAL E.•Jc tiEERING. COPYRIGHT w ODLEY ARCHITECTURAL GROUP Ike.C. T'ESE CRAY..INC,S PN T NOT 8E USED CR DUPLICATED WITHOUT THE EXPRESS WRITTEN PEkh',&SICN OF WOODLEY ARCHITECTURAL GROUP. INC.
A-46
1
04.01 .2021
1
L—�
4:12
ROOF PLAN 'A'
1/ „i1,-0„
ROFLINE AT
'ENHANCED
(ELEVATIONS
JONLY
492
SPANISH
i
- -- - -
r.w--�-
i
-
1 r
REAR ELEVATION 'A'
1/4„ = 1'-0..
'Q' PLAN ONE I SPANISH I OPT CASITA
MONTAGE I GHA
SPANISH
T.Q. RIDC,
-IN. F. ..
r
wood ley
architectural
group/Inc
GHA-2002 colorado 11 731 southpark dr. suite B
littleton, CO 80120 l 303 683.7 31
california JJ 2943 pullmar7 st. suite A
santa aria, co 92705 / 949 553.8919
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
TI'1 F I:R.4.'1'06155 ARE RdFENDFD FCSR'E-iIC:N ..irvEL{7PMF7c F1Jf} PR€L u,ANARY SILICAS ON(Y AND ARE NOT TO 9E Lap FOR ANY OTNEW PURPOSE SsJC:Li A5 FINAL PLOTTLN.5 OR ANAL EFtFINE F! ! 5 { OPYRIc p T W Aa FY ARC.. IiTI<.^. TLLRA4 GROUP W{ MFjE DRAWIN[;S MAY NOT 6E 1 i- } OR OLIPLI ATM 1 alf-IO )i THE EXPkFfS WRr1TFN P7<RhiL55.1C {}f W1 j 'LEY ARC,HR .TI.IRJ I CROUP INC
1
A-47
-44
04.01.2021
T.Q. RIDGE
T,O, PLATE
T.O. WIN.
RN, FLR.
RIGHT ELEVATION ''
1 /4"F = 1'-0"
LEFT ELEVATION ' '
I j-' = l'-0'
MEDITERRANEAN
'Q' PLAN ONE I MEDITERRANEAN I OPT CASITA
MEDITERRANEAN
wooly
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THESE DRAWINGS ARE INTENDED FOR DE5dGN DEVELOPMENT AND P'BY iINARY STUDS ONLY ANT] .ARE NOT TO BE USED FOR ANY C}TI-ER PURPOSE SUCH AS FINAL PLOTTING OR FETAL ENC EER1NG. COPYRIGHT WOOCLEY ARCHTECTURA1. GROUP I+dC. T1-433# DRAWINGS MAY NOT BE USED CB DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP. INC.
GHA-2002 Colorado // l31 southparl dr. suite B
Littleton, 0 80120 / 303 68.723�
California 1/ 2943 pullrrion st. suite A
santa Iona, co 970.5 / 949 553.8919
•
A-48
1
I RO FLrNE. AT
ENHANCED
ELEVATIONS
Dtjiy
ROOF PLAN 'B'
1/81_11 II
04.01.2021
MEDITERRANEAN
REAR ELEVATION 'B'
1 /4„ = � ,_0„
'Q' PLAN ONE I MEDITERRANEAN I OPT CASITA
MONTAGE 1 GHA
PALM DESERT, CALIFORNIA
MEDITERRANEAN
T.O. RIDGE
T.O. PLATE
T.O.
Q
•
,r
woodley
architectural
group,inc
G HA-2002 caloradt !1 731 southpark dr. suits B
litfillon, ao 8010 /308 .71
califarnla // 2943 pullrnan st. suite A
Santa ana, cc 9 705 / 949.553,8919
1
NOTE_ SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THESE DRAwwC.w ARE INTENDED POP OESICi►.I dEvELOPMEr T AND PRE IMNARY ONs.Y AND M E NOT TO BEt' ED;OR ANY OTHER P41RPC E Shit_H AS FNAL FLCSTTPC. 3RfFNAt EF+GINEfFiNC, CC 'YkrOl f .CcCtEY ARC rTEwTuk' L GROUP INC. SSE DP WINGS MAY NOT RELISE0OR CiUPLICATED WITH+=rifi THE E?P&ESS wQFTTEN PEPMIE IO OF'NOODLE r ARCHFTECTURA{ GRCxrF NC.
A-49
-A,
T.O. PARAPET
T.Q. PLATE
Do- 11,0. WIN,
0
04.01.2021
FIN, FLR. _
RIGHT ELEVATION 'C'
1 411 = y r`f-yii
LEFT ELEVATION 'CI
1 / 4'_- 1 ' -; "
'Q' PLAN ONE MODERN I OPT CASITA
MODERN
MODERN
wooly
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THEE DRA+, iNC.S ARE •NTENDED FOR LESdGr+ DEVELOPMENT AND PREDAA NARY STUDS ONLY ANC .ARE NOT TG BE USED FOR ANY QTpR PURPOSE SUCH AS F.JA1. PLOTTPJG OR ROI ENG EER'r+G. COPYR►GH1T WOOCLEY ARCHITECTURAL GROUP r4C. iI-IESE DRAWINGS MAY NOT BE USED Oa DUPLFCA,1 WITHOUT 1HE EXPRESS w r nEN PERVASION OF WOODLEY ARCHRECTURAL GROUP. a.+C.
G HA-2002 Colorado /1 l31 southpark dr. suite B
Littleton, co 801201 30 68 .7231
California // 2943 pullrnan st. suite A
santa ono, co 92705 1 949 553.8919
0
A-50
041116.,
1/ :12
114:T2
T
4111116.
ROOF PLAN 'Cl
1/ 3'=i
04.01.2021
kr
44;1?
11
_J
MODERN
ROOFLINE AT
ENFIANCED
ELEVATIONS
ONLY
i
REAR ELEVATION 'C'
1/4" = 1'-0"
'Q' PLAN ONE I MODERN I OPT CASITA
••./i C)N
T.O. PARAPET
T.0_ PLATE
t.O- WIN.
FIN. FLR.
wood ley
architectural
group,inc
SOr
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
I H E DRAw1NGS APE 14,1TENDED FOR DESI .J [aE , a0PMEr 1 AND PPELL.5KJA T SICIIE 7 ONLY AND ARE NOT TO BE Lr EC FOR ANY OTHER PURPc JSF SHCN Fri PLCrTfinn OR FINAI ENC FNEERFNG C CP OFCiHT wOOD.EY ARC KTU:10RM. GROUP IF+C n,F.SE LiP75+.r11,1(,S I•iA'i NC)1 bE LrSELr OR p11PUCATEG , i1n, aU r TIME F PRESS wRRTEN r-fRFASS1ON C*F xs:ic LJLEY ARCHITE-:-.TLIRAL CROUP INC
GHA-too colorad° 11 731 southpark dr. suite B
I111Ie1on,co801 0 303 6.83.7231
califarnia /1 2943 pulkiar, st. suite A
Santa ario, Ea 9 705 949.55 ,8919
A-51
04.01 .2021
•y —
b
T.O. RIDGE
T.O. PLATE
T.O. IN.
r,0, RIDGE
T.O. PARAPET
RIGHT ELEVATION 'Al
1/4'1= 11-0"
RIGHT ELEVATION T'
1/4" = 14-0"
T.O. PLATE
T.O. V++IN.
__ ___1!J
� a
r-
-
RIGHT ELEVATION 'C'
1/4" , 1.-0..
'Q' PLAN ONE I OPT CASITA
1
MU
PANIH
DIf R' A EA'
'EL =NM= ■
MOM
ENHANCED ELEVATIONS
irp
•
woodley
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
N':YF : SOUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
Ti-es€ L kA+NINC. AkE NIENDED FOR DESIGN DEYEIOPMENT AND PRELi.FI ARY STUDES C OLY AND ARE NOT 141 11 JSED FOR ANY O#€R PURPOSE iL.i.I1 A`s 1IMAi PLOTTING OR FINAL ENG}:EERING. COP YRIGM *'OODLEY A .RCHTI:C LURAi GROUP NC. TIES E DRAwiNASS MAY NOT TA WED OP DL' PLi; A `LL, ., i' H;,..J I I-' E.PRESS WRIT EN PE ma ,ION OF 'NOC]DLEY ARCHIIE'7URAh GROUP d'4C
G H A-2002 colorado // 731 southpark dr. suite B
Iittl ton, co 80120 / 303 683,7231
californla /f 2943 puilrnan st, suite A
santa aria, as 9 705 / 949 553.8919
•
A-52
LU
r
OPTIONAL SPA BATH
PLAN NOTES
3 BEDROOMS
3.5 BATHS
TEEN ROOM
GREAT ROOM
OPT SPA BATH
04.01.2021
6'-0"
1
0
O
O
N
PRIMARY
BEDROOM
r
16'-8" x 13'-6"
COVERED
PATO
OPT
II BARN
II DOOR
u�
0
N
50'
50'-0" 6'_Ci"
r'�
II GREATROOM
1 C'-6" x 18'-6"
1cL
JO
FOYER
FIRS I -LOUR 239L SCE. I -I.
TOTAL LIVING 2394 SQ. FT.
TARGET 2250 SQ. FT.
II
II
II
II
II
II
II
II
OPT BA PANTRY
II
ii
TEEN ROOM—
17'-3" x 1 1 '-6"
BEDROOM '
1 1'-9"
L-LI"
LI OPTIONAL CASITA
,
L
3010 WDW
3010 WDW
woodley
architectural
group,inc
'Q' PLAN TWO I 2394 SQ. FT.
MONTAGE I GHA
PALM DESERT, CALIFORNIA
GHA-2002 colorado // 731 southpark dr. suite B
Littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS•
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
A-53
04.01.2021
A-54
T.O. RIDGE
04.01.2021
T.O. FLAIL
T.O. WIN.
FIN ELR,
RIGHT ELEVATION 'A'
1 /4" = 1 '-0"
LEFT ELEVATION !Al
1 /4" = 1 I- Y4
IQ 1
PLAN TWO I SPANISH
MONTAGE I GHA
PALM DESERT, CALIFORNIA
SPAN;SH
SPANISH
ow -
woo l y
architectural
group, inc
G HA- 002 colorado // 731 southpark dr. suite B
littlelon, co 80120 / 303 8 .72 1
california JJ 2943 pullrnan st. suite A
santa ana, co 92705 / 949 553.8919
NOTE SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
I HF.S. DRAWINGS ARE INTE DED FOR DESIGN DEVELOPMENT AND PRELIMINARY' STUDIES ONLY AND ARE NOT TO BE .J L) FOR ANY OTHER RuRROSE. SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODC ET? ARCHITECTURAL GROUP. INC, THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT iNE EXPRESS WRITTEN RERm'4SIoN OF WOODLEY ARC IRIECTURAI GROUP. INC
A-55
LC
04.01.2021
- H-F
CI1
ROOFLINE Al
E I 1 ENI- D
i 1 fLEVAT}ONS
OILY
ROOF PLAN 'A'
118" = 1'-C; SPAN'.-1
REAR ELEVATION 'A'
1 4" 1 k fill
'Q' PLAN TWO I SPANISH
SPANISH
T.O. PARAPET
T.O. PLATE
_o. WIN.
Ea
fIN. FIR.
I
2
6
woodley
architectural
grow p,ino
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCJIATION METHODS
OD
TF4ESE DRAWINGS ARE +rITENDEO FOIZ LESC44 DEvELOP+AENIT AND PRELiMWARY STUD ONO( AND .ARE NOT TO 6E USED FOR ANY UDR PURPOSE SUCH As P.Orrly ; () FN L E.GcrJEERING. C ipYR-6Fir wroDLEr n P CHINO.i JRAj C RO;1F r!C. THESE 'DRAWINGS. MAY r.OT RE ka4ED 02 DI PLICATE': WITHOUT 7NE EXPREc.S WRITTEN PE 'xiSSis. 9 ;aF 'NOODLE'''. + x C Hr&:.11.JRAt GR[ lJP INC
GHA-2002 colorado // 731 southpark dr. suite B
littloton, co 80120 / 303 683.7231
callfornia // 2943 pullr on st, suite A
into dna, ccd 9 705 / 949 553.8919
•
A-56
1-
04.01.2021
9
T,O. RIDGE
T.O. PLATE
T,O. IN.
FIN, H.R.
RIGHT ELEVATION 'B'
1 /4" = 1 "-0",
LEFT ELEVATION 'B'
1 /4" = 11-0"
'Q' PLAN TWO I MEDITERRANEAN
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MEDFFERI ANEAf
MAW
MEDITERRANEAN
wo o l y
architectural
group,inc
G HA-2002 colorado // 731 sauthpark dr. suite B
IittIeton, co 80120 l 303 6-83.7 31
california // 2943 pulimion st. suite A
sante one, co 92705 / 949 553.8919
8
NOTE. SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
TIaESE DRAWINGS AIRE1NTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARV STIJIES ONLY AND ARE NO/ 10 OE USED FOR ANY OTHER PURPOSE SUCH AS FINAL PILOTING OR FINAL ENGINEERING, COPYRIGHT WOODk.EY ►.RCHITEC1UkAL GROUP. INC. THESE DRAWINos MAw IN101 BE USED OR DUPLICATED WITHOUT THE EKPRESS WRITTEN PERMISSION OF WOODLEY ARCS IECTURAI GROUP. INC
A-57
04.01.2021
V:
ROOF PLAN T'
I/8' T 1'-0'.
if
MEDITERRANEAN
ROFLINE AT
ENHANCED
ELEVATIONS
ONLY
"NPR
TTAI 1 ,'emu 1 1AILIMP My. 411111111nile
winewrgir a 11111
REAR ELEVATION 'B'
q/4'_ 11 O"
'Q' PLAN TWO I MEDITERRANEAN
MEDITERRANEAN
T.O. PARAPET
T.O. PLATE
T.O. WIN.
0
FIN. FLR.
•
wooly
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY EASED ON CALCULATION METHODS
71-ESE DRAWINGS ARE l'APE ..1DE1 FOR DE.IIGH DEvEtcPMENT AND P'4ELMINARY STUDES ory AND .ARE NOT TO 6E USED FOR Air CP R fiagNasE SIK i AS FINAL PtOTTIWI CrP FN 1. ENGWEERING. COPYRIGHT WOODLEY' ARCHITECTURAL GROJF VC THESE DRAwIrG'S MAY NOT 9E USED DL PLK'A7ED WITH-,!aT 1HE EXPRESS. wamEN RE&IPAISSION OF WOC:DLEr A- CHRECTUR+4 C;RG'UP .14C
G IAA- 002 coforado 1/ 731 southpark dr. suite B
littloton, co 80120 / 303 683.7 31
california /1 2943 pul[nan st. suite A
santa ono, co 92705 / 949 553.8919
•
A-58
cv
04.01.2021
T.O. PARAPET
9
T.O. PLATE
T.O. WIN.
RIGHT ELEVATION 'C'
I IC*DL N
LEFT ELEVATION 1C'
1/4" = 1'-0"
'Q' PLAN TWO I MODERN
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MODERN
dll
woodley
architectural'
group,inc
GHA- 002 colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 83.7 31
california // 2943 pullm n st. suite A
sonto ono, co 92705 / 949 553.8919
NOTE. SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THESE DRAWINGS APE INTENDED FOR DESIGN DEVa0PMENT AND PRELIMINARY STUDIES ONLY AND ARE NO/ 10 BE USED FOR ANY OTHER PUIIWOSE,SUUCH AS FINAL PLOTRNG OR FINAL R INEERIPG. CUPrR+GHT WOODLEK ARCHITEC1URAL GROUP, INC-. MESE CRAWIN S MAN. 1401 .11E USED OR4LPLICA!FD wITHOLITiHHE DEPRESS WRIFTEN PER'.i SIGN OF WO DLEY ARC411IEC URAk GROUP, INC.
8
A-59
ROOF PLAN 'C'
1 /8,. = 1. ,.
04.01.2021
OOFLUNE AT
ENHANCED
ELEVATIONS
ONLY
1(4.12
7
tsDE N
REAR ELEVATION 'C'
1 /4' -
'Q' PLAN TWO I MODERN
I —Iry
j(JI FRl1
T.O. PARAPET
T.O. PLATE
T.O. WIN.
FIrJ. FLR-
r
•
J
do-
N
00
.�r
woodley
architectural
group/Inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SO TARE FOOTAGE MAY VARY BASED ON CALCLILATION METHODS
FN E CIkkV4a`JC 5 AkE 1FJ=E1JDED F-ZJ uiGN DEvELoPmElil AtJD FReumW d..0 StLLIE JFILV PAO AkE ITOt t bE LI W PER ANY in THEIR PuIRP:JSE PI,Oi.a1`.G OR FINAI L'fl WkI:i.. t-JL..Ef AY=1-t'EL ILRAL G4:]Up IFIC : •'E]E L. Ai,!I I•.... PAY NCI bE JSELf Lk Ll.!PLC I FEU 'iII)lad! FIE E.Ci'R�SS WFYrIEt./ PErtr.110E]N cSF WrIlithaV Ab[r:r[ L*AL CAOL? INC'
GHA-2002 colarado 11 731 southpark dr. suite B
11ttleton, co 80120 / 303 683.7231
California JJ 2943 pullrnon st. suite A
santio ano, ca 92705 / 949 553.8919
•
A-60
ti
04.01.2021
0
alp
rzo
T.O. -
T.Q. PLATE
T.O. WIN.
FIN. FLR.
RID -GE
T.Q. PLATE
T,. WIN.
FLR.
T.O. PARAPET
1.0. PLATE
T.O_ WIN.
RIGHT ELEVATION 'A'
11'=1..„
RIGHT ELEVATION 'B'
1/411 1I-0IF
RIGHT ELEVATION 'C'
1/4" _ 1, O„
'Q' PLAN TWO I ENHANCED ELEVATIONS
MONTAGE I GHA
PALM DESERT, CALIFORNIA
SPANISH
MEDITE RANJEA I
CODER!
wooly
architectural
gro p,ino
GHA-2002 Colorado // 731 southperk dr. suite B
Littleton, co 80120 / 303 683.7231
california // 2943 pullmon st_ suite A
sonic] ono, co 9705 / 949 553.8919
•
NOTE: SQUARE FOOTAGE MAY VAR BASED ON AL JLATI0N METHODS
T1iESE.DRA wINGS ARE NTENIDSZtEOR DESIGN DEvELO4MENT AND PRE 4-vhART' DJDIES ONLY AND ARE 'JOT TO BE.JSED FORA x ;.TAR P1JRPOSE SUCH AS FINAL PLOSTIA C; OR . F .IAt EFIGINEERW, COPIRIGILIT WC)ODLE'' ARCtTEGJSIRAL GROUP .JC TNESE DRAWIAGS NA'NAV WOT BE USED OQ DUPLICATED WrHHCSJT'W E E%PREUS WRITTEN PER A SSSON OF'OODLE!' AkCHrI:fTURP,. GROUP gNIC
A-61
PLAN NOTES
3 BEDROOMS + CASITA
4.5 BATHS
TEEN ROOM
GREAT ROOM
OPT SPA BATH
6'-0" 50'-0"
5010 WDW
20'-0" MIN. LOT
(9
NIN
'"-0" x 13'- "
r— —r
II
II
II
II
II
II
II
N /
- -- eNe+—REF
V)
0
■
1:keg :
FAT
emg. 94.11 vie Pr
00
L
II ` PREP
w
PRIMARY
BEDROOM
16' -8" x 13'-6"
COVERED
PATIO
OPT
BARN
DOOR
niu
35'-8" x v'-0"
-, 1
__Li
GREAT ROOM
18'-6" x 18'-6"
to_
JO
FIRST FLOOR
TOTAL LIVING
FOYER
OPT BAR PANTRY
KITC H =N
II
v
4i)
/MAIN
2638 SQ. FT.
2638 SQ. FT.
BEDROOM 3
10'-5" x 12'-4"
TEEN ROOM 3
17'-3" x 1 l '-6"
50'
0
0
0
co
3010 WDW
0,
6-C '
o
r\
O
LO
woodley
'Q' PLAN TWO I OPTIONAL CASITA I 2638 SQ. FT. architectural
04.01.2021
GHA-2002 colorado // 731 southpark dr. suite B
Littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS•
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
MONTAGE I GHA
PALM DESERT, CALIFORNIA
A-62
T.O. RIDGE
1
9
b:•
T.D. PLATE
T.0. WIN.
FIN. FLR.
04.01.2021
RIGHT ELEVATION 'A'
LEFT ELEVATION 'A'
1 /4" - 11-0"
I»- 4,4. el rrotio
oiztLi •
--4
.:I'V 4..."446
' -44
I �
[1
I
.
! lell -PH
1 1
71 '.
n
e-
'14
+ trr . 1
'Q' PLAN TWO I SPANISH I OPT CASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
SPANISH
SPANISH
Jo -
di
wool y
architectural
group, inc
GHA-2002 colorado // 731 southpark dr. suite B
Ilttleton, co 80120 / 303 8.721
californla JJ 2943 pullrnan st. suite A
santa ana, co 92705 / 949 5 .8 19
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION I,+IETHODS
IHF.Sg DRAWINGS ARE INTENDED FOR DESIGN DEVaOPMENT AND PRELIMIraARw STUDIES ONLY AND ARE NOT TO OE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PILOTING OR FINAL ENGINEERING. COPYRIGHT WOODCEY ARCHITECTURAL GROUP. INC. THESE DRAWINGS MA1' n1O1 BE USED OR CuPLICA!EDwirROu1 THE EMUS WR1WTEN PERWSSION OE ri+°COLEY ARcKINECrUaAk GROUP. INC
1
A-63
04.01 .2021
V=
1
J
ROOF PLAN 'A'
u
1/8"=1'0" SPANISH
1
ROOFLINE AT
ENHANCED
ELEVAfONS
OWL Y
REAR ELEVATION 'A'
1 4n1 _ 1 kyQri
'Q' PLAN TWO I SPANISH OFTCASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
SPANISH
T.O. PARAPET
T.O. PLATE
i.0. WIN.
Ea
fIN. FIR.
2
6
fwoodIey
architectural
group fine
G H A- 00 olor thpar .
litilytondo, // co731 80120so / 30 658.7231drsuits B
California // 2943pullmon st, suite A
sank] cino, co 9 705 / 949 553.8919
•
NOTE- SQUARE FOOTAGE MAY VARY BASED ON CALC4LATION MEI1 IOW
''ESE ORA..Ir•+C;. ARE +Pirate, FOR ❑IE5c01* T'.EvELOPMENT AN:J PREI:t,1WARY STUDIS ONO Arad .ARE MOT TO RE USED FOR ANT ()!3 ER 1 C35 E SIKH AS;w P,OTTIN . C}` FN L Et4k5sNEERING. COPYRaGHI w r DLEY` A RL:HI1ECTI JRAt C RCI'JF VC.. THESE DRAWING,% MAY NOT 9E ka4ED 02 DI.PLICA. EET WITHOUT -WE EXPREe3 WqrTIEN P[ /5.91 xa OF wOODLEr A fiHIs& 11,IR4L GRC:UP xwC
A-64
—.O.
— O. s'::.4.
`;N. FIR
04.01.2021
RIGHT ELEVATION
1 /4" = 1'-0"
LEST ELEVATION ''
1/4"-1IQFI
iRr
4001,040101
PL1 fi f ' WEI 10110411141111111
ll11i D#t+!
WOO imam Ir Lt; OEM ..ado
'Q' PLAN TWO I MEDITERRANEAN I OPT CASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MEDIFERIANEAI
MEDITERRANEAN
yr-
woo l y
architectural
group,inc
GHA-2002 calorado 1/ 731 southpark dr. suite B
littlelon, co 80120 l 303 8.71
california // 2943 pullrncn st. suite A
santa ana, co 92705 / 949 553.8919
•
NOTE. SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
THESE DI AWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMIr+ARV STUDIES ONLY AND ARE NOT TO OE USED FOR ANr OTHER f`URPOSE. SUCH AS FINAL PtOTfNG OR FINAL ENGINEERING, COPY PGHT WOODk Er ARCHITEC1UkAL GROUP. INC. THESE DRAWING MAY .JO1 BE I.4ED OR DuPLICAtED wITHOUT'NE ExPRESS WR1JTEt.J P'ER:YLSSION OF WODDLEY ARC IiIECTUOAt GROUP. +NC
A-65
04.01.2021
V:
if
ROFLINE AT
ENHANCED
ELEVATIONS
ONLY
ROOF PLAN T'
/8" 1'-0" MEDITERRANEAN
_, r #! r * #t r - 1� .fi r r - ii *AA
111111/PI['wbLAll
TT$tisl 611rit►_-7r - ,i e 1 � IP 14 .440 1 1r1. 441 0 n; t liter
REAR ELEVATION 'B'
1/4'— y1 O"
'Q' PLAN TWO I MEDITERRANEAN
MEDITERRANEAN
T.O. PARAPET
T.O. PLATE
T.O.
0
FIN. FLR.
di
wooly
architectural
group,inc
MONTAGE I GHA
PALM DESERT, CALIFORNIA
NOTE: SQUARE FOOTAGE MAY VARY EASED ON CALCULATION MIE I zODS
71-ESE DRAWINGS ARE vTar..1DEI FOR DE.i C14 DEvEtOPMENT AND P'4ELMINARY STUDES ONO' AND .ARE NOT TO EE USED FOR Mr 01PiER PLAPosE SI,CH AS FINAL PtOTTIWI C:i' FN 1. ENGWEERING. COPYRIGHT WOODLEY' ARCHITECTURAL GROJF VC THESE DRAwIrG'S MAY NOT 9E USED DL PLK'A7EQ WITH-. uT 1HE EXPRESS wamEN PEs•+.SCSIO 1 OF WOC:DLEr A- CrfECTTUR+4 C;RCW .14C
G IAA- 002 coforado 1/ 731 southpark dr. suite B
littloton, co 80120 / 303 683.7 31
california /1 2943 pul[nan st. suite A
sonic] ono, co 92705 / 949 553. 919
•
A-66
F.O. PARAPET
T.O. PLATE
T.O. WIN.
0
9
FIN. FLR,
04.01.2021
RIGHT ELEVATION `C'
LEFT ELEVATION 'C'
1 /4F, _ 1 '-0"
I
Q'PLANTWO MODERN I OPT CASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MODERN
MODERN
woodley
architectural
group,inc
GHA-2002 Colorado // 731 southpark dr, suite 8
littleton, co 80120 / 303 683.7231
california // 2943 pullrnan st. suite A
santo ana, co 92705 / 949 553.8919
NOTE. SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
iIIESE Diz.AWYNOS ARE INTENDED FOR DESIGN DEVEaOPMENT AN() PRELINUNtART STUDIES ONLY AND ARE N01 r0 BE !USED rOR ANY OTHER ruRPOSLSYJCH AS FINAL Pl0T11NO OR FINAL ENGINEERING. COPYIIIGHT WOODLEK r.RCHITEc1URAL GROUP% , MESE DRAWINGS )MT NOTE USED ORDUPLICRIED wiTHOLIT'NE DEPRESS WRflTEN PER.•lsSSIOH OF WOODLEY.iRCFNIECTURAi. GROUP. INC
1
A-67
ROOF PLAN 'C'
1 / 8' -0'
04.01.2021
l4:
I14:'2
MODERN
ROOFLINE Al
ENHANCED
ELEVATIONS
ONLY
REAR ELEVATION 'C'
1 /4" = I '-0"
'Q' PLAN TWO MODERN I OPT CASITA
MONTAGE I GHA
PALM DESERT, CALIFORNIA
MODERN
T.O. PARAPET
T.Q. PLATE
T.O. WIN.
FIN, FLR_
J
.�r
woodley
architectural
groupfinc
GHA-2002 Colorado // 731 southpork dr. suite B
Ii I tloto n, co 80120 / 303 683.7 31
california // 2943 pullrnan st. suite
sonic' ono, co 9 705 / 949 553.8919
•
NOTE' SQUARE FOOTAGE MAY VARY BASED ON CALCJILATION METI OD
rHESE DRAWINGS ARE nErzei KIT} DECO DEvELORFA IT AND PRE[.x.IWART STUE:ES ONLY AF.Ci .ARE NOT T TO BE USED FOR ANT CPHER +` .IRP V E 31 h. H iki €NM PLcIU4.0 OR FNML E JC,rt+EEiRING. CaPYRHE W flr7 DLEV A RC HITE'CTI C R; I.JP ter MBE T]RAWIF'G' MA r h= r iE LJ$ED 09 DI LIC. A1EO WITHOUT'HE EMPRESS WRIVEN F{RJ. SQL.' F f:: UIEY ARtF113E- 1IJRAL ORG,RP riC
A-68
0
0
T.O. RIDGE
T.Q. PLATE
T.Q. WIN.
FIN, FLR,
T.O. RIDGE
T.Q- PLATE
T.O. WIN,
FIN, FLR,
T.O. PARAPET
T.0. PLATE
T.O. WIN,
FIN. FLR.
04.01 .2021
t
91
L
lII
I 1,1 ff‘r:
RIGHT ELEVATION 'A'
1/4" = 11-0"
RIGHT ELEVATION 'B'
1/4„ T
1
RIGHT ELEVATION 'C'
1 /411 = 1,_O„
'II
;. i. •t
711
r7 III IT:TI • ;
4 11
'Q' PLAN TWO I OPT CASITA I ENHANCED ELEVATIONS
MONTAGE I GHA
PALM DESERT, CALIFORNIA
1
MEDITERRAf EAN
MODERN
10,
wooly
architectural
grow ,ir o
GHA-2002 Colorado // 731 southpark dr. suite B
Iittleton, co 80120 / 303 683.7231
calliornia // 2943 pull an sf. suite A
santo ana, ca 9 705 / 949 553.8919
0
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
TREE .13RAYANC6 ARE IN1ENL ED FOR URN b'€.OPMEN1 AND. PRELImE AR? StLetiES'JNLY AND ARE MOT To BE Lt5ED FOR ANY' TFRE? PURPOSE Stini AS Px kAL PLOT! NG C1K FIN fu EAI rriE#Ra.G. COPYRI[ait W4 Jt5 ac.FirlEMRAL GROUP IN . tr1EE ORA,+:INGS #, A y Rol E uSE (]R duR SC MEI!! wI1i-ctrl tHE EkPR8S WRIttEN FERivut.stON OF wO{7DiEY ARONtECTUIAL GaeouP R'FC-
A-69
SCHEME 1
A-SPANISH
MONTAGE
PALM DESERT, CALIFORNIA
SCHEME 2
A-SPANISH
MONTAGE
PALM DESERT, CALIFORNIA
SCHEME 3
A-SPANISH
MONTAGE
PALM DESERT, CALIFORNIA
04.01.2021
PinI
3
SCHEME 4
SCHEME 7
r aifirA4;Erl.
ROOF 115% BOOSTING
PRIMARY STUCCO
TRIM
FASCIA I GARAGE DOOR I SIDING
ENTRY DOOR
WROUGHT IRON I IRON GATE
DECORATIVE TILE 6X6
B-MEDITERRANEAN
MONTAGE
PALM DESERT, CALIFORNIA
ROOF
PRIMARY STUCCO
TRIM
CAST TRIM I STUCCO OVER FOAM
FASCIA I GARAGE DOOR I TRIM BOARD
ENTRY DOOR
IRON GATE
C-MODERN
MONTAGE
PALM DESERT, CALIFORNIA
PRIMARY STUCCO
SECONDARY STUCCO
GARAGE
ENTRY DOOR
IRON GATE
WOOD TILE
STONE
SCHEME 5
SCHEME 8
ROOF 115% BOOSTING
PRIMARY STUCCO
TRIM
FASCIA I GARAGE DOOR I SIDING
ENTRY DOOR
WROUGHT IRON I IRON GATE
DECORATIVE TILE 6X6
B-MEDITERRANEAN
MONTAGE
PALM DESERT, CALIFORNIA
ROOF
PRIMARY STUCCO
TRIM
CAST TRIM I STUCCO OVER FOAM
FASCIA I GARAGE DOOR I TRIM BOARD
ENTRY DOOR
IRON GATE
C-MODERN
MONTAGE
PALM DESERT, CALIFORNIA
PRIMARY STUCCO
SECONDARY STUCCO
GARAGE
ENTRY DOOR
IRON GATE
WOOD TILE
STONE
1
SCHEME 6
1161
SCHEME 9
EXTERIOR COLOR SCHEMES
MONTAGE I GHA
PALM DESERT, CALIFORNIA
ROOF 1 15% BOOSTING
PRIMARY STUCCO
TRIM
FASCIA I GARAGE DOOR I SIDING
ENTRY DOOR
WROUGHT IRON I IRON GATE
DECORATIVE TILE 6X6
B-MEDITERRANEAN
MONTAGE
PALM DESERT, CALIFORNIA
ROOF
PRIMARY STUCCO
TRIM
CAST TRIM I STUCCO OVER FOAM
FASCIA I GARAGE DOOR I TRIM BOARD
ENTRY DOOR
IRON GATE
C-MODERN
MONTAGE
PALM DESERT, CALIFORNIA
PRIMARY STUCCO
SECONDARY STUCCO
GARAGE
ENTRY DOOR
IRON GATE
WOOD TILE
STONE
dew
•
woodley
architectural
groupfinc
G HA-2002 olorado / 731 southpark dr. suite B
IiHleton, co 80120 / 303 683.7231
california // 2943 pulirnan st. suite A
santaono, co 9270.5/949 553.8919
•
•
NOTESQUARE FOOTAGE MAY VARY BASED ON CALC,ILATION METIODS
rHESE DRAWINGS ARE tom ts1 fOT} CIUSN DEvELORFA wIT AND NEL ,MART STt1D.ES ONLY P.rn, ARE NOT TO E ',KED FOR ANT O'ER 4.1.1x9r.11E s I n. H y , ;Poi. PLOTTNG OR FNML Eocpe4EERING. COPYR. Fir * no DLE? ARCHITECT! JRAL C 12 ]JP #+'C MBE DRAWINGS MA r ry= f iE USED 09 DIRLIC. ATED WITHOUr111HE EMPRESS W?rEN I:T*144.510N7FWOODLEY ARt1 WILIRAL GRDijP t a
A-70
SCALE: 1" = 100'
100 50 0 100 200 300
GRAPHIC SCALE
1-
17
16
15
14
13
12
d
0
0
b 10
1
CAN
1
1
11
9
TRAM CIO. 33OO 7
I /
SCHOLAR LANE WEST
(EXISTING PUBLIC STREET)
19 20
7-LOTM
i j \\
7-LOT N
8 7 6 5 4 3
9
y
11
EXISTING PARCEL C
(694-:'00-014)
LOT H
JULIE DRIVE
12 I
------z_ I r,
13 I 14
JERI LANE
(EXISTING PUBLIC STREET)
24
LOT U —
N N
p
w
z
J
SHEPHERD
Ng=
38.00'
LOT V 'N
M
b
34
36
37
LOT Q
TENTATIVE TRACT MAP No. 37993
MONTAGE PALM DESERT
CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
BEING A PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 32, AND A PORTION OF THE SOUTHEAST
QUARTER OF THE NORTHEAST QUARTER OF SECTION 32, ALL WITHIN TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO MERIDIAN.
J
SCHOLAR LANE EAST
(EXISTING PUBLIC STREET)
--T-------7----T---ram
25
L
WNDFLOWER COURT
(EXISTING PUBLIC STREET)
T
16
Lr
15
49 48
LOT R
r-�
14
jrr
N 89'54'46" E 609.6
LOT W
47
38 39 40 41 42
2 1
L15
16
62
rLOT K
j N 89'54'OSE 209.9 f
Ir1ST rRoz 2944Q268860
JULE DRIVE
I
1
2
61 60
59
EXISTING PARCEL E
(694-300- 015)
I T-
I I
._s---1-1 I r--r---t- I
3 11 4
I. li
ENCORE LANE
(EXISTING PUBLIC STREET)
1
10
LOT X
50 /6\
5'
51 A
52
53
54
5'
LOT L-
55
- LOT T
5'
N 44'54' 17" E
32.53'
A,11'11'12"
58 57 56
I
/T\
50'
/5\
50'
w
i z
co Q
3 Q
to
CO I-
b a
/9\
50'
10
50'
LEGAL DESCRIPTION
PARCEL A: (APN: 694-300-001-9)
THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE NORTH-
EAST QUARTER OF SECTION 32, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE
AND MERIDIAN.
PARCEL B: (APN: 694-300-005-3)
THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE NORTH-
EAST QUARTER OF SECTION 32, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE
AND MERIDIAN.
EXCEPTING THEREFROM THAT PORTION OF SAID LAND CONVEYED TO THE CITY OF PALM DESERT,
A MUNICIPAL CORPORATION, AS SET FORTH AND DESCRIBED IN THAT CERTAIN DOCUMENT RE-
CORDED JULY 16, 2002 AS INSTRUMENT NO. 2002-389550 OF OFFICIAL RECORDS.
PARCEL C: (APN: 694-300-014-1)
THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTH-
EAST QUARTER OF SECTION 32, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE
AND MERIDIAN.
EXCEPTING THEREFROM THAT PORTION OF SAID LAND CONVEYED TO THE CITY OF PALM DESERT,
A MUNICIPAL CORPORATION, AS SET FORTH AND DESCRIBED IN THAT CERTAIN DOCUMENT RE-
CORDED JUNE 28, 2002 AS INSTRUMENT NO. 2002-357980 OF OFFICIAL RECORDS.
ALSO EXCEPTING THEREFROM THAT PORTION OF SAID LAND CONVEYED TO THE CITY OF PALM
DESERT, A MUNICIPAL CORPORATION, AS SET FORTH AND DESCRIBED IN THAT CERTAIN DOCUMENT
RECORDED JULY 21, 2014 AS INSTRUMENT NO. 2014-0268860 OF OFFICIAL RECORDS.
PARCEL D: (APN: 694-300-002-0)
THE SOUTH ONE HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 32, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO
BASE AND MERIDIAN.
EXCEPTING THEREFROM ALL OIL, GAS AND OTHER MINERAL DEPOSITS, TOGETHER WITH THE RIGHT
TO PROSPECT FOR, MINE, AND REMOVE THE SAME ACCORDING TO THE PROVISIONS OF SAID ACT
OF JUNE 1, 1938 AS RESERVED BY UNITED STATES PATENT NO. 1209709, RECORDED JULY 21,
1960 IN BOOK 2736, PAGE 56, OF OFFICIAL RECORDS.
PARCEL E: (APN: 694-300-015-2)
THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTH-
EAST QUARTER OF SECTION 32, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE
AND MERIDIAN.
EXCEPTING THEREFROM THAT PORTION OF SAID LAND CONVEYED TO THE CITY OF PALM DESERT,
A MUNICIPAL CORPORATION, AS SET FORTH AND DESCRIBED IN THAT CERTAIN DOCUMENT RE-
CORDED JUNE 28, 2002 AS INSTRUMENT NO. 2002-357980 OF OFFICIAL RECORDS.
ALSO EXCEPTING THEREFROM THAT PORTION OF SAID LAND CONVEYED TO THE CITY OF PALM
DESERT, A MUNICIPAL CORPORATION, AS SET FORTH AND DESCRIBED IN THAT CERTAIN DOC-
UMENT RECORDED JULY 21, 2014 AS INSTRUMENT NO. 2014-0268860 OF OFFICIAL RECORDS.
ALSO EXCEPTING THEREFROM ALL OIL, GAS AND OTHER MINERAL DEPOSITS, TOGETHER WITH THE
RIGHT TO PROSPECT FOR, MINE, AND REMOVE THE SAME ACCORDING TO THE PROVISIONS OF
SAID ACT OF JUNE 1, 1938 AS RESERVED BY UNITED STATES PATENT NO. 1209709, RECORDED
JULY 21, 1960 IN BOOK 2736, PAGE 56, OF OFFICIAL RECORDS.
COLLEGE
DRIVE
UTILITY PROVIDERS
WATER:
SEWER:
GAS:
ELECTRIC:
TELEPHONE:
CABLE TV:
COACHELLA VALLEY WATER DISTRICT
COACHELLA VALLEY WATER DISTRICT
SOUTHERN CALIFORNIA GAS COMPANY
SOUTHERN CALIFORNIA EDISON
FRONTIER
TIME WARNER
BASIS OF BEARINGS
(760 398-2651
(760 398-2651
800 427-2200
800 655-4555
877 775-6373
.888 892-2253
THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF
PORTOLA AVENUE AS SHOWN BY TRACT MAP NO. 36793, AS FILED
IN BOOK 463 AT PAGES 18 THROUGH 24, INCLUSIVE OF MAPS,
OFFICIAL RECORDS OF RIVERSIDE COUNTY, BEING N 0'05'38" W.
BENCHMARK
BENCH MARK NO.
LOCATION:
PD #101 ELEV. 229.507
2" CITY OF PALM DESERT BRONZE DISK IN CONCRETE
CATCH BASIN AT THE NW COR. OF C.B., SOUTH OF THE
SW COR. OF PORTOLA AVENUE & GERALD FORD DRIVE.
DATUM: NGVD29
LEGEND:
TRACT BOUNDARY
CENTERLINE
- EXIST. R/W OR LOT LINE
= EXIST. CURB & GUTTER
PROPOSED DIP WATER MAIN
- - - - - EXISTING WATER MAIN
PROPOSED PVC SEWER MAIN
- - - - - EXISTING SEWER MAIN
— — PROPOSED STORM DRAIN
CB 0 PROPOSED CATCH BASIN
ABBREVIATIONS:
AC.
CB
C&G
CY
EG
EX.
FG
FL
FS
I NV.
SF
TC
TF
TW
WS
ACRES
CATCH BASIN
CURB & GUTTER
CUBIC YARDS
EXISTING GROUND
EXISTING
FINISH GRADE
FLOW LINE
FINISH SURFACE
INVERT ELEVATION
SQUARE FEET
TOP OF CURB
TOP OF FOOTING
TOP OF WALL
WATER SURFACE
EASEMENT NOTES
1 RESERVATIONS, EXCEPTIONS AND PROVISIONS CONTAINED IN THE PATENT FROM
THE UNITED STATES OF AMERICA, AND IN THE ACTS AUTHORIZING THE ISSUANCE
THEREOF, RECORDED SEPTEMBER 12, 1960 AS INSTRUMENT NO. 79385, IN
BOOK 4811, PAGE 137 OF OFFICIAL RECORDS. AFFECTS PARCEL C
CAN NOT BE LOCATED FROM RECORD.
2 RESERVATIONS, EXCEPTIONS AND PROVISIONS CONTAINED IN THE PATENT FROM
THE UNITED STATES OF AMERICA, AND IN THE ACTS AUTHORIZING THE ISSUANCE
THEREOF, RECORDED OCTOBER 5, 1960, AS INSTRUMENT NO. 86352 OF OFFICIAL
RECORDS. AFFECTS PARCEL B. CAN NOT BE LOCATED FROM RECORD.
3 RESERVATIONS, EXCEPTIONS AND PROVISIONS CONTAINED IN THE PATENT FROM
THE UNITED STATES OF AMERICA, AND IN THE ACTS AUTHORIZING THE ISSUANCE
THEREOF, RECORDED JUNE 10, 1960, IN BOOK 2736, PAGE 56 OF OFFICIAL
RECORDS. AFFECTS PARCEL D.
CAN NOT BE LOCATED FROM RECORD.
EASEMENT IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION,
FOR EITHER OR BOTH POLE LINES, CONDUITS OR UNDERGROUND FACILITIES,
RECORDED MAY 27, 1966 AS INSTRUMENT NO. 55493 OF OFFICIAL RECORDS,
AFFECTS PARCEL D.
EASEMENT IN FAVOR OF CITY OF PALM DESERT, FOR ROAD PURPOSES, RECORDED
NOVEMBER 1, 1985 AS INSTRUMENT NO. 247397 OF OFFICIAL RECORDS,
AFFECTS PARCEL D.
EASEMENT IN FAVOR OF THE CITY OF PALM DESERT, FOR OVERHEAD UTILITIES,
RECORDED JULY 28, 1986 AS INSTRUMENT NO. 177402 OF OFFICIAL RECORDS,
AFFECTS PARCEL D.
/ \ EASEMENT IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION,
FOR EITHER OR BOTH POLE LINES, CONDUITS OR UNDERGROUND FACILITIES,
RECORDED NOVEMBER 6, 1986 AS INSTRUMENT NO. 280713 OF OFFICIAL
RECORDS. AFFECTS PARCEL D.
8 RESERVATION, EXCEPTIONS AND PROVISIONS CONTAINED IN THE PATENT FROM
THE UNITED STATES OF AMERICA, AND IN THE ACTS AUTHORIZING THE ISSUANCE
THEREOF, RECORDED APRIL 22, 1958 AS INSTRUMENT NO. 28992, IN BOOK
2259, PAGE 2, OF OFFICIAL RECORDS. AFFECTS PARCEL E.
CAN NOT BE PLOTTED FROM RECORD.
11
12
EASEMENT IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION,
FOR PUBLIC UTILITIES, RECORDED FEBRUARY 11, 1966 AS INSTRUMENT NO. 15817
OF OFFICIAL RECORDS.
AFFECTS PARCEL E.
EASEMENT IN FAVOR OF THE CITY OF PALM DESERT FOR PUBLIC ROAD AND
HIGHWAY PURPOSES, RECORDED NOVEMBER 1, 1985 AS INSTRUMENT NO. 247400
OF OFFICIAL RECORDS.
AFFECTS PARCEL E.
EASEMENT IN FAVOR OF THE CITY OF PALM DESERT FOR OVERHEAD UTILITY,
RECORDED NOVEMBER 4, 1986 AS INSTRUMENT NO. 278659 OF OFFICIAL
RECORDS. AFFECTS PARCEL E.
EASEMENT IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION,
FOR PUBLIC UTILITY PURPOSES, RECORDED NOVEMBER 25, 1986, AS INSTRUMENT
NO. 299187 OF OFFICIAL RECORDS.
AFFECTS PARCEL F.
NOTE: THE ABOVE LISTED ITEMS ARE THE ONLY EASEMENTS
OF RECORD AFFECTING THIS TENTATIVE TRACT MAP.
LAND USE SUMMARY
LOT NO. LAND USE ACREAGE (AC.) PERCENT (%)
1-37 SINGLE-FAMILY RESIDENTIAL 8.81 AC. 37.69%
(9,700 SF MINIMUM)
38-63 SINGLE-FAMILY RESIDENTIAL 5.00 AC.
(7,200 SF MINIMUM)
A-G PUBLIC STREETS (INTERIOR STREETS) 5.10 AC.
H PUBLIC STREET - JULIE DRIVE 1.13 AC.
I-U OPEN SPACE - LANDSCAPE 1.96 AC.
V-X OPEN SPACE - RETENTION BASINS 1.38 AC.
TOTAL 23.38 AC.
21.39%
21.81%
4.83%
8.38%
5.90%
100.00
PRELIMINARY EARTHWORK ESTIMATE:
CUT FILL
MASS EXCAVATION 97,686 C.Y. 10,139 C.Y.
SHRINKAGE (15%) (12,210) C.Y.
SUBSIDENCE (0.17') (3,400) C.Y. 577 C.Y.
OVER -EXCAVATION 74,079 C.Y. 83,339 C.Y.
NET TOTALS 159,155 C.Y. 94,055 C.Y.
EXPORT: 65,100 C.Y.
NOTE:
UPON APPROVAL, IT WOULD BE OUR INTENT TO DISPOSE OF
EXPORT MATERIAL ONTO THE EXISTING VACANT LAND, WEST
OF THIS PROJECT SITE.
IF SUCH APPROVAL CAN NOT BE OBTAINED, EXPORT MATERIAL
SHALL BE DISPOSED OF AT AN APPROVED ALTERNATE LOCATION.
SHEET INDEX
SHEET 1
SHEET 2
SHEET 3
SHEET 4
SHEET 5
SHEET 6
TITLE SHEET, LEGAL DESCRIPTION & NOTES
TENTATIVE MAP & PRELIMINARY GRADING
TENTATIVE MAP & PRELIMINARY GRADING
PRELIMINARY WATER, SEWER & STORM DRAIN
PRELIMINARY GRADING SECTIONS
PRELIMINARY GRADING SECTIONS
DINAH
SHORE
DRIVE
THOUSAND
I PALMS
L.: GERALD
RANCHO > I 1
MIRAGE a
>-
w
Ct
w
1-
z
0
10
FORD
4� F
Sl TE
FRANK ) SINATRA DRIVE
w
w
J w PALM
12 z DESERT Y
0> 0
0
0
COUNTRY CLUB DRIVE
VICINITY MAP
NTS
GENERAL INFORMATION
1. EXISTING GENERAL PLAN: TOWNCENTER
2. PROPOSED GENERAL PLAN: CONVENTIONAL SUBURBAN NEIGHBORHOOD
3. EXISTING ZONING TOWNCENTER
4. PROPOSED ZONING: PLANNED RESIDENTIAL
5. EXISTING LAND USE: VACANT
6. PROPOSED LAND USE: SINGLE FAMILY RESIDENTIAL
7. ADJACENT LAND USE: NORTH: SINGLE FAMILY RESIDENTIAL
SOUTH: SINGLE FAMILY RESIDENTIAL
EAST: VACANT
WEST: VACANT
8. ALL GRADED SLOPES WILL BE A MAXIMUM OF 2:1, UNLESS OTHERWISE SHOWN
AND APPROVED.
9. THE APPLICANT/DEVELOPER RESERVE THE RIGHT TO FILE MULTIPLE FINAL MAPS
FOR TENTATIVE TRACT MAP, PURSUANT TO SECTION 66456.1
10. THIS IS AN APPLICATION FOR A DEVELOPMENT PERMIT.
11. ESTIMATED EARTHWORK QUANTITIES: SEE BELOW HEREON.
12. THERE ARE NO EXISTING HABITABLE STRUCTURES WITHIN THE TENTATIVE
TRACT BOUNDARY
13. MINIMUM PUBLIC/PRIVATE STREET GRADE IS 0.5%
14. THE APPLICANT/DEVELOPER RESERVES THE RIGHT TO MERGE LOTS ON THE
FINAL MAP(S).
15. ALL IMPROVEMENTS REQUIRED BY THE CITY OF PALM DESERT SHALL BE INSTALLED
TO THE SATISFACTION OF THE CITY ENGINEER.
16. ALL PROPOSED LOT DIMENSIONS ARE APPROXIMATE.
17. THE AERIAL TOPOGRAPHY WAS FLOWN AND COMPILED PHOTOGRAMMETRICALLY B
DON READ CORPORATION, DATED MAY 18, 2015.
18. SCHOOL DISTRICT: ELEMENTARY: DESERT SANDS UNIFIED SCHOOL DISTRICT
HIGH SCHOOL: DESERT SANDS UNIFIED SCHOOL DISTRICT
19. THE PRELIMINARY GEOTHECHNICAL/SOILS REPORT
PREPARED BY: SLADDEN ENGINEERING, INC.
DATED: AUGUST 13, 2020
20. PAD ELEVATIONS SHOWN HEREON MAY BE ADJUSTED PLUS OR MINUS 0.5 FEET.
21. ALL IMPROVEMENTS REQUIRED BY THE CITY OF PALM DESERT SHALL BE INSTALLED
TO THE SATISFACTION OF THE CITY ENGINEER.
22. PROPOSED PRIVATE DRIVEWAYS SHALL NOT HAVE DIRECT ACCESS ONTO PORTOLA
AVENUE.
23. PROPOSED OPEN SPACE LOTS ARE PRIVATE AND SHALL BE MAINTAINED BY AN
APPROVED HOMEOWNER'S ASSOCIATION
OWNER:
CITY OF PALM DESERT
73-510 Fred Waring Drive
Palm Desert, CA 92260
PH: 760-969-1400
DEVELOPER:
GHA INVESTMENTS, INC.
30875 Date Palm Drive, Suite C-2
Cathedral City, CA 92234
PH: 760-969-1400
CONTACT: MARIO GONZALES
mario@ghacompanies.com
PREPARED BY:
LOvvi3 bvvrC\
CHRIS J. BERGH, P.L.S: 6588
EXPIRATION DATE: 12/31/2021
PLANNERS
4/20/2021
DATE:
MORSE
SCHULTZ
41865 Boardwalk,
Suite 218
Palm Desert, CA 92211
Voice: 760-674-5776
ENGINEERS SURVEYORS
TENTATIVE TRACT MAP NO. 37993
TITLE SHEET, LEGAL DESCRIPTION and NOTES
CITY OF PALM DESERT, RIVERSIDE COUNTY, CALIFORNIA
REVISED APRIL 20, 2021
SHEET 1 OF 6 SHEETS
83006\PRELRd\flA1 SHf 1 4/20/2021
X43
H
1332:11S 0I18f1d ONIISIX3
\
\\
I 1
//
//
//
//
//
//
//
//
//
/'
//
//
//
I I
I I
b
H
PREPARED BY:
CONSULTING
PLANNERS
-
x
co
W
CA
L
D
0
II
ND
CO
CD
Xti
co
L,
N
. ,.
D
I I
CO
N
CD
co
1
I J 1
1 \
JIL' -- -11
1
L,
EXISTING PUBLIC STREET
MORSE
N N N
CID CO CO
O O 6D
(-
O 00
ig
N N N
CO CO O
CO CO
wow
O 00
-7C-H
N N N
co co co
�I v W
N N N
CO CO O
O v W
V LA LA
O 0 �I
n
NJ NJ NJ
CO CO CO
CD NJ
NJ NJ NJ
CO CO CAD
.00 IV IV
CD CD CD
ig
NJ NJ NJ
CO CO CO
CD CD CD
SCHULTZ
ENGINEERS
41865 Boardwalk,
Suite 218
Palm Desert, CA 92211
Voice: 760-674-5776
SURVEYORS
ND
00
LA
•
285.5
FS
284.7
FS
MVC
ND
283.2
NJ NJ
CO CO
12' ND
co' )
AL
ui
134'
8
134'
7
9,916 S.F.
PAD=287.1
6
9,916 S.F.
PAD=285.6 )
5
9,916 S.F.
134'
4
9,916 S.F.
PAD=283.3
134'
9,916 S.F.
134'
2
9,916 S.F.
PAD=281.1
134'
10,600 S.F.
NJ
CO
NJ
NJ
CDep
FG
282.0
56'
io
280.9
279.8
278.6
CD CJ1
00
cn CA
rn
279.6
279.5
FS
276.6 276.6
FS
1.3
cA
9
10,800 S.F.
282.8 282.0 281.9
76'
25
10,400 S.F.
PAD=284.2
80'
26
14,100 S.F.
PAD=279.5
-o
cn
C
- 10'
80'
FG
LOT Q Rs)
ACE/
0.2 AC.
Po
PAD=283.2
75'
RADED SWALE, FLOWL1NE TO BE ROUGHLY 2.0 FEET BELOW ADJACENT PAD ELEVATION
10,200 S.F.
280.6
FG
CO
74'
24
PAD=283.2
74/
27
10,660 S.F.
276.8
FG
2.0%
N.
37
PAD=279.0
Ains
74'
SCALE: 1" = 40'
V
fr 11.1 /1
/
03
23
28
PAD=276.7
*II CO
36
9,990 S.F.
74'
x
40 20 0 40 80 120
GRAPHIC SCALE
FG
rD
7'
10,200 S.F.
PAD=280.7
78.6
74'
so
/ 22
9,760 S.F.
PAD=280.7
29
10,660 S.F.
PAD=275.0
273.6
•
35
9,990 S.F.
266.0
Lo
>278.3
/
frAv
FG
7
76.9
21
9,760 S.F.
PAD=279.6
30
PAD=272.0
270.6
FG
74'
N 07'08" W0 682' /
FG
9,910 S.F.
PAD=273.9
60'
276.7 74'
FG
1-2
1,03
N)
20
9,760 S.F.
74'
31
10,660 S.F.
PAD=269.0
275.3
10,200 S.F.
PAD=276.6
75'
111
2.2%
FG
7
74'
9,760 S.F.
PAD=276.6
267.6 265.9
266.4
0.81 AC
OPEN SPACE/
CD
265.6
FS
irn
32
PAD=267.3
CTI
71
NOTE:
NO OFFSITE GRADING AND/OR INSTALLATION OF
ANY OFFSITE IMPROVEMENTS SHALL COMMENCE
WITHOUT OBTAINING PERMISSION FROM THE
ADJACENT PROPERTY OWNER(S).
10,800 S.F.
PAD=274.9
273.6
FG
FG
10,400 S.F.
PAD=274.9
80'
33
11,400 S.F.
265.5
FG
0 TC
FG
-17
co
46(
02
ND
CA
265.0
76' FG
264.7 264.6 /
/11IMMIMII
CD CD CD
270.0 TW
264.0 FG
CA CCV
TC
264.4
TC
02
271.7
TC
271.0
ITI
11
PAD=273.2
EVC
CD
LA
CA
NJ
CD
CD
262.0 FG
260.0 TF
NJ
00
co
EX. 8' SIDEWALK
(261.38)
II
(258.18)
TC
EXISTING PUBLIC STREET
rn
NJ NJ NJ
NJ CD • CO
CD - CD CD
NJ ND NJ
I ND-4
•
•
NJ NJ NJ
NJ ▪ CA ▪ CID
C- D CD CD
NJ NJ NJ
NJ CA • CID
Cn CD 'CD
CD CD CD
NJ NJ NJ
CD NJ CO
CD • CD CD
NJ NJ NJ
CD CD CD
NJ NJ NJ
CD
CD CD
CD CD CD
CD
CD CD
•
CD
11
NJ
Co
cAT\ (257.23) TC
SHEPHERD LANE
(;,,y
77
CD
11
NJ
NJ
NJ
NJ Po
CD
CD
CA
ND CA)
LA
TENTATIVE TRACT MAP NO. 37993
PRELIMINARY GRADING PLAN
CITY OF PALM DESERT, RIVERSIDE COUNTY, CALIFORNIA
REVISED: APRIL 20, 2020
SHEET 2 OF 6 SHEETS
i I i
11 I 1 11 N
�/
I
II
/
//
/
0 I
133d1S 8118fld ONIISIX3
N
00
N
C7
L-
90+00
/�
/
ND
CA
co
CO CA
CD CD
FFI
NJ
EXISTING PUBLIC STREET
rg
0 I ND ND ND
ND
ND CD CD CD
J
NJ
CO
NJ
CO
ND ND ND
CO CO
CD CD CD
NJ ND NJ
CO 00
CO CD
CD CD CD
ii
CO NJ NJ ND
.04
ri co cc. 01
CD CD 0
CO
Iv CO
co CO cn
cn
CD C:3 CD
NJ ND
CA 4-
cn NJ
Fn
PREPARED BY:
CONSULTING
PLANNERS
MORSE
SCHULTZ
ENGINEERS
41865 Boardwalk,
Suite 218
Palm Desert, CA 92211
Voice: 760-674-5776
SURVEYORS
-11 CA
71
IP
I
FS \
MVC
NJ NJ
cn
CO
cn
73
NJ
CA
m
ND
00
ND
CO
NJ ND
NJ
00
cn
co
Pr-
*1
CID
NJ
CO
ND
LOT K
124'
63
8,200 S.F.
PAD=275.9
130'
62
8,040 S.F.
127'
61
8,040 S.F.
PAD=274.3
126'
60
8,180 S.F.
127'
59
8,420 S.F.
PAD=272.8
129'
58
8,540 S.F.
127'
57
8,440 S.F.
126'
56
9,320 S.F.
110'
ND CS)
CO CC)
CD Cs)
ND CO.
93+00
FG
271.8
271.3
FG
270.6
FG
270.4
FG
270.9
FG
270.9
FG
ND NJ
co
cn
CO
CO
cn
ND
-51
276.6 276.6
TO F
FS
01
271.2
270.9
270.5
911
269.0
FG
ACE
AC.
273.9
FG
272.6
272.0
FG
55
PAD=270.3
64'
60'
111'
38
8,140 S.F.
PAD=275.2
123'
39
127'
40
8,120 S.F.
130'
41
8,040 S.F.
8,000 .F.
PAD-2 2.5
127'
43
8,400
PAD=272.I2
INFIN 6037. T C
ip.56 AO. 3.8%4P
74'
11
263.7
FG
011
cri
FG
ND
00
54
64'
NJ ND
01
cn
94+0- 0
CA
CAD
1262.6
FG
17)
NJ
CO
(41
CD
7'
\264.6 64'
FG
- 8,140 S.F.
PAD=265.9
31
En
262.8
262.5
107'
FG
263.7
FG
266.0
FG
265.2
FG
125'
60'
08'
49
7,870 S.F.
PAD=266.0
129'
48
9,380 S.F.
154'
47
7,880 S.F.
PAD=265.8
128'
46
7,880 S.F.
PAD=265.0
45
7,880 S.F.
PAD=264.5
131'
44
7,460 S.F.
PAD=264.1
•
\262.2 64'
FG
co
8,140 S.F.
PAD=263.5
c>
64' 64'
\260.7 64'
FG \ 260.0
FG
cn
CJI
q.
110
co
PAD=262.0
ND ND iv NJ
96+99
EXISTING PUBLIC STREET
64'
ND NJ
CFI CJ1
C.0 CO
cn
NJ 00
3 AC
NTION
SIN B
1.4 AC/FT)
50
7,760 S.F.
64'
10' WIDE TUBULAR STEEL
FENCE TO ALLOW FOR
EMERGENCY DRAINAGE
ND
CA
NJ ND
iv CD
CD OD
NJ NJ
NJ NJ
cn CD
CO
Cn
71
71
0.81 AC
OPEN SPACE/
RETENTION
268.0 TW
262.0 FG
260.0 TV
qa, g/1\11
NJ NJ NJ
CD CD CD
C_A Co Co
CD CD CD
▪ CD CD CD
rn
NJ ND ND
CO co c.n
CD CD CD
NJ NJ NJ
cn • CA
CD CD CD
NJ NJ NJ
cn • CA
rn
NJ NJ NI
CD 0/ cni
bo
CD CD
0)
CD
CD
NJ
cn
CD
ND CI
CD
ND CO
cn
NJ NJ
cn
cn NJ
99-F99-
CA 00/
rri
D.
II
NN
CA
co
NJ
01
ND
CTI
-01
ND
8
II
PRODUCT A (LX SERIES).
LOTS 1-37:
LOT COUNT: 37
MINIMUM LOT AREA: 9,700 S.F.
-1111
-r
LOTS 1-37
Ih
EX. 8' SIDEWALK
(261.18)
TC
EX. 8" C&G
(258.18)
TC
(257.7) FG
EXISTING PUBLIC STREET
SHEPHERD
.p
. 0
ND
cn
R/W
10'
(256.56) FL
LANE
20'
72'
52'
26'
12' 20'
JULIE DRIVE
(WEST OF SHEPHERD LANE)
(CITY STD. 308, MODIFIED)
R/W
84'
12' 12' 60'
SPACE
NJ NJ
CD cn
cn
ND ND
NJ CA
EX.
R/W
76'
38'
12' 26'
16.5' VARIES
4Ed
38'
JULIE DRIVE (EXISTING)
(SHEPHERD DRIVE TO PORTOLA AVE.)
EX.
R/W
EX.
R/W
12'
76'
52'
12'
6.5' 26' 26' 6.5'
20' 12' 20'
76' R/W - STREET SECTION
JULIE DRIVE (PROPOSED)
(SHEPHERD DRIVE TO PORTOLA AVE.)
(NTS)
EX.
R/W
SCALE: 1" = 40'
40 20 0 40 80 120
GRAPHIC SCALE
CO
60'x80'
60'
TYPICAL LOT WIDTH = 74 FEET
TYPICAL LOT DEPTH = 132 FEET
BUILDING SETBACKS:
LOTS 1-37:
24'
12'
0-1
10'
6.5'
12'
24'
PROJECT ENTRY - STREET A
(CITY STD. 308 - MODIFIED)
R/W
10'
56'
36'
10'
R/W
56' R/W - STREET SECTION
(CITY STD. 307)
R/W
7'
50'
36'
R/W
7'
50' R/W - STREET SECTION
(CITY STD. 307)
PROJECT SUMMARY:
R/W
R/W
12'
OPEN
SPACE
PRODUCT B (Q SERIES)
LOTS 38-63:
LOT COUNT: 26
MINIMUM LOT AREA: 7,200 S.F.
TYPICAL LOT WIDTH = 62 FEET
TYPICAL LOT DEPTH = 120 FEET
LOTS 38-63:
FRONT 20' FRONT
SIDE 5' SIDE
REAR 20' REAR
BUILDING ENVELOPE:
CO
20'
20'
LOTS 38-63
50'x80'
CO
50'
60' 50'
00
TENTATIVE TRACT MAP NO. 37993
PRELIMINARY GRADING PLAN
CITY OF PALM DESERT, RIVERSIDE COUNTY, CALIFORNIA
REVISED: APRIL 20, 2020
SHEET 3 OF 6 SHEETS
4
289.5a AIM =
280.00IINV `
SCHOLAR LANE
(EX. PUBLIC STREET)
MACY HO. 30097 M.B. 3 9/61-63
18 1
1 1
L_Z J
271.00 RIM
263.00 INV
17
16
(274.)
15
Q76.0
14
Q78.0
1 3 277.50 RINI
0_79.0 268.50INV
12
(.80.D
9
286.50 RIM
278.00 INV
LOT M
i
19
20
P
,I, LOT 0
18
Q74.9
19
276.6
21
SPACE
22
`OPEN SPACE CB/ ‘
264.60 TC
258.60 INV
20
08.0 =.
21
22
(280.7
23
24
Q83.2
25
Q 84.2
283.80 RIM
275.80 INV
•
33
32
(267. D
31
0269.0
30
C2.0 269.00 RIM
261.00 INV
29
Q75.0
28
(276.D
27
27E2
26
279.5 278.80 RIM
268.00INV 1
OPEN SPACE
23
r
1
24
z
co
LO
_ 1_
I1-
C
_I
.W
Z
it <
11 J
LOT V
OPEN SPACE/
RETENTION
BASIN A
WS100=263.0
BOT.=258.0
LO1 (.,2
OPEN
SPACE
276.96 TC
271.20 INV
258.5
INV.
II
34
35
076.D
36
C77.-D
37
079.0
277.00 RIM
269.00 INV
8 7 6 5 4 3 2 1
0
88.� 87.� 285.E 084.4 283.3 082.D 281.1 279.9 J
EX. MANHOLE
286.20 RIM (277.96) RIM
278.0Q INV 6 I` I (269.87) INV
J, d1
1 i
I I I
Ire ,1r
r-1 11 1I 11
I 17 I I I 18 11 I 19
1
L ,
LOT J \ OPEN SPACE
20
/
LOT I I OPEN SPACE ,I, I � I
I I 1 1 11
1 1 1 1 il
il
11
11
1 I 11 r z-,1 __r -1 1 1
11 I 21 1 1 1 22 Il I 23 , r 24 i 1 il
'TRACT NO. 30269 M.B. 32M516
L
JOIN EXIST. 8" VCP SEWER
(252.30) RIM
243.75) INV
MONTAGE - TRACT NO. 37993 TO INSTALL
APROXIMATELY 170 L.F. 8" VCP SEWER
25
PROP. MH I I I I I I
257.70 RIM 1 I I I I I
f24&OHNVJ----1----ir-------J
2
n
I
11\ L----
0-
1U,1U� NO. 30275
IJVIJo o 323/1710
_L
W F1 OWER---LOUR.
(EX. PUBLIC STREET
16
15
7;2.0
FL
cc
1-
0
1
LU 11-1
49
Q66.6)
266.00 RIM
258.00 INV
OPEN SPACE
38 39
(273.9
274.00 RIM
266.0C INV
,
63
0
075.D
14
L
V1110/261.2 -
62
JULIE DRIVE
FL
✓ J
J
13
12
L
EMERGENCY OVERFLOW ROUTE
254.5
LOT W WS100=258.0 INV.
RETENTION
BASIN B BOT. = 254.0
47
265.8 46
Q.65.0
40
(EX. PUBLIC STREET)
41
(272.)
61
(274..D
45
*64.S)
42
60
r-1---Z-1 1 I
I 11 1 III I I r 1
1 1I 1 2
259.00 R
251.00 I
44
Q64.)
262.00 RIM
254.00 INV
43
270.00 RIM
262.00 INV
59
072.E
L
10
L J
1-
0
270.26 TC CB
261.40 INV
58
272.0
LOT X
57
r- 1
9
L
50
Q61.3
52
063.5
53
(265.
)
54
068. D
55
Q70.D
271.00 RIM
263.00 INV
LOT T
56
LOT K OPEN SPACE
I-L
0
__=====LOT==== _-
I r-1 L_� __r---L-
it i i1 i 4 it r-� 5--11 ,� r-7-� 8
6
'TRACT NO. 36554 M.D. 4440 6-57
256.6
FL
11256.3
nIITC
a
J
0
cc
0
0
m4/
PROP.IIH
257.25 M
1 (249.43) NV
FX. MANFIbLE
1(259.66) I IM
(251.98) I V
EX. MAN MOLE
(269.70) IM
(262.00) IIvV
0
EX. MANHOLE...
(273.60) RIM
_1 (265.68) INV
1-
6' CONC.
SIDEWALK
28'
10' 18'
3.5' 6.5' 6' 12'
10'
2%
TYP. JOINT DRY--'11
UTILITY TRENCH "
6" CURB
Sc GUTTER
6' CONC.
SIDEWALK-.
2%
TIP. JOINT DRY-H
UTILITY TRENCH "
(EX. PUBLIC STREET)
COLLEGE
----DIVE
56'
2% 2%
0 DIP WATER
PROPOSED
STORM DRAIN
PVC SEWER
TYPICAL SECTION - 56' R/W
(CITY STD. 307)
NTS
6" CURB
& GUTTER
18'
9'
28'
9'
R/W
11'
6' CONC.
H--TYP. JOINT DRY
" UTILITY TRENCH
& GUTTER
50'
18' 18' 7'
0 DIP WATER
2% / SIDEWALK
Ik-TYP. JOINT DRY
\_
" UTILITY TRENCH
& GUTTER
-PROP. 8"
PVC SEWER
TYPICAL SECTION - 50' R/W
(CITY STD. 307)
NTS
LEGEND:
PROPOSED DIP WATER MAIN
- EXISTING WATER MAIN
PROPOSED PVC SEWER MAIN
- - EXISTING SEWER MAIN
PROPOSED STORM DRAIN
CB C PROPOSED CATCH BASIN
SCALE: 1" = 60'
60 30 0 60 120 180
GRAPHIC SCALE
PREPARED BY:
CONSULTING
MORSE
SCHULTZ
41865 Boardwalk,
Suite 218
Palm Desert, CA 92211
Voice: 760-674-5776
PLANNERS ENGINEERS SURVEYORS
TENTATIVE TRACT MAP NO. 37993
PRELIMINARY WATER, SEWER & STORM DRAIN
CITY OF PALM DESERT, RIVERSIDE COUNTY, CALIFORNIA
REVISED APRIL 20, 2021
SHEET 4 OF 6 SHEETS
C
}
VACA LAND o CONTIGUOUS NTDGUOUS OM%n NIERSPDp
B
A
}
r �I
17
(PAD=273.7) ///
- <\ /
(278.60)1W
- 275.00 FG
(272.10)TF
�L1FG ( I
GRADED SWALE, FLOWLINE TO BE ROUGHLY 2.0 FEET BELOW ADJACENT PAD ELEVATION
D
278.60 Tw L -L(275.00)FG
(272.10)TF
▪ 150'
17
12,340 S.F.
PAD=273.2
126'
16
10,800 S.F.
PAD=274.9
136'
15
10,200 S.F.
PAD=276.6
136'
14
10,200 S.F.
PAD=278.0
136'
13
10,200 S.F.
PAD=279.6
12
10,200 S.F.
PAD=280.7
B
f
136'
136'
CL
CL
11
10,200 S.F.
PAD=281.9
136'
10
10,200 S.F.
PAD=283.2
136'
9
10,800 S.F.
PAD=284.2
132'
o LOT M 0.05 AC
fo
80'
A
8
10,720 S.F.
PAD=288.1
0
Bo
7
N
N
in
ZO
74'
7
9,916 S.F.
PAD=287.1
• •
80' - _Hi_
I I
I
511
I �
Il- i
\2290.50Tw (295.90)TW/1
(290.40)FG
II (290.10)TF (289.90)TF -
A
74'
18
(PAD=273.0)
19
1 (PAD=272.3)
IL ---
it
J
279.50 TW
273.50 FG
(272.10)TF
20
(PAD=270.1)
279.00 TW
273.00 FG
(272.50)TF
- - - SLOPE VARIES _ -
40 L=18' LOT P 0.31 AC. OPEN SPAC 18' 40.99'
R=1 Ln' F=2,1(1:
111
ri
r�
111 I I 22 I 23 I
21 I (PAD=266.3) I (PAD=261.3) I
(PAD=267.8)
JL____J
I °-
0.I300o7 �e3e 319/616
(PA,
55'
�^
278.00 TW
1 (270.70)TF
272.10 FG
• OTfIEET D
�l -
��-- a -- 2 0.07
128'
18
10,400 S.F.
PAD=274.9
132'
19
9,760 S.F.
PAD=276.6
132'
20
9,760 S.F.
PAD=278.0
132'
21
9,760 S.F.
PAD=279.6
132'
22
9,760 S.F.
PAD=280.7
132'
23
9,760 S.F.
PAD=281.9
132'
24
9,760 S.F.
PAD=283.2
132'
25
10,400 S.F.
PAD=284.2
N
0.33 AC.
(277.20)1W
271.20 FG
(270.70)TF
E
AC. OPEN SPACE
140'
LJ N
_J
G
33
11,400 S.F.
PAD=266.4
144'
32
10,660 S.F.
PAD=267.8
144'
31
10,660 S.F.
PAD=270.0
144'
30
10,660 S.F.
PAD=273.0
144'
29
10,660 S.F.
PAD=275.3
144'
28
10,660 S.F.
PAD=276.7
144'
27
10,660 S.F.
PAD=278.2
26
14,100 S.F.
PAD=279.5
144'
125' 136'
?�s ---- --�_`1 OPEN SPACE
1•
74'
6
9,916 S.F.
PAD=285.6
1.71 AC.
74'
5
9,916 S.F.
PAD=284.4
74'
cV1
•
N
N
• 74'
4
9,916 S.F.
PAD=283.3
CL
CL
H
0
74' _ 74' 7_
LOT J 0.20 AC 19)gbPEN SPACE
294.301TW/ (293.60)TWA (293.37)TW/
288.80,FG (287.60)FG (287.30)FG
r - , 8"; (288.30)TF 1(287.60)TF (286.70)TF
17 1 1 18 1 19 I I 20 I I 21 22
11
1 I I I I I I
'TRACT NO. 300 269 ME. 323011516
TI
(295.00)TWA
(289.50)FG
74'
3
9,916 S.F.
PAD=282.2
M
74'
Zr
•
J
276.70 TW
270.70 FG
(267.20)TF
w
H
w
w
1-
74'
I--
5,6'
2
9,916 S.F.
PAD=281.1
R
1-
I L
Ic,� I w
IMF
(275.4o)TW (266.90) TW I
/((269.40 FG (260.70) FG N I_ N,� J
I/ (265.90)TF (256.70) TF \ I( 1V cn
c�
24
(PAD=257.7)
J
a
8
0
0
11
\ \'.
CV
CA I-
(261.0- 0)
C / Fs
(261.28) C
TC
2
TRACT NO. 30275
IlVlla e 323®O7-1 6
r z,
I
' I r-is8. >�
1 �262.70 FG
(261.80)TF
IPEN SPACE/ 1 i 16
RETENTION 1 LH (PAD=262.9)
BASIN A
LOT V
0.81 AC
TW
I 26" 0 FG
/ 1 (261.80)TF
----�L----JL.
120'
34
9,910 S.F.
PAD=273.9
135'
35
9,990 S.F. NN
PAD=276.1 LPL
135'
36 CL
9,900 S.F.
PAD=277.6
135'
37
9,910 S.F.
PAD=279.0
80'
(260.23) TC
EX. 7' SIDEWALK
1
�s-1
15
(PAD=262.0)
L__.1
r/68.7062)TW
.70 FG
(262.20)TF
OVERFLOI I IIT
r 0.45 AC. JJ I- 4
1 f A
(259.14) TC
ININDFLOWER- - CQURT-
�zJ
14
I (PAD=260.7)
J
49
7,870 S.F. 48
PAD=266.0
O�
OPEN SPA---
J/ 0 LL CE Ik53
9,380 S.F.
PAD=265.0
- 38
120'
- 8,140 S.F.
/ PAD=275.2
y
LOT Q OPEN
0.21 AC. SPACE
142'
1
10,600 S.F.
PAD=279.9
R
/1
74' Ik -
TOTT o.fg AC�I OPLN 51'ACL IL - -
M (286.20)FG/I (286 20; G
((286.20))FG ( )
(284.20)TF (281.80)TF
So'
23 1
I �
1-
O
J
(287.80)1W/I
(282.30)FG
(281.80)TF
I 24
I �
812
62'
24' 12' _ 24' 1 • ' 12'
RIDGE _ _ LINE_
/ 1r /(277.96)RIM
C'i (269.87±)INV. (278.45)TC EX. 8" SEWER (277.67)TC
6'
(275.85)RIM r
i _____------. 3 IN.V._
EX. SIDEWAI,�_------- -(6 5�_ __
^ O
CA
62'
39
7,940 S.F.
PAD=273.9
62'
63
8,200 S.F. k
PAD=275.9
\d 64'
'•
2671.80 TW
261.80 FG
(261.30)TF
62'
(258.05) TC
(254.02)
(256.71) TC
(255.62) TC
13
(PAD=259.4)
J
r -I_1
I 1
(266.50)TW rs I- I
(260.50)FG r- L
(260.00)TF -
EMERGENCY OVERFLOW
LOT W
0.43 AC
RETENTION
BASIN B
N 47 N
7,880 S.F.
PAD=265.8
O
66'
O
62'
_ • 18'
R.A600111111111111ft
R=582
56'
46
7,880 S.F. N
PAD=265.0
62'
40
8,120 S.F.
PAD=273.3
62'
62
8,040 S.F. N
PAD=275.1
62'
0.48 AC.
62'
8,040 1 S.F.
PAD=272.9
62'
STREET B
66'
61
8,040 S.F.
PAD=274.3
fi'
R=203,3' L=238'
56'
12
L (PAD=258.3)
1
(PAD=257.6)
L.__1
26595.2020)FG TW
/2.
(258.70)TF
45
7,880 S.F.
PAD=264.5
62'
^ R=282'
111
■
(256.60)TF
54'
44
7,460 S.F.
60'
42
PAD=272.5
66'
60
62'
/_r
(28820)TW
261
.20)FG 1 2/I
(280.70)FG
(((228807.0000
G
TC 280.20)TF (279.70)TF
w (279.00)TF
LLJ_r
I 1 - I
1 11 2nl1 I I I 1
I
X
W
(286.30)TW/
(279.70)FG
(278.70)TF (285.60)TW
Z - Z (278.10)rF 284.90 FG
�277.90)FG
3 I 4 , r 5 _, r- 40)TF
I I1I I I I I 6 I
43
8,400 S.F.
PAD=272.2
66'
6
56'
(276.
66'
J.
56'
0
(PAD=257.1)
CD
STREET F o.56
9
(PAD=256.6)
262.40 TW
256.40
670
(256.40)TF
LOT X
50
7,620 S.F.
PAD=260.6
134'
51
7,920 S.F.
PAD=262.0
128'
52
7,920 S.F.
PAD=263.5
128'
•
(247.11)TC
(255.22)TC
ce
a R3
1-5
53
7,920 S.F.
PAD=265.9
128'
54
7,920 S.F.
PAD=268.3
128'
55
7,920 S.F.
PAD=270.3
120'
CO
0
PAD=272.0
66'
68'
57
PAD=272.2
JULIE DRIVE
76'
56
9,320 S.F.
PAD=272.2
63'
(261.97)TC
/ (261.30)FL
(264.54)TC
CC
0
(266.45)FL
(229.02)FL
LLJ
V)
CO
CD
(246.35)TC II
(257.31)FS
267.78)TC
266.97)FS
91+
26+
3.07 JULIE DR=
0.00 COLLEGE
COLLEGE
DRIVE
295
290
285
280
290
285
280
275
280
275
270
GRADED SWALE
FL=286.1±
EXISTING GROUND
TRACT
BDRY.
10' 20' 12'
MIN.
6' WALL-1
1.1
LOT 8
FF=286.77
SECTION A -A
10'
GRADED SWALE
EXISTING GROUND
20'
6' WALL -
TRACT
BDRY.
20' MIN.
REAR SETBACK
SECTION B-B
MIN.
EXISTING
GROUND
TRACT
BDRY.
20' MIN.
REAR SETBACK
FF=275.57
•
GRADED SWALE
FL=272.9±
SECTION C-C
PROFILE SCALES:
HORIZONTAL: 1" =20'
295
290
285
280
290
285
280
275
280
275
270
SCALE: 1" = 60'
60 30 0 60 120 180
GRAPHIC SCALE
PREPARED BY:
CONSULTING
PLANNERS
MORSE
SCHULTZ
41865 Boardwalk,
Suite 218
Palm Desert, CA 92211
Voice: 760-674-5776
ENGINEERS SURVEYORS
TENTATIVE TRACT MAP NO. 37993
PRELIMINARY GRADING SECTIONS
CITY OF PALM DESERT, RIVERSIDE COUNTY, CALIFORNIA
APRIL 20, 2020
SHEET 5 OF 6 SHEETS
-
EX. 6' WALL
278.6 TW
TRACT
LOT 17 BOUNDARY
280
24'
-1=7/58/
275 PAD-2 7 3.2
270
265
275
270
265
260
255
280
275
270
265
260
LOT33
FF=77n n7
r D-F00.4
LOT 30
rr-273.07
17
-
SECTION D-D
7n' MIN
- - -
-
EX. LOT 18
FF=273.67
114,P=273.0
R/WST. E
20- MIN.
TRACT
BOUN )ARY
,;l
PSI PSI f�l
C ST. E
U-
280
275
270
265
r 'w
a
0
275
270
265
260
a; 8I n
TRACT
BOUNDARY
R/W
20'
10' 15 , EX. 0' WALL
(7 /F /�1 I W
0' RET.S\
WAI
COMBINATION FENCE/
PERIMETER WALL
50'
AO.-
- - -
EX. LOT
rr-200.3 7
??
`?"`Y? ` `3 pen=988
SECTION E-E
TRACT
BDRY.
- I
12' 12'
A' TYP
r65.OFG �• L'
� o
'2' BENCri
C100 WATER SURFACE = 263.0 _ °C
WI I I N I IU)N HAtiIN A 1\ 1T /
` \ DOT.-2✓JA,.- i
�� /
SECTION G-G
R/W
20' M114.
285 12' 12' 25' 285
flT (1r1
JULIE DX. ?I �X
280 1 I 280
l-� - --c)'� rr=214.11
275 IL\` PAD=273.6 275
NA
270 270
LOT 40
280
FF=273.97
275 HAI 1=7 /.5.5
V
270
265
260
SECTION L-L
R/W
13'
4' MAX
C ST. G R/W
1
SECTION 0-0
22'
4:1 MAX.-/
LOT 34
FF-274.07
RA,P-371.3
SECTION I-1
295
290
285
280
275
EXIST.
LOT 14
rr-E130.00
PAD=287.5
280
CIF 47 275
FF=266.47 270
I'AI 1=/h5,6
EX. 6' WALL
293.0 TW
Via
42' II 14' 10'
LOT 45 20' MIN.
270
FF=28:.17
265 PAP-261.E
260
/ 265 255
260 250
FE
J J'
G' TYP.- ti 1
LU MIN.
WAI I
'
RT. WA''LL
i;fz11
. SHEPHERD
00
LOT R
20'
M' WAI I
6' WALL
52'
JULIE DR.
275
270
265
260
255
275
270
265
260
270
265
260
255
275
270
265
260
255
LOT H
11'
Q100 WATER SURFACE = 263.0 /I
i
PFTFNTION BASIN A
DOT.-230.0
LOT 31
FF-270.67
I 'AU=L7u.0
R/W
20' MIN.
I-
N
LOT I
12'
PEDESTRIAN
TRACT
BOUNDARY
tX. b'
� vv LL
�(270.0±) IV
SECTION F-F
C ST. E
'' r -
280 \ TRACT
270 270 I LOT R 270
FF=266.67 FF=265.67 0' TYF- �tx n wci i
PAD=269.� /2 7) T1V
\�l'i1.V. ' PAD=266.0 265 265 ��?�aita'�. �_ �� 265
�s%'' u 1 rr=LbL.b/
_____77,___ 11) VV. V-Nsfts' PAD=262.0
260 260 260
-
45.
-
r- X. LOT 24
\ \ FF-259 47
V,s%Y%% \VAAr PAD=25 . /
SECTION H-H
BOUNDARY - - -
275 275 275
LOT 10 LOT 48 20' MIN. 24' 34'
EX. LOT 16
TRACT
BOUNDARY
10' 12'
33.
295
LU 13
290
FF=787 87
PAD=282.2
285
280
275
290
285
280
275
270
275
270
265
260
270
265
260
255
C(100 WATER :,URrACE = 203.0
HI- I I- N I IQN HASIN A
DOT.-F'50.0
IlT 9
Cr=284. I 1
F1ti[`-263.6
1 I IOl-I ER I OWFR
rti
TYP. T\ P. LO i
C' T(P. WALL 10' ti1Ax. WALL
r-I "<l4",<"<G
EX. 6' WALL
200.3 TW
PROP. WATER
I'K(1uh WAII
2E5.0 TV
25'
A
i�
SECTION R-R
TRACT
BDRY.
.7I EX. LOT 16
I I FF=L65.4U
11a262.9
TRACT
BOUNDARY
12' 12'
SECTION J-J SECTION K-K
LOT 99
rr-2o 1.3 7
Pen=28n-7
33'
TYP
PROP.
LINE
SECTION M-M SECTION N-N
RETENTION BASIN
LOT W
\A ,IE3 54' TO 94'
100 YR. WS=258.0
BOTTOM=254.0
TRACT
BOUNDARY
Fir A' WPII��
203.0) -RV
0' RET.
WA!i-
.00
*06
1 FY' I MT 13
270
FF=260.07
VAU=LOV.4
265
260
255
250
270 LOT 50
265 I-I-=Lb1.9/ 6' TYP.
PAD-EC/1.3
260 v )7iA
IE TRACT
LOT X BOUNDARY
OPEN SPACE
3:1' CVWD EASEMENT
1 WALL
r7
EH. 6' WALL
(LbL.H,I I w
-
--
42'
270
EX. LU I 1 U 265
7-2.7.77
U \' RAD=257.1
255 255
SECTION P-P SECTION Q-Q
260
LOT 2S
r'r=L/5.5/
290
285
280
275
270
275
270
265
260
255
275
PCiFT(1I A
AVE. 270
265
260
x� c
SCALE: 1" = 60'
60 30 0 60 120 180
I I I
GRAPHIC SCALE
PREPARED BY:
CONSULTING
PLANNERS
MORSE
SCHULTZ
41865 Boardwalk,
Suite 218
Palm Desert, CA 92211
Voice: 760-674-5776
ENGINEERS SURVEYORS
TENTATIVE TRACT MAP NO. 37993
PRELIMINARY GRADING SECTIONS
CITY OF PALM DESERT, RIVERSIDE COUNTY, CALIFORNIA
APRIL 20, 2021
SHEET 6 OF 6 SHEETS
83006\PRELIM\TTM SHT 6 4/20/2021
MONTAGE PALM DESERT
'..`� — LL r `t+,_ ! • ; maw)i•► -" I L�irillr if: 1'IIPP
,-•�'� EKE
GERALD FORD DR
4.
•
•
. •
«t # } .
• %
•
• • •
r. • 1 • *
y # + 7
• r •
—
•
'JULIE DR• Y4'
r
4 'f
•
• . . • +
: * *P. * ;
• i �.
+ * . 4
* I.
• • — e
#
•F
a + ■
• ' r
•
* * +
•
i ••
• r - — • + - .
•
_
4
* *
# - ; i
• . • i # • ••
� r
h
• r + f {
• •
■•
V I
✓ # +
•
# •, + ,
•
• - r `
• F \ • • + +•
• • w _
#
•
MONTAGE - COVER SHEET
PALM DESERT, CA
r -41-1 .rnit.ARINIPq
2 Collaborative
05.25.21 revised LANDSCAPE ARCHITECTURE
L-1
r -41-1IflhtA I I G
J
L_
r
Y •
•
ler
OPEN SPACE
RETENTION BASIN A
Zee
gee
k`..;GO
MODEL
PLAN L32R/EL; V C
l �f MODEL
PLAN LX 1 R/EL V B
YY4--------
Q2R/ELE'
MODEL
PLN Q 1'
JULIE 'DRIVE
0 -o
Y f,
- •_•..
tom_
1
MONTAGE - OVERALL PLANTING PLAN
PALM DESERT, CA
0 25' 50'
Scale: 1"= 50'-0"
100'
05.25.21 revised
L-2
Collaborative
LANDSCAPE ARCHITECTURE
Street E
Sidewalk and ♦
Parkway
ti
1•
+/- 80'-0"
Shepherd
Sidewalk I Lane
SECTION A -A
SCALE: 1/8"=1'-0"
Street E
Parkway
itpisi
+/- 130'-0"
+/- 70'-0"
fi
Existing
Residential
♦
SECTION B-B
SCALE: 1/8"=1'-0"
MONTAGE - OPENSPACE RETENTION BASIN A LOT V & OPENSPACE LOT U
PALM DESERT, CA
0 15' 20' 40'
Scale: 1"= 20'-0"
KEYMAP
I IL
4
.4 4
I.
!liar
t. in, _ w iim 1�' fir+• #qr, '' -lit'PJ11 #"0 iiir iii.
L
la a
a a
i
a * *A 1t i ..
fl2 Collaborative
05.25.21 revised LANDSCAPE ARCHITECTURE
L-3
Existing
Residential
+/- 75'-0"
Private
Backyard
SECTION C-C
SCALE: 1 /8"=1'-0"
MONTAGE - RETENTION BASIN B LOT W AND OPENSPACE LOT X
PALM DESERT, CA
SECTION D-D
SCALE: 1 /8"=1'-0"
0 15' 20' 40'
Scale: 1"= 20'-0"
KEYMAP
-
lit 47
•r M 'Mir Ib• CI* 4,01 #M.. ' # 44 4,4 irk► fiN . i 4
11
- - �- 7-.. -
fl2 Collaborative
05.25.21 revised LANDSCAPE ARCHITECTURE
L-4
LEGEND
Ts•
KEYMAP
Acacia stenophylla Shoestring Acacia
Albizia Julibrissin Persian Silk Tree
Chilopsis linearis Desert Willow
Chitalpa tashkentensis Catalpa
Citrus spp. Citrus
Dalbergia sissoo Indian Rosewood
Parkinsonia 'Desert Museum' Desert Museum Palo Verde
Phoenix dactylifera 'Medjool' Date Palm
Prosopis glandulosa Honey Mesquite
Quercus virginiana Southern Live Oak
Ulmus parvifolia 'Drake' Chinese Elm
MONTAGE - TREE PLANTING PLAN - 1
PALM DESERT, CA
0 20' 40'
Scale: 1"= 40'-0"
80'
C2 Collaborative
05.25.21 revised LANDSCAPE ARCHITECTURE
L-5
LEGEND
KEYMAP
L
Acacia stenophylla
Albizia Julibrissin
Chilopsis linearis
Chitalpa tashkentensis
Citrus spp.
Dalbergia sissoo
Parkinsonia 'Desert Museum'
Phoenix dactylifera 'Medjool'
Prosopis glandulosa
Quercus virginiana
Ulmus parvifolia 'Drake'
{
Shoestring Acacia
Persian Silk Tree
Desert Willow
Catalpa
Citrus
Indian Rosewood
Desert Museum Palo Verde
Date Palm
Honey Mesquite
Southern Live Oak
Chinese Elm
MATS LIB - S-EE SH—E-E-T—LT- 3-
Jill LL
r
jiL
1-r
1-KtJ1 L�ir1
-1-C7 L
MONTAGE - TREE PLANTING PLAN - 2
PALM DESERT, CA
i
i
lll_1 E V E
r
w
z
i f
r.
CO
[J,# 0b.L
Li
•
OPEN SPACE
RETENTION BASIN B
i
""
0 20' 40'
Scale: 1"= 40'-0"
80'
1!
P Q)gT% A V EANAIEJe
ti
C2 Collaborative
05.25.21 revised LANDSCAPE ARCHITECTURE
L-6
LEGEND
SYMBOL BOTANICAL NAME
Agave 'Blue Glow'
Dalea greggii
Pennisetum setaceum
Agave deserti
• Echinocactus grusonii
Ruellia 'Littke Katie'
• Aloe vera
Hesperaloe x 'Sandia Glow'
Opuntia violacea 'Santa Rita'
Tecoma stans 'Gold Star'
Calliandra eriophylla
Convolvulus cneorum
Leucophyllum frutescens
Salvia clevelandii
Agave americana
Euphorbia ingens
Nolina nelsonii
Bougainvillea 'Barbara Karst'
•
•
•
•
biiiM Artificial Turf
Bermuda Sodded Grass
KEYMAP
COMMON NAME
Blue Glow Agave
Gregg Dalea
Purple Fountain Grass
Desert Agave
Golden Barrel Cactus
Dwarf Katie Ruellia
Aloe
Sandia Glow Red Yucca
Santa Rita Prickly Pear
Yellow Bells
Mexican bird of paradise
Bush Morning Glory
Texas Sage
Cleveland Sage
Central Plant
Candelabra Tree
Blue Nolina
Barbara Karst Bougainvillea
1
-
-7
i
1
I' ,r
I •
TIT
III
l : s
•
Y�
18 i
I
• `°� —�_ LOT P
ED t• r
.M�
I.°I
., •
a
1
•
—S-T-R1-EV
•
ti
•
10108.61
.
•...▪ .4b
y7
.
OPEN SPACE
I
L
i
_�4•:1 '-:��r 1' .Rim
J��:-Ti
�.f * •
-1 .
als STREET B
4119
�Uaw.wrr.��L' ▪ el I
�!y�-
'Gild ■ r FM
■
•
•
J
14.1
f
1 ft f-3'-•
4r;
•
-08 es
0 0 eI
0
0
0, •
1
G O r3
1 a
. i
tr,
0c.
-• ----- ---J 0
• I
J>
11
1"
•
•
•
�y.
0 0
ID/D Tr
OPEN SPACE
RETENTION BASIN A
y ...e.. o......' a-- -A a a■asoo.B.•- i
g . 6.66Qd040.68GC {1ff{-680 Qa04 dTd'i'r-
MONTAGE - SHRUB PLANTING PLAN - 1
PALM DESERT, CA
0 20'
40'
Scale: 1"= 40'-0"
80'
05.25.21 revised
L-7
^2 Collaborative
LANDSCAPE ARCHITECTURE
LEGEND
KEYMAP
SYMBOL BOTANICAL NAME COMMON NAME
Agave 'Blue Glow' Blue Glow Agave
Dalea greggii Gregg Dalea
Pennisetum setaceum Purple Fountain Grass
Agave deserti Desert Agave
Echinocactus grusonii Golden Barrel Cactus
Ruellia 'Littke Katie' Dwarf Katie Ruellia
• Aloe vera Aloe
Hesperaloe x 'Sandia Glow' Sandia Glow Red Yucca
Opuntia violacea 'Santa Rita' Santa Rita Prickly Pear
Tecoma stans 'Gold Star' Yellow Bells
Calliandra eriophylla Mexican bird of paradise
Convolvulus cneorum Bush Morning Glory
Leucophyllum frutescens Texas Sage
Salvia clevelandii Cleveland Sage
Agave americana Central Plant
Euphorbia ingens Candelabra Tree
Nolina nelsonii Blue Nolina
^�- Bougainvillea 'Barbara Karst' Barbara Karst Bougainvillea
•
•
i�1
Artificial Turf
1 Bermuda Sodded Grass
4
'AI ■II■III , rrr� .-,.�y_,.. ;._-.�..L ,�......�..�.. ��� . ma----���Yllq ;��7■ins ,ffiu
F•,
14'- I-I-
=y r -�.R L� T i'til - .e . , 1„,#� +'4 R_r
i"Pr .•. M x — ar��
I
I — MAT -CH LE SHE T,,,L7E
Iv] obi
MONTAGE - SHRUB PLANTING PLAN - 2
L w -
n-m-srmwa�'r'
LA
W
W
VI
W
W
W
J
i
i
i
uJ
z
CO
CID
L't
T � � ■
43000
■
OPEN SPACE
RETENTION BASIN B
11
LC)
- 7
0 20' 40' 80'
Scale: 1"= 40'-0"
1.72
X
P QiQU A V FP.NENEJE
fl2 Collaborative
e-41-1 }1A KtiPq
PALM DESERT, CA
05.25.21 revised LANDSCAPE ARCHITECTURE
L-8
TREE SCHEDULE:
SHRUB SCHEDULE:
SYMBOL BOTANICAL NAME
•
Acacia stenophylla
Albizia Julibrissin
Chilopsis linearis
Chitalpa tashkentensis
Citrus spp.
Dalbergia sissoo
Parkinsonia 'Desert Museum'
Phoenix dactylifera 'Medjool'
Prosopis glandulosa
Quercus virginiana
Ulmus parvifolia 'Drake'
COMMON NAME SIZE
Shoestring Acacia 24" Box
Persian Silk Tree 24" Box
Desert Willow 24" Box
Catalpa 24" Box
Citrus 24" Box
Indian Rosewood 24" Box
Desert Museum Palo Verde 48" Box
Date Palm 22" BTH
Honey Mesquite 24" Box
Southern Live Oak 36" Box
Chinese Elm 24" Box
FORM
Low Branch
Standard
Low Branch
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
WUCOLS
L
M
M
L
M
L
L
M
L
M
M
IRRIGATION NOTE:
All planting areas shall have a fully automatic irrigation system. Utilization water conserving features such as low -precipitation rate heads;
low -flow micro sprays or drip irrigation, water sensors and multi -program controllers with weather station capability and drip circuit features.
"Water Efficient Landscapes" irrigation system, scheduling and water use WELO calculations shall be designed to meet the requirements of the
specifications of the Coachella Valley Water District (CVWD) Ordinance No. 1302 per City of Palm Desert Municipal Code Chapter 24.04
SYMBOL BOTANICAL NAME
Groundcover
•
Border Shrub
•
Middle Shrub
O
•
•
Large Shrub
Accent Shrub
O
Agave 'Blue Glow'
Dalea greggii
Pennisetum setaceum
Artificial Turf
Bermuda Sodded Grass
Agave deserti
Echinocactus grusonii
Ruellia 'Littke Katie'
Aloe vera
Hesperaloe x 'Sandia Glow'
Opuntia violacea 'Santa Rita'
Tecoma stans 'Gold Star'
Calliandra pulcherrima
Convolvulus cneorum
Leucophyllum frutescens
Salvia clevelandii
Agave americana
Euphorbia ingens
Nolina nelsonii
VINE SCHEDULE:
SYMBOL BOTANICAL NAME
Bougainvillea 'Barbara Karst'
COMMON NAME
Blue Glow Agave
Gregg Dalea
Purple Fountain Grass
Desert Agave
Golden Barrel Cactus
Dwarf Katie Ruellia
Aloe
Sandia Glow Red Yucca
Santa Rita Prickly Pear
Yellow Bells
Red bird of paradise
Bush Morning Glory
Texas Sage
Cleveland Sage
Central Plant
Candelabra Tree
Blue Nolina
COMMON NAME
Barbara Karst Bougainvillea
SIZE
5 gal
1 gal
5 gal
5 gal
5 gal
1 gal
5 gal
5 gal
5 gal
5 gal
15 gal
5 gal
5 gal
5 gal
5 gal
24" box
15 gal
SPACING WUCOLS
Per plan L
Per plan L
Per plan L
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
L
L
L
L
L
L
L
L
L
L
L
L
L
L
SIZE SPACING WUCOLS
L
MONTAGE - MATER PLANT LEGEND
PALM DESERT, CA
2 Collaborative
05.25.21 revised LANDSCAPE ARCHITECTURE
L-9
LEGEND
Existing Wall
Perimeter Wall
Perimeter Pilaster
■■■ Tubular Steel Fence on Low Wall
MONTAGE - WALL AND FENCE
PALM DESERT, CA
Collaborative
05.25.21 revised LANDSCAPE ARCHITECTURE
L-10
LO
BLOCK WALL COLORS
Perimeter Wall and Pilaster T
• 6' ht. Slump Block Wall with Sacked finish
• Precast Clay Cap.
• 7' ht. Slump Block Pilaster. Cap to match the
wall.
Tular Steel Fence on Perimeter Wall ■■■■■■■
• 6' ht. Tublar steel Fence
• Wall and cap to match Perimeter wall
Groundcover Materials
• Boulder
• Crush Stone
• Pebble
MONTAGE - DETAILS
PALM DESERT, CA
i
i
COMBINATION FENCE/
PERIMETER WALL
•
TRACT
BDRY.
r 12 12
6' TYP_�
265.0 FC g
2 BENCH V._ 0 00 00
C SHEPHERD
L)
CO
N
Apache Sunset Boulder
Size:1 - 3"
•
{
r :
Mojave Gold Crushed Stone
Size: 1/2 -3/4
"
MAP
PAINT COLOR
SW 7048
Urban Bronze
Mexican Beach Pebble
Size: 3" - 6"
• el- .
7r..‘%:Vimia:a•w
Natural Gray
Slump Block
SW 7034
Status Bronze
2 Collaborative
05.25.21 revised LANDSCAPE ARCHITECTURE
L-11
J
'r=j
r
J
z
•
L
# _B _LS G
•
a ° di*
o •
• I
'J
•
"vY
OPEN SPACE
RETENTION BASIN A
+0 0
" -s
fl A 8 8 ❑-T❑
OPEN SPACE
--r _- •_ -.611t'.Y`r-�w-•
IL
Co Co
I whir*
Co
4
!ULIE DRIVE
o ICJ o o b
OPEN SPACE
RETENTION BASIN B
OPEN SPACE
W
Gpoolhi....
MONTAGE — LIGHTING PLAN
PALM DESERT, CA
0 25' 50'
Scale: 1 "= 50'-0"
LEGEND
1 00'
Pathway Bollard
Tree Floodlight
Palm Tree Up& Down Light
Up -Down Structure Light
Wall Wash Light
Collaborative
05.25.21 revised LANDSCAPE ARCHITECTURE
L-12
■
FXLuminaire.
LED Down & Up/Down Lights
ftwk
CORDIA'M BOLLARD
PRODUCT DATA
FXLuminaire.
LED Up Lights
NL-UD
NL-DN
NL-UD With Optional Cover
NL-UD With Optional Cover
NL Down & Up/Down Light
Wall -mounted, geometric square down light in 3, 6, or
9 LED. Available in aluminum or brass construction.
RGBW option available for use with Luxor° lighting
control systems.
Quick Facts
• Down or up/down
configurations
• Die-cast aluminum or brass
• Natural, powder coat,
or antique brass/copper
finishes
• Cree° integrated LEDs
• Tamper -resistant features
• Color temperature filters
• Compatible with Luxor
technology
• Phase and PWM dimmable
• Input voltage: 10-15V
LANDSCAPE & ARCHITECTURAL LIGHTING
PROJECT
CATALOG #
TYPE
NOTES
DESIGNER PREMIUM
Up -Down Structure Light
PHILIPS
Landscape
BL9
Flex.Scape LEE)
Ordering &{ilde
Srrl•s
BLS Law VOLtoKe 9W 9UItet
Lighting
Futures
Aposing/Corlsuuction!A31,O'
die-s�sl aturnJrlram, IQUt-less
iWIs1 glrinn shroud. Teeth
to Lack aim the krhiCide brm
fort accurate 2ImI(1g secuedd
by black Wide 1N,iI11156-I Istiltl
SIalhYrxs skeet 1rcrew arld
metal Locking ml 1 o provido
d urable mounting # aoceni
▪ 3.60' ale -cast alur15w1Ur15
housing For drlwNN will, thermal
snanagemerrt Creoles contkruli y
wILIi housing by Rotating
s1ri111n► srx3p . Ail gaskets are
IMO% niarded sLll[nrit+.
2. ElKIrlCM1: TOW {an high settingl
lnpui linkage range LVACI.
I{] -14, pre-w4rq,g with a -f L
pil�i x lir easy htiokury to. the
low voltage sunpty cable. Driver
housed In Inlett.Od molded S2t5e
wuh eiectror11c5 encapsulated.
1IV class 2 drh er with Inteorbl
swlkclr rot d ryreGla Ilgt,i IfIVP15.
3 LL1 Board and Pry Single
Luxeor5 M LEL7
¢i9 IjI7 pare EM3
31,. (79 rom)
3.3" (84 mm)
3T'(79rom)
TYPE 510
E
E
Ir
3„ (2,4
3.2"(81mm)
3 3„ (8��
3.3" (84 mm) 3.2" (81 mm)
r•laaot I
1 ar-AI Ir41
•
Q1W
9teak4ng new 1;rouncl with optimal vernalitity, the FlettScatale Mg has
zaomAble op#1c5 (15' to 35"j & GO' by SWIIC 11ng opticelkrwlrirlt. Th15
adiUStable Lunlln iIre aIsa has. the ability to switch light output 1n d steps.
t CT
D LEL) W War11,1300O1i)
C Cool{441;141<1
4. Cmitol 12 VI31.T CIr drkyer
With ulkegrai switch providers
s4'1 Lccuslbmr-'raccess lothe
adtustmenl between A present
LI h1Icwils
5.Opll aLSystems! Fpatglass.
law Iran tarr 2*rl1d clear glass.
c. J,drll lel Baskel slips ohLD labs
0,1PLr`our tools eK RTV. Zoorrcable
opt lc f Inlectlan raddled acryLlr
(MAMA) Cleair, highly p.LIs110i1
mnidna with selec t y1J1 races
textulaU. 2oornabLe lens
Twovioel. Nancy/ 15 L8 M IIu,155
3a' beam pattern deperLdrlg vn
the po..+twn. Inter•rhansedlllrr
lens proYaoes Wide 60110.1:1d
arpput
6 MauntL?1 : V ' 1n NPSM male
threads to grrew ontUfl Ir
stake, or ocher mount Ing
r.1c0tdry, rats* m.p.mntdly
Finish
rhonrioset polyester powder coal
is erEctroslntidalLy xppikru WWI
a Owe -stage eoF werslonclearwng
process and banded by Nell
1 �krn thent4osekl log.
Tree Floodlight
Fxamp%P L. A51
Prim
11-7
A Mack
li firong.e
%mail
S7
57 S1aake
Lamps
Integral LEB module
Power Supply
Fa%i+ares can be cases w1lI1 the
HAII)CO Low Vr}Ila f' Traatisrormers
belles TC1 , Y55, rr Power
supplies are available ire 15DW!
30OW / GOpw and $O4iW
Ask your fhuilps rep, esenral Iue
Per drullINC o1Pi/Wm
Wall}ColYnm.+i
1 H99_ de4 to'414,
m,A
315 15'
3KNee
bit 15'
AK 3Y
iKfie,
1P66 Rating
P LO LI 11! ADO sealed aigalrisL
d irecl pals al water
Labels
Ell, listed in kp.5 sale1y standards
lop Wet IoC i kirrS C57L lislh'd LC.
Cahadian safety standards for
wet torah 2rss. MahurilClihr9li ro
Is° 9o01,2OOB Standards. 5-year
ilmll¢d Warrahky_
11,6w :4t5V 1
Irotl
429 M57T
G[IR 669 —Jjl
M129 5fi1
1,an
4J! 8Q2
562 lrlh I
477 Mali
E
E
co
7.3" (185 mm)
i
FORMS+SURFACES
Pathway Bollard
FXLuminaire
Mounting Options
TREE RING Accessory
The Tree Ring is an adjustable, drill -free tree -mounting
accessory that can accommodate up to six lighting fixtures.
Quick Facts
• TGIC powder coat finish
• Designed for 9-20"
(229-508 mm)
diameter trees
• Compatible with 1/2" NPT
threads
LANDSCAPE LIGHTING
• Accommodates up to
six fixtures
• Mounting hardware
included
Palm Tree Up&Down Lights
(Trunk -Mounted)
MONTAGE - LIGHTING DETAILS
PALM DESERT, CA
PROJECT
CATALOG #
TYPE
NOTES
18" (457 mm) or 24" (457-610 mm)
3x3/s"-16x4"
Hex Custom Bolt
PB Up Light
DESIGNER PLUS
Medium-sized wall wash light in 1 or 3 LED.
Available in brass construction. RGBW
capable with Luxor® ZDC systems.
Quick Facts
• Brass construction
• Natural or antique brass
finishes
• Cree® integrated LEDs
• ProAimTM adjustability
• Tamper -resistant features
LANDSCAPE LIGHTING
Wall Wash
• Color temperature filters
• Compatible with Luxor
technology
• Phase and PWM dimmable
• Input voltage:10-15V
PROJECT
CATALOG #
TYPE
NOTES
2.2" (56 mm)
6.7" (170 mm)
C2 Collaborative
05.25.21 revised LANDSCAPE ARCHITECTURE
L-13
SINGLE -LINE DIAGRAM KEYED NOTES
CAUTION
ELECTRICAL SYMBOL LIST
GENERAL ELECTRICAL NOTES
REVISIONS
NO.
DATE
DESCRIPTION
O VERIFY WITH SERVICE PLANNER FOR AIG RATING AND ELEGTRIGAL INFOR
BEFORE ISSUING ANY BID. NOTIFY ENGINEER IMMEDIATELY IF MAJOR
DISCREPANCIES OCCURS.
SINGLE -LINE DIAGRAM GENERAL NOTES
a) LETTER FOR SHORT GIRGUIT CURRENT VALUE FROM SOUTHERN GAL I FORN I A
EDISON SHALL BE AVAILABLE AT THE JOB 51TE FOR INSPECTION.
b)
ALL NEW GIRGUIT BREAKERS, FUSIBLE SWITCHES IN MAINSW' TCHBOARD OR
PANEL BOARDS SHALL BE SERIES RATED TO MATCH EXISTING AIG RATING OR
APPROVED EQUAL OR 65KAIC, UNLESS NOTED OTHERWISE.
G) MOTOR GIRGUIT PROTECTORS SHALL NOT BE A PART OF A SERIES
COMBINATION INTERRUPTING RATING.
d) SERIES COMBINATION AIG RATING SHALL NOT BE USED WHEN THE SECONDARY
EQUIPMENT IN THE SERIES 15 SUBJECTED TO A TOTAL CONNECTED FULL LOAD
MOTOR CURRENT OF MORE THAN I% OF ITS AIG RATING.
e) EQUIPMENT ENCLOSURES SHALL BE CLEARLY MARKED "PVC GAUTION-SERIES
RATED SYSTEM - 65KAMP5 AVAILABLE, IDENTIFIED REPLACEMENT
COMPONENTS REQUIRED", IN COMPLIANCE WITH 2O111 C.E. (2017 NEC) SECTION
110-22. END USE EQUIPMENT SHALL ALSO BE MARKED WITH THE HIGHER SERIES
COMBINATION INTERRUPTING RATING A5 PER 2011 GEG SECTION 240-83(C). NO
EXCEPTI ON.
f) FUSES SHALL BE PROVIDED WITH REJECTION TYPE FUSE HOLDERS.
9) ELEGTRIGAL EQUIPMENT SHALL BE LISTED BY THE CITY, WHERE THE PROJECT 15
LOCATED, RECOGNIZED ELECTRICAL TESTING LABORATORY OR APPROVED BY
THE DEPARTMENT.
h) NO PIPING, DUCTS OR EQUIPMENT FOREIGN TO ELECTRICAL EQUIPMENT SHALL BE
PERMITTED TO BE LOCATED WITHIN THE DEDIGATED SPACE ABOVE THE
ELEGTRIGAL EQUIPMENT.
i) MAIN SERVICE WILL NOT ENERGIZED PRIOR TO THE BUILDING INSPECTOR'S
RECEIPT OF A THIRD PARTY "NRTL" TESTING LABORATORY PERFORMANCE TEST
CERTIFICATION FOR THE SERVICE GROUND FAULT PROTECTION. 2017 NEC
230.15
- I00A
PULL SECTION
I00A f \
vUGIPS
V
GND BUS
I00A METER COMBINATION
120/240/10-3W, I00A
I N A NEMA-3R ENCLOSURE
IOKAIG
I00A/2P
MAIN
2
3/4"C 1 #6 GU
= TO 10' ROD
3/4 "C 1 #6 GU
= TO 10' ROD
FROM UTILITY
FEEDER
BRANCH BREAKERS
(TYPICAL)
SINGLE LINE DIAGRAM PEDESTAL 'PD1'
SCALE: NONE
PANEL `PD1'
DESCRIPTION
EXTERIOR LTG
SPACE
SPACE
SPACE
SPACE
SPACE
SUB -TOTAL
TOTAL CONNECTED VA
LCL125%
I TOTAL OTHER LOAD
PANEL LOAD
FEEDER AMPS
LOCATION
MAIN (AMP)
VOLT',MPS T
f6A 1013 G
800
0 =
PEDESTAL
M. L.O.
R M
E I BKR
C S
,Q)A= 800 VA
800
0
0
0.8KVA
6.67A
CKT
NO
20-1 1
BUS CKT
j6A foB NO
BUS RATING
M R L
BKR I E T
S C G
2 20-1
3 4 20-1
5 6
7 8
9 10
11 12
100 AMPS
VOLT ANPS DESCRIPTION
,8A 413
,QB=0VA
120/240 v 1 ,PS 3 W
MOUNTING: STUB UP
SPARE
SPARE
SPACE
SPACE
SPACE
SPACE
NOTES: CO 10KAIC SERIES RATED OR VERIFY W/ SERVICE PLANNER.
GMEP ENGINEERS SHALL NOT BE RESPONSIBLE FOR ANY ELEGTRIGAL CHANGE
ORDERS THAT MAY OCCUR SHOULD FINAL BID5 AND/OR CONSTRUCTION BASED ON
THESE DOCUMENTS BE STARTED PRIOR TO ELEGTRIGAL PLAN CHECK APPROVAL.
ALL WORK TO COMPLY WITH THE 20111 CBC, CPC AND GMG AND THE 20111 CEC (2017
NEC) WITH STATE AND LOCAL AMENDMENTS.
ALL EQUIPMENT SHALL BE U.L. LISTED AND INSTALLED ACCORDING TO THE
LISTING.
CONDUCTORS:
ALL CONDUCTORS SHALL BE COPPER A5 FOLLOWS:
#12 AWG AND SMALLER - SOLID, TIN
#10 AWG AND LARGER - STRANDED, THWN, THHN OR XHHW
ALL CONDUCTORS 51ZES ARE BASED ON 75°C TEMPERATURE RATING
(NEC. 2011 TABLE 310.16)
MOUNTING HEIGHT FOR RECEPTACLES AND CONTROL DEVICES:
a) THE BOTTOM OF ELEGTRIGAL AND COMMUNICATION RECEPTACLES INTENDED TO
BE USED BY THE OCCUPANT SHALL BE LOCATED NO LESS THAN 15". [CGR T-24
PART 2 VOL I I I B]
b) RECEPTACLE OUTLETS SHALL BE LOCATED ABOVE, BUT NOT MORE THAN 20 IN.
ABOVE, THE COUNTERTOP. SUGGESTION HEIGHT 15 6" [NEC 210.52.0(5)]
G) THE HIGHEST OPERABLE PART OF ALL CONTROLS, DISPENSERS, RECEPTACLES
AND OTHER OPERABLE EQUIPMENT SHALL BE INSTALLED AT AN AGGESSIBLE
LOCATION MEETING THE CLEARANCES AND REACH RANGE REQUIREMENTS OF
SECTIONS 111813.5 AND 111186.6. [201Q GBG 11115.6.3]
d) CONTROLS AND SWITCHES INTENDED TO BE USED BY THE OCCUPANT OF THE
ROOM OR AREA TO CONTROL LIGHTING AND RECEPTACLE OUTLETS,
APPLIANCES, OR COOLING, HEATING, AND VENTILATING EQUIPMENT, SHALL BE
LOCATED NO MORE THAN 48 INCHES MEASURED FROM THE TOP OF THE OUTLET
BOX NOR LESS THAN 15 INCHES MEASURED FROM THE BOTTOM OF THE OUTLET
BOX TO THE LEVEL OF THE FINISH FLOOR OR WORKING PLATFORM. [2011 GBG
1117B.6.5.1 ]
e) ELEGTRIGAL RECEPTACLE OUTLETS ON BRANCH GIRGUITS OF 3- AMPERES OR
LESS AND COMMUNICATION SYSTEM RECEPTACLES SHALL BE LOCATED NO MORE
THAN 48 INCHES MEASURED FROM THE TOP OF THE RECEPTACLE OUTLET BOX
OR RECEPTACLE HOUSING NOR LESS THAN 15 INCHES MEASURED FROM THE
BOTTOM OF THE RECEPTACLE OUTLET BOX OR RECEPTACLE HOUSING TO THE
LEVEL OF THE FINISH FLOOR OR WORKING PLATFORM.
IMPORTANT BID NOTES:
a) DUE TO THE SMALL SCALE OF DRAWINGS, IT IS NOT ALWAYS PO551BLE TO SHOW
ALL DEVICES WHICH MAYBE REQUIRED. CONTRACTOR SHALL BE RESPONSIBLE
TO VERIFY ALL EXISTING CONDITIONS BEFORE SUBMITTING HIS BID. NO
ADDITIONAL COMPENSATION WILL BE MADE FOR EXTRA DUE TO CONTRACTOR'S
FAILURE TO VISIT THE .JOB SITE AND/OR FAILURE TO DETERMINE ALL EXISTING
CONDITIONS BEFORE SUBMITTING HIS BID.
b) REFER TO COMPLETE ARCHITECTURAL, MECHANICAL, ELECTRICAL, AND PLUMBING
DRAWINGS FOR ADDITIONAL NOTES, SPECIFICATIONS, DETAILS, CONTROLS, ETC.
REPORT TO ARCHITECTURE IMMEDIATELY IF ANY CONFLICTS OCCUR BETWEEN
THE DRAWINGS AND INCLUDE ALL COST PER ARCH ITEGTURE'5 CLARIFICATION IN
BASE BID. THIS REQUIREMENT WILL BE STRICTLY ENFORCED. NO CHANGE
ORDERS WILL BE ALLOWED IF THE CONTRACTOR FAILS TO PERFORM THIS
FUNCTION.
ELLC,TRiC,AL S
ET I NliLX
NO. SHEET DESCRIPTION REMARKS
ELECTRICAL GENERAL NOTES, SHEET
E-I.O INDEX, SINGLE LINE DIAGRAM, * PANEL
SCHEDULE
2 E-I.I
3 E-2.0
4 E-2.I
5 E-2.2
6 E-2.3
7 E-3.O
8 E-3.1
c1 E-3.2
10 E-3.3
I I E-4.O
ELEGTRIGAL LIGHTING FIXTURE SCHEDULE
ELEGTRIGAL PHOTOMETRIC PLAN (PART
A)
ELECTRICAL PHOTOMETRIC PLAN (PART
B)
ELEGTRIGAL PHOTOMETRIC PLAN (PART
C)
ELEGTRIGAL PHOTOMETRIC PLAN (PART
D)
ELECTRICAL SITE PLAN (PART A)
ELECTRICAL SITE PLAN (PART B)
ELECTRICAL SITE PLAN (PART G)
ELECTRICAL SITE PLAN (PART D)
ELEGTRIGAL OUTDOOR T24 FORMS
SYMBOL
SECTION I. SYMBOLS FOR CONDUITS
DESCRIPTION
HOMERUN TO PANEL OR EQUIPMENT AS NOTED
CONDUIT RUN CONGEALED IN WALL OR ABOVE FINISHED CEILING OR AS NOTEL
BRANCH GIRGUIT, 2#12 IN 1/2" CONDUIT OR A5 NOTED OR SYMBOLIZED AS:
/// I/2"C.-3 #I2 ////// 3/4"0.-6 #12
//// I/2"G.-4#12 /////// 3/4"C.-7 #12
///// 3/4"G.-5#12 //////// 3/4"G.-8#12
CONDUIT IN OR UNDER SURFACE AS NOTED, 3/4" MINIMUM 51ZE.
CONDUIT RUN WITH EQUIPMENT GROUNDING CONDUCTOR, SAME 51ZE AS GIRGUIT
CONDUCTORS, OR AS NOTED.
CONDUIT RUN WITH ISOLATED GROUNDING CONDUCTOR, SAME 51ZE AS GIRGUIT
CONDUCTORS, OR AS NOTED.
CONDUIT WITH EMERGENCY GIRGUIT
-X EXISTING CONDUIT TO REMAIN.
-R EXISTING CONDUIT TO BE REMOVED.
SECTION 2. EQUIPMENTS
CIO ELEGTRIGAL PANELBOARD, FLUSH OR SURFACE MOUNTED AS INDICATED
O
A
Lk
5
❑�
LETTERED BALLOON INDICATES DESIGNATION
JUNCTION BOX, ABOVE CEILING, OR A5 REQUIRED TO SUIT THE APPLICATION
APPROXIMATE LOCATION OF EXISTING J-BOX IN AGGESSIBLE CEILING SPACE
TELEPHONE OUTLET IN WALL, +18" OR AS NOTED SINGLE GANG OUTLET BOX
WITH 3/4" CONDUIT AND PULL WIRE TO AGGESSIBLE CEILING SPACE.
DATA OUTLET IN WALL +18" OR AS NOTED. SINGLE GANG OUTLET BOX
WITH 3/4" CONDUIT AND PULL WIRE TO AGGESSIBLE CEILING SPACE.
COMBINATION TELE/DATA OUTLET BOX, +IS" OR AS NOTED. SINGLE GANG
OUTLET WITH 3/4" CONDUIT AND PULL WIRE TO AGGESSIBLE CEILING SPACE.
WALL MOUNTED 2 HOUR BY PASS TIMER (TORK #A500 SERIES)
MANUAL MOTOR RATED SWITCH LOCATED @ EQUIPMENT
FUSED DISCONNECT SWITCH, SIZE AND FUSED AS NOTED ON PLAN
SINGLE POLE SWITCH, +42" OR A5 NOTED
TELEPHONE TERMINAL BACKBOARD (TTB), 3/4" THICK GDX PLYWOOD 2'X8'
UNLESS NOTED OTHERWISE. SAND 4 PAINT BOTH SIDES.
SECTION 3. RECEPTACLES
GFI
BgE
DUPLEX RECEPTACLE IN WALL 120V, 20AMPS, +18" A.F.F, 3" ABOVE COUNTER
OR AS NOTED.
TWO -GANG DUPLEX RECEPTACLE (QUADPLEX) IN WALL, +18" A.F.F OR A5 NOTEG
GFI DUPLEX RECEPTACLE IN ALL, +42" A.F.F OR AS NOTED
DUPLEX RECEPTACLE (20 AMP) +18" OR AS NOTED (ON A SEPARATE GIRGUIT)
SPECIAL RECEPTACLE NEMA TYPE AS DESIGNATED, +18" OR AS NOTED
SECTION 4. SENSORS
0
MID
ale
SECTION 5. MISCELLANEOUS
• UP
o DN
(E)
(N)
(R)
(ER)
(NL)
WALL MOUNTED MOTION SENSOR (THE WATT STOPPER "WA-3O0").
OR EQUIVALENT.
CEILING MOUNTED ONE WAY MOTION SENSOR WITH SWITCH PACK
(THE WATT STOPPER GX-IOO); COVERAGE UP TO 2000 S.F.
CEILING MOUNTED TWO WAY MOTION SENSOR WITH SWITCH PACK
(THE WATT STOPPER UT-300-I); COVERAGE UP TO 500 SQ. FT.
(THE WATT STOPPER UT-300-2); COVERAGE UP TO 1000 50. FT.
(THE WATT STOPPER UT-3OO-3); COVERAGE UP TO 2000 SQ. FT.
CEILING MOUNTED DUAL TECHTWO WAY MOTION SENSOR WITH SWITCH PACK
IN RESTROOM (THE WATT STOPPER DT-300)
CEILING MOUNTED TWO WAY CORRIDOR MOTION SENSOR WITH SWITCH PACK
(THE WATT STOPPER "WT"). OR EQUIVALENT.
REFERENCE TO PLAN NOTES
CONDUIT STUBBED UP
CONDUIT STUBBED DOWN
DENOTES EXISTING TO REMAIN
DENOTES NEW TO MATCH EXISTING
DENOTES EXISTING RELOCATED DEVICE AT NEW LOCATION
DENOTES EXISTING DEVICE TO BE RELOCATED
DENOTES NIGHT LIGHT FIXTURE AND SHALL BE EQUIPPED WITH a0 MINUTE
BATTERY PACK, ONLE55 NOTED OTHERWISE.
a) VERIFY IN FIELD. ADJUST THE LOCATIONS OF HOMERUNS AND CIRCUIT NUMBERS
ACCORDING TO EXISTING CONDITIONS IF NEEDED. COMMUNICATE WITH ENGINEER
IF DESIGN SHOULD BE ALTERNATED. NO EXCEPTION.
b) IDENTIFY ANY OBVIOUS EXISTING CODE VIOLATIONS THAT OCCURS AS AN
EXISTING CONDITION AND PROVIDE SEPARATE PRICING TO CORRECT THE
CONDITION 50 THAT IN THE END, THE ENTIRE ELEGTRIGAL INSTALLATION
COMPLIES WITH THE NATIONAL ELEGTRIGAL CODE AND ALL OTHER LOCAL
CODES.
G) IF THERE 15 ANY DEVIATION FROM THE CIRCUITRY SHOWN, PROVIDE AS -BUILT
DRAWINGS INDICATING SUCH.
d)
PROTECT IN PLACE ALL EXISTING TREES, POWER POLES, UTILITIES, ETC. WITHIN
PARKWAY.
e) FUSEHOLDERS SHALL BE DESIGNED SO THAT IT WILL BE DIFFICULT TO PUT A
FUSE OF ANY GIVEN CLASS INTO A FUSEHOLDER THAT 15 DESIGNED FOR A
CURRENT LOWER, OR VOLTAGE HIGHER, THAN THAT OF THE CLASS TO WHICH THE
FUSE BELONGS. FUSEHOLDERS FOR CURRENT -LIMITING FUSES SHALL NOT PERMIT
INSERTION OF FUSES THAT ARE NOT CURRENT -LIMITING.
)
9)
MARKING - UNGROUNDED SYSTEMS SHALL BE LEGIBLY MARKED
"UNDERGROUNDED SYSTEM" AT THE SOURCE OR FISRT DISCONNECTING MEANS OF
THE SYSTEM. THE MARKING SHALL BE SUFFICIENT DURABILITY TO WITHSTAND
THE ENVRIONMENT INVOLVED. (250.2I)(.)
WHERE GIRGUIT BREAKER IS UTILIZED WITHOUT AN INSTANTANEOUS TRIP,
DOCUMENTATION SHALL BE AVAILABLE TO THOSE AUTHORIZED TO DESIGN,
INSTALL, OPERATE, OR INSPECT THE INSTALLATION AS TO THE LOCATION OF HTE
GIRGUIT BREAKER(5). WHERE A GIRGUIT BREAKER IS UTILIZED WITHOUT AN
INSTANTANEOUS TRIP, ONE OF THE FOLLWING OR APPROVED EQUIVALENT MEANS
SHALL BE PROVIDED: (240.87)
A. ZONE -SELECTIVE INTERLOCKING
B. DIFFERENTIAL RELAYING
C. ENERGY -REDUCING MAINTENANCE SWITCHING WITH LOCAL STATUS
INDIGATOR
h) PROVIDE SWITCH AND RECEPTACLE HEIGHTS PER STATE OF CALIFORNIA
AGGESSIBLE REQUIREMENTS.
i) THE ISSUANCE OF A PERMIT SHALL NOT PREVENT THE BUILDING OFFICIAL FROM
REQUIRING THE CORRECTION OF ERRORS ON THESE PLANS OR FROM
PREVENTING ANY VIOLATION OF THE CODES ADOPTED BY THE CITY, RELEVANT
LAWS, ORDINANCES, RULES, AND/OR REGULATIONS.
J)
FOR FIRE RATED WALL/CEILING PENETRATION AND/OR MEMBRANE PENETRATION,
COMPLETE NRTL CLASSIFICATION SHEETS SHALL BE PROVIDED TO TEH
INSPECTOR AT THE TIME OF INSPECTION.
k) GIVE SOUTHERN CALIFORNIA EDISON (SCE) WRITTEN NOTICE OF THE EXTENT AND
NATURE OF ANY MATERIAL CHANGE IN THE SIZE, CHARACTER, OR EXTENT OF THE
UTILIZING EQUIPMENT OR OPERATIONS FOR WHICH SCE 15 SUPPLYING ELECTRIC
SERVICE BEFORE MAKING ANY SUCH CHANGE.
I) EACH MULTI WIRE BRANCH GIRGUIT SHALL BE PROVIDED WITH A MEANS THAT
WILL 51MULTANEOUSLY DISCONNECT ALL UNDERGROUNDED CONDUCTORS AT THE
POINT WHERE THE BRANCH GIRGUIT ORIGINATES. (210.4)
m) MULTI WIRE BRANCH GIRGUITS SUPPLYING POWER TO THE PARTITION SHALL BE
PROVIDED WITH A MEAN TO DISCONNECT 51MULTANEOUSLY ALL UNDERGROUNDED
CONDUCTORS AT THE PANELBOARD WHERE THE BRANCH GIRGUIT ORIGINATES.
(605.7)
n) PROVIDE SEPARATE SUBMITTAL, OBTAIN ALL REQUIRED PERMITS, INSPECTIONS,
AND APPROVALS FOR ALL FIRE ALARM SYSTEM INSTALLATIONS AND/OR
MODIFICATIONS FROM TEH LBFD AND THE LBDS DEPARTMENTS.
o) ALL INSTALLED MATERIALS AND EQUIPMENT SHALL BE LISTED U.L., NRTL OR
LISTED AND APPROVED BY A CITY OF LONG BEACH APPROVED TESTING
LABORATORY.
p) ALL NEW OVERCURRENT DEVICES INSTALLED IN EXISTING
PANELS/SWITCHBOARDS SHALL MATCH THE MAKE, MODEL, AND INTERRUPTING
CAPACITY OF THE EXISTING OVERCURRENT DEVICES.
Gq) RACEWAY SEALS - CONDUITS OR RACEWAYS THROUGH WHICH MOISTURE MAY
CONTACT LIVE PARTS SHALL BE SEALED OR PLUGGED AT EITHER OR BOTH
ENDS.
r) REFRIGERANT DETECTION - DETECTION AND ALARM SYSTEMS SHALL BE
POWERED AND SUPERVISED AS REQUIRED FOR FIRE ALARM SYSTEMS IN THE
FIRE CODE. (201a GMG 1121.2)
s) PROVIDE LOCAL DISCONNECTS FOR ALL HARDWIRED EQUIPMENT THAT 15 NOT
"WTHIN SIGHT" OF THE SOURCE PANEL.
t) MULTIPLE RACEWAYS CONTAINING MORE THAN 3 CURRENT CARRYING
CONDUCTORS SHALL COMPLY WITH [2011 CEO, 310.15(B)(2)(A)].
u) THE IDENTIFICATION OF EVERY GIRGUIT OF A PANEL BOARD AND SWITCHBOARD
SHALL BE LEGIBLY IDENTIFIED AS TO ITS CLEAR, EVIDENT, AND SPECIFIC
PURPOSE OR USE AND SHALL INCLUDE SUFFICIENT DETAIL TO ALLOW EACH
GIRGUIT TO BE DISTINGUISHED FROM ALL OTHERS. 201a G.E.G. 408.4
v) A SINGLE RECEPTABLE INSTALLED ON AN INDIVIDUAL BRANCH GIRGUIT SHALL
HAVE AN AMPERE RATING OF NOTE LESS THAN THAT OF THE BRANCH GIRGUIT.
INDICATE THE RECEPTACLE RATING. (210.21(B)(I))
w) PROVIDE RECEPTACLE OUTLETS WHEREVER CORD CONNECTED EQUIPMENT WILL
BE USED. (210.500)
x) WHERE THE DISCONNECTS ARE NOT PROVIDED WITHIN SIGHT FROM THE
EQUIPMENT IT SUPPLIES, THE SWITCH OR GIRGUIT BREAKER MUST INCLUDE
PROVISIONS FOR ADDING A LOCK, AND THESE PROVISIONS MUST REMAIN WITH
THE EQUIPMENT. THESE LOCKING PROVISIONS HAVE TO BE PART OF THE
EQUIPMENT, EITHER INHERENT TO THE EQUIPMENT DESIGN OR AS AN ACCESSORY
FEATURE THAT CAN BE INSTALLED ON THE EQUIPMENT. [410.141(13), 422.31(B),
424.11, 440.14 EXCEPTION NO. I, 600.6(A)(2)(3), 620.51(A) EXCEPTION NO. I,
620.53, 620.55]
y) STANDARD NONLOCKING STRAIGHT -BLADE RECEPTACLES IN 120- AND
250-VOLT CONFIGURATION AT WET/DAMP LOCATION ARE REQUIRED TO BE
LISTED WEATHER -RESISTANT TYPE. [406.8(A)]
40111
SEAL:
R ESSION
N‘GYI
�P vG
No. 018959
Exp 12-31-2021
F�CTR
OF CALF
G
MT
L
ISF
ENGINEERS
\ /
26439 Rancho Pkwy. S., Ste 120
Lake Forest, CA 92630
Tel: 949-267-9095
LJJ
0
0
SHEET TITLE
CALIFORNIA
w
w
0
J
a_
DRAWN
GMEP
CHECKED
GMEP
DATE
05/28/21
SCALE
AS NOTED
JOB NO.
20-690
SHEET
[-1.0
OF SHEETS
REVISIONS
NO. DATE DESCRIPTION
MARK LEGEND
(A)
(4°.2)
Kg)
F
4.2
V///i
VOLT MOUNT
BUILDING LIGHTING FIXTURE SCHEDULE
DESCRIPTION
120 BOLLARD LED PATHWAY BOLLARD LIGHT FIXTURE.
15 GROUND
MEDIUM SIZED LED WALL WASH LIGHT.
CONTRACTOR TO PROVIDE ALL
REQUIRED LOW VOLTAGE DRIVER.
VERIFY W/MANUF.
LANDSCAPE ADJUSTABLE TREE
12 GROUND FLOODLIGHT. CONTRACTOR TO PROVIDE
ALL REQUIRED LOW VOLTAGE DRIVER.
VERIFY W/MANUF.
TRUNK MOUNTED UP/DOWN LIGHT.
CONTRACTOR TO PROVIDE ALL
REQUIRED LOW VOLTAGE DRIVER.
VERIFY IN/ MANUF.
WALL MOUNTED UP/DOWN LED SQUARE
STRUCTURE DOWNLIGHT. CONTRACTOR
TO PROVIDE ALL REQUIRED LOW
VOLTAGE DRIVER. VERIFY W/MANUF.
0 TRUNK
15 WALL
MANUFACTURER MODEL NUMBER LAMPS INPUT NOTES
WATTS
FORMS 4 LBGOR-LED LED 35 OR APPROVED
SURFACES EQUAL
FXLUMINAIRE PB-3LED-AT LED 4.2 OR APPROVED
EQUAL
PHILIPS BLa-D-W-A-S 1 LED q OR APPROVED
EQUAL
FXLUMIRAIRE TR-YY-bP-XX LED 0
FXLUMIAIRE NL-3LED-DN LED 4.2
NOTES:
I) VERIFY WITH OWNER BEFORE PURCHASING THE LIGHTING FIXTURES.
2) ALL LIGHTING WILL BE TYPICALLY CONTROLLED BY PHOTOCELL. VERIFY WITH OWNER AND ARCHITECT BEFORE PURCHASE
OR APPROVED
EQUAL
OR APPROVED
EQUAL
SEAL:
R ESSION
N‘GYI
CoP vG
No. 018959
Exp 12-31-2021
F�CTR
OF CALF
G
MT
L
ENGINEERS
26439 Rancho Pkwy. S., Ste 120
Lake Forest, CA 92630
Tel: 949-267-9095
LiJ
0
7
0
SHEET TITLE
CALIFORNIA
W
W
0
J
0_
DRAWN
GMEP
CHECKED
GMEP
DATE
05/28/21
SCALE
AS NOTED
JOB NO.
20-690
SHEET
OF SHEETS
REVISIONS
NO. DATE
DESCRIPTION
Schedule
Symbol Label Image QTY Manufacturer Catalog Number Description
Statistics
Description
Open Space
B
Symbol I Avg
0.2 fc
Max
1.8 fc
24 Forms+Surface
s
Min Max/Min Avg/Min
fc I N/A N/A
0.
0
ELECTRICAL KEY PLAN
SCALE: NONE
Cordia Bollard
Lumens Lumen
Number Filename per Multiplie LLF Wattage Efficiency
Lamp Lamps
Inn r
35W LED chip 3000K, 1 LBCOR_LED- 3803 1 0.85 34.43 23%
Bridgelux (BXRA- 3000K_NS.ies
30E4000-H-03)
2-
17�
i)
16
(
Distribut
ion
154 1
1 4,
Polar Plot Notes
1 -4
13
12
o
eV
ft
I II
N 89154'58" E 621.42'
LOT P OPEN SPACE
LOT-0 OPEN SPACE
331-
7_ 18
19
20
LL[ 21
0° 4° riTh' 1 __b'
4° 4° 4° .--‘' 22
e e so so so
VACN\71- - ipON-riggou -owNpRsfai
ELECTRICAL PHOTOMETRIC PLAN (PART A)
41
T 23
f,
32 L
3 1
30
29t-E
28
ro
eo _,-/ r 34
so
4
0°03'12
38.0
35
SEAL:
air
MpE
ENGINEERS
26439 Rancho Pkwy. S., Ste 120
Lake Forest, CA 92630
Tel: 949-267-9095
0
SHEET TITLE
0
0
DESERT, CALIFORNIA
0 1-
CD
DRAWN
GMEP
CHECKED
GMEP
DATE
05/28/21
SCALE
AS NOTED
JOB NO.
20-690
SHEET
E-2.0
REVISIONS
NO. DATE DESCRIPTION
Schedule
Symbol Label Image QTY Manufacturer Catalog Number Description
V o�i .611
d
Statistics
Description
Open Space
B
Symbol I Avg
+ 0.2 fc
Max
1.8 fc
24 Forms+Surface
Min Max/Min
0.0 fc N/A
s
Avg/Min
N/A
34
35
Cordia Bollard
' E-2.O PART A
REFER TO SHEE
Number Lumens Lumen
Lamp Lamps Filename per Multiplie LLF Wattage Efficiency
IaLnn r
35W LED chip 3000K, 1 LBCOR_LED- 3803 1 0.85 34.43 23%
Bridgelux (BXRA- 3000K_NS.ies
30E4000-H-03)
LOT R
J° I° J° J°
I° 4° ♦°°
✓°
r
f
LOTR
49
J° J° J° J" J" 4° I°
I' I° I° J° J° J° J° I° I°
IJ' I° I° I" J° J" J° I° I° I°
J' I' J' I° J" I" J° J° J° I° I° I° J°
✓' I° I° I° I° I° I° ✓° I° I° I° I° I°
✓' ✓° I° I° I° I° ✓° I° ✓° ✓° I° I° I° I°
I° I° I' ♦°' I" I" I° J° I° I° ✓° ♦°' I° I° I° I° I°
I° I° I° I° J° J° ✓° • I° I° I° I° J° J° ✓° I° I° I° I°
4' 4' I° J° J° I° I° .t 4° I° I° J° J° I° I° O. ✓° I° I°
J' I' 4' I' I° I° I° .t J° I° I° I° Y I° I" I" J° I° J°
I' I' J' I° I" J° .t J° I° I° I° a I° J" J"
I• I' J' I° J° ." J° I° I° I° a I° J° J° J° I° J° I°
4' J' J° .r ✓° ✓° I° I° I° J° J° ✓° ✓° I° I° I°
Distribut
ion
Polar Plot Notes
N 89154'46" E 609.62'
it
✓°
Q01 OPT.
47
I°
✓° i I° ✓° ✓° ✓° J°
I J
I° P° J° J° ♦ ✓° I° I° I° R°�J° ✓• I• I° I° J°
I° J° I° I" I" J° I° J° i °" J° J° J° ✓° I°
J" J° I° I° I° I° I° J° J° '. '" J° J° a I° J" J"
I.° I° J° J° J° J" ,° ,° .° J' J° I" • I' • ,° .° J' J" J° I° A,
Q02
46
., J° ✓° r ✓' ' ✓' `: ✓° I'
OPEN SPACE
ELECTRICAL PHOTOMETRIC PLAN (PART B)
fF13. TP S%IE-ETy,
ART 17
I° I° .w I°
LOTW BA _
254(
TE� RE► �'I� 258.0
45
J°I° I°
J°
✓° I° I° ✓° ✓° ✓° I° ✓° I°
I' I' ✓' ✓' ✓' I" I' I' ✓' ✓' ✓' I°
✓' I' I° I° I° I° J" J" ✓' I' I° ✓ J° J° I° ✓° ✓° ✓° .w J° P° J° ✓° ✓' I° I° .w J° J" .2 ✓' I' I° I° A° J° J° J° I° ✓' I
Q01
44
I°
I°
J° ✓' ✓
4' J'
I° J° 4' 4' I'
4' I° I° J° I° 4' J' I'
J' I° I° t J° J° J° I° I' I'
• J' J° J° A° J° J° J° I° I° J'
✓' I° I° A° I° ✓° ✓° ✓° I° 4'
I° I° A° ✓° ✓° ✓° I° I°
4' I° I° I° I° I° N J" I° ✓° I° I°
I° I° I° I° J° J° r" J° I° ✓° I° I° I°
✓° 4° I° I° J° J° t° J° ♦°° ✓° ✓° I° I°
4° I° I° J" I° t" I" I° J" I° I° I°
I° I° t J° J° J° I° I°
J° J°
I° I°
✓° ✓° A° ♦°' ✓° ✓° ✓°
J° J° r° J° J° I° I° I
I° J° r° J° J° J° I°
4'
Y I° t" I" I" J° I° 4
4'
Y Y t J° J° J° I° I
i° J° t J° J° J° I°
I ✓° A
I° N J° ♦°° I° J°
. I° A° I" ✓° ♦1' I"
.°° ✓° r ✓° I° I° I°
Y J° r° ✓° I° ✓° I°
♦°°
OVt° J° t° J° ♦'° ✓° ✓°
4'
A° Y t J° J° J° I°
J°
• t J° J° J° I°
Y
• t J° J° J° I°
Lair• ' r° I° J° I° ♦I
I° °
ro
r I
.w r° I° I° ✓° ✓° ✓
Y J ✓
4.° J° t° I° ♦ ✓° I° I
I° 4'
I° I° J°
I f"
I
I f^
I
J°
W I° t" J° J" J° I° 4
J°
• J° J° J° I° I
e ver J° J° J° I° I
A° I° A° ✓° ✓° ✓° ✓° I
I' I' P P ♦°" °V I' I' I' I' I
J° J° J° 4' I. I' I' I° J° J° J° J' J' I' I' I° J° J° I' J' 4' I' J° I° J° J° ., ✓' 4° I° I° A° J° I° I° ✓° I° I
P
APP° I° ✓• '. " Y Y I° P° I° J° J° I° I° P° P° 4, 4° A, A, 0" I° I° > P° 4, 4° J° I° I
J° J° I° I° J° I° J° J" J° J° I° J° Y Y J° .J° i'° P J J J I° I
I"
J° J° J° J° A° J° J° J° J° I° I
J° J° /° J .J
9
✓°
I°.7'I°✓°.✓'✓
4, °
C\ESID1T.
LOT X °,cE
r
A
0
PA
ELECTRICAL KEY PLAN
SCALE: NONE
4 I° I° I° J° J° J" ♦ ✓° I° I° I° 4 I° I° ♦ ✓°
I° ✓° ✓'
I° I° J° I° I" J° ✓° 4 I° I° I° J° J° I" J° 4° I° I° I° 4 I° J° J° 4°
J° 4° I'
I° I° I° I° J° J° J° J I" I° I° I° I° J" J" J° I° J° I° I J° J°
J° J° I'
I° I° J° J° J° J° J° J I° I° I° J° - I° J° J° J° I° J° I° I J° J° J° J°
J" J° I'
J°
I°
I°
I°
I°
J°
� J°
f l I"
51
52
I° I° I° I° J° J° I° ✓ ✓° I° ✓° I° J° J° ✓° ✓° I° 41 I° I I° ✓° ✓° ✓°
J° I
✓° I° I° I° ✓° J° ✓° 4 ✓° I° ✓° I° I° I° ✓° ✓° ✓° ✓° ✓° I I° ✓° ✓° ✓°
✓°✓
I° I° I° I° I° ✓° I° 4 ✓° I° I° ✓° ✓° ✓° I° ✓° I° ✓° I° 4 I° ✓° I° ✓°
✓° I'
I° I° J° J° I° ✓° I° 4 ✓° I° I° J° I° J° I° ✓° I° I° ✓° J J° ✓° I° ✓°
I° ✓'
I° I° J° J° I° I° ✓° 4 ✓° I° I° J° J° J" ♦°° ✓° I° I° 9 4 I° I° ♦°° ✓°
I° I'
I° I° Y Y J° J° J° 4 I° I° I° Y J° I" J° ✓° I° I° I° 4 I° J° J° 4°
I° I° Y Y J° J° J° J I° I° I° Y J° J° J" J° I° I° J° I J° J° J° J°
J° I'
I° I° J° J° J° J° J° J I° I° I° a I° J° J" J° I° J° J° I I°
• I'
I° I° J° J° J° J° J° J I° I° I° a I° J° J° J° I° J° J° I I° J° J" J°
• I'
✓• I° I° I° ✓° ✓° ✓° 4 ✓° I° I° I° I° I° I° ✓° ✓° ✓° I° I I° ♦°° ✓° ✓°
✓° I'
✓° I° I° I° ✓° ✓° ✓° 4 ✓° I° ✓° I° I° I° ✓° ✓° ✓° ✓° I° I I° ✓° I° ✓°
✓° I'
✓° ✓° I° I° I° ✓° I° 4 ✓° I° ✓° ✓° I° ✓° I° ✓° ✓° ✓° ✓° 4 I° ✓° I° ✓°
I° ✓'
I° J° J° J° J° J° ✓° 4 ✓° I° ✓° J° J° J° J° ✓° I° I° ✓° J J° J° J° ✓°
I° I
I° I J° J° J" J" ✓° 4 ✓° I° J° J° J° J° J° 4° I° J° 9 4 I° I° J° 4°
✓° 4
I° I° J° I° J° J" J° J I° I° I° Y J° J" J° J° I° J° J° J J° J° J° J°
J° 4
I° I° I° I° J° J" J° J I" I° I° a I° J" J" J° I° J° I° I J° J° J" J°
J
I° I° J° J° J° J° J° J I" I° I° J° I° J° J° J° I° J° I° I I° J° J" J°
J
I° I° I° I° ✓° ✓° ✓° 4 ✓° I° I° I° I° J° ✓° I" I° 41 I° I I° I° ✓° ✓°
J° ✓° 4
✓° I° I° I° ✓° ✓° ✓° 4 ✓° I° I° I° I° I° ✓° ✓° ✓° ✓° I° I I° ✓° ✓° ✓°
I° ✓° ✓
I° ♦ I° I° I° ✓° I° 4 ✓° I° I° I° I° ✓° I° I° I° ✓° ✓° 4 I° ✓° I° ✓°
I° ✓° ✓
I° I° J° J° J° J° I° 4 ✓° I° ✓° J° J° J° J° I° I° I° ✓° J J° ✓° I° ✓°
J° I° 4
✓° I° J° J° I° 4 ✓° I° J° J° I" I° ♦°° ✓° I° I° I° 4 I° I° ♦°° ✓°
I° ✓° ✓
I° I° J" I" 4,1_. J° • J I° I° I° I° I° J° J° 4° I° I° I° 4 I° J° J° 4°
I° J° J
(��/\/� l�11'�.� I° I° I° I° J° J" J° J I° I° I° I° I° J" J° J° I° I° I° I J° J° J" J°
L }/ y°, y L° J° J" J" J° J 4° 4° J° J° J" J" J° J° J° J J°
I°
J°
J°
I"
I°
J°
I"
J°
I° I° I° I° ✓° ✓° ✓° 4 ✓° I° I° I° I° J° I° ✓° ✓° I° I° I I° ✓° I° ✓°
J° J
✓° I° I° I° ✓° ✓° ✓° 4 ✓° I° I° I° I° ✓° ✓° ✓° ✓° I° I° I I° ✓° ✓° ✓°
I° I° I° I° I° ✓° ✓° 4 ✓° I° I° J° I° ✓° I° ✓° I° I° I° ✓ I° ✓° I° ✓°
I° I° I° I° I° ✓° I° 4'0° I° 4, 4° I° J° I° I° I° I° 4,I I° ✓° I° ✓°
I° ✓
✓° I° I° I° I° I° ✓° 4' I° I° I° J° J° J" ♦°° ✓° I° I° J° I I° J° ♦°° I'
✓° ✓
I° I° Y Y J° J° J° ✓ I° I° I° Y I° I" J° 4° I° I° Y I I° J° J° 4°
✓° 4
I° I° Y Y J° J° J° J I° I° I° I° I° J° J° J° I° I° I° I P°
J° 4
• I° J° J° J° J° J° ✓ I° I° I° J" I° J° J° J° I° I° I° J J° J° J° J°
J
I° I° J° J° J° J° J° ✓ I° I° I° I° I° J° J" J° I° J° I° J J°
J
I° I° I° I° ✓° ✓° ✓° ✓ ✓° I° I° I° I° ♦°° I° ✓° ✓° ✓° I° I I° J° ✓° ✓°
✓° ✓
I° I° I° I° ✓° J° ✓° ✓ ✓° I° ✓° I° I° ♦°° I° ✓° ✓° I° I° I I° ✓° ✓° ✓°
✓° ✓
I° I° I° I° I° ✓° I° J I' I° I° I° I° J° I° ✓° I° I° I° I I° ✓° J° I°
I° ✓
I° I° I° I° I° ✓° 4° 4' I° I° I° I° I° J° I° ✓° I° I° I° I I° J° I° ✓°
I° 4
I° I° J° J° I° I° ✓° 4' I° I° I° I° J° J" ♦°° ✓° ✓° I° J° J I° I° ♦°° I'
✓° 4
I° I° Y Y J° J° J° ✓ I° I° J° Y I° J° J° J° I° I° J° I I° J" J° J°
J° J
• I° I° I° J° J° J° ✓ I° I° I° I° I° J° J° J° I° I° I° I I° J"
J
I° I° @° J° J° J° , ✓ I° I° I° J° I° J° J° J° I° I° I° @ I°
J
53
✓° ✓° 4
I° I° I° I° ✓° ✓° ✓° 4' ✓° ✓° ✓° I° I° I° I° ✓° ✓° ✓° ✓° 4 I° ✓° I° ✓°
I° ✓° 4
I° I° I° I° I° ✓° I° 4' I° ✓° ✓° ✓° J° ✓° I° ✓° I° ✓° ✓° ✓ I° ✓° I° ✓°
I° ✓° ✓
I° I° J° J° I° ✓° I° I' I° I° I° J° I° J° J° I° I° I° I° J J° ✓° I° ✓°
I° I° ✓
✓° I° J° J° J' J" ✓° 4' I° I° I° J° J° J" ♦'° ✓° I° I° I° J I° I° ♦°° ✓°
I° ✓° ✓
I° I° I° I° I" I° J° J' I° I° I° I° I° I° I° J° I° I° I° I I° I° I° J"
I° 4° 4
• I° I° I° J° J° J° J' I" I° I° I° I° J" J" J° I° I° I° I I° J°
J° J
I° I° J° J° J° J° J° J' I" I° I° J° I" J° J° J° I° J° J° J I"
J" J
I° I° I° I° ✓° ✓° ✓° ✓' ✓° I° I° I° I° J° ✓° ✓° I° I° I° I I° ✓° ✓° ✓°
J° J° 4
I° I° I° I° ✓° ✓° ✓° 4' ✓° I° ✓° I° I° I° ✓° ✓° ✓° ✓° ✓° I I° ✓° ✓° ✓°
J° ✓° 4
✓° ♦ I° I° I° ✓° I° ✓' I° I° ✓° ✓° I° ✓° I° ✓° I° ✓° ✓° ✓ I° ✓° I° ✓°
✓° ✓° ✓
I° I° J° J° I° ✓° I° I' I° I° I° J° J° J° J° I° I° I° I° J J° J° J° I°
SEAL:
G
M
E
ENGINEERS
26439 Rancho Pkwy. S., Ste 120
Lake Forest, CA 92630
Tel: 949-267-9095
W
0
Q
0_
CALIFORNIA
W
W
0
nQ
0
U
CL
W < 1-
1-1 2 O 1—
CD W WW 1-
1 O
0_
.11110
DRAWN
GMEP
CHECKED
GMEP
DATE
05/28/21
SCALE
AS NOTED
JOB NO.
20-690
SHEET
SCALE: 1/32" = 1'-0"
[-2.1
REVISIONS
NO. DATE DESCRIPTION
Schedule
Symbol Label Image QTY Manufacturer Catalog Number Description
V .6�
o�i1
d
Statistics
Description
Open Space
B
Symbol I Avg
+ 0.2 fc
Max
1.8 fc
24 Forms+Surface
Min Max/Min
0.0 fc N/A
s
Avg/Min
N/A
Cordia Bollard
Number Lumens Lumen
Lamp Lamps Filename per Multiplie LLF Wattage Efficiency
I aLnn r
35W LED chip 3000K, 1 LBCOR_LED- 3803 1 0.85 34.43 23%
Bridgelux (BXRA- 3000K_NS.ies
30E4000-H-03)
P° P°
r° 4°
r° 4°
J° P°
P°
P° r°
r° r°
r or
Distribut
ion
IG
LOT M
r r° 4° r° r° r°
r
r° or r r or r° r° r°r° r
Polar Plot Notes
r• r r. v r' ::.
J e P° P° r° r r° P r° P P° PP° r reeere
0.
r° r r ^• J• J ' r° P° r P°
W E RSH IR r 1
r° r° J° r P r P° P° f r r 24
J r r° e r P r e P° r r IIL
r• r° r° i° r° P r P° P° r r
r° r° r° P r P° J° r P°
r r r J. J° P r° P° P°
r r r J. J° r r r° P°
r r r' Y ♦ r r" P° P° r P°
r° r° r e r° r r° r° P° r r
r r r° P° r' J P° P° r° r r
r° r° r° F. r° r r P° P° r r
r r r° F. r° P P° P° J° r P°
r r r 0 r P r° P°
r r r P° r° r r° r° r° r P°
r r r' r° r r" P° .4r P°
r r r w 25
r° r° P° P° J° r
a r" r e r° r° r° f �7I/
r° i" r° r P° P° P° J° r' J ��
r° i° r° r P° P° P° r° P°
r° i° r° P P° P° r° r
♦•° P° r P J° r° P° r
r J. r• P r° r° r°
r° P ♦ E J" P" P" P
r° r r° r°
r° J" r° 4 P° P° ♦ J' •"
r° i" r" r P° P° r° J°
r J°
r P° I
r°
r° P r P° P°
MATc'HED LINE
I =:ER -O SHEET F.-2.O FOR PART A
LOT N I
r° r r' r' r r r" J° r° r I r° r r° J° J° r° 4° P° r° r° r° r r r P° P° P° r' r r r
4° r° r° r r r P° r° r r° r° r r r° r° r° 4° P° r° r° r r r r P° P° r° r° r r r
27
26 4
OPEN SPACE
r 4°
r P°
P° P°
P° P°
r° r°
r° r°
J° P°
r° r°
P° P°
P° P°
or P°
P° P°
r° r°
r° r°
s° P"
r° P.
r P°
P° J°
P° P°
P° P°
r° r°
r° r°
r° P"
r" P"
P° P°
J° P°
r P°
r J°
r J°
r° r°
r° .r, r r° r" P" P° r° r° r r r
r° rll° r r r° r° r r r' r r J.
r r°
P° r r° P° 4 r° lr°•v°
P° r orP° r r° r° r°
r r P° P° 4 r° r r° r'
J° J° r° P° r r° 4 r" P"
r° r r° r° 4 r° r P° P°
J° J° r° P° P r° r r P
P° r° r° 4° 4 r° r
P° r r° r°
P° r r° P° 4 r°
P° P° P° P° r r°
r P° P° P° r r°
r r° r° r° r r°
r° r° r' r° 4
J° J° or P° P r' r P"
r° r° r° r° 4 r° r P"
P° P° r° 4° P r° r P"
P° r° r° P° r J°
P°
P°
P° P° P° P° r r° r' -
r° r P° P° r r° - P°
r° r r° r° 4 r°
4'
r° r° r' r° 4 r° - _ P°
J° J° or P° 4 r° r r" P°
r r r° 4° 4 r° r r" P°
r P° r° 4° 4 r° r or rJ
P° r° r° P° 4 r° r or r°
r°
P° P° P° P° r r°
r r P° P° r r° 4 - P"
r° P° r° r°
r r r° r° 4 r° 4 r° P°
J° J° or P° 4 r° 09 r
r° r° r° 4° 4 r° r
r"
P° r° 4° 4 r° r r P° P
P° P° r° P° r r° r° r
P° P° P° P° r r° r°
II 1
dl
r' r'
P° .°• r r' r' P° r' r' r r '°
P° r r ♦ r' r' P' P° r' r r ♦
r ♦ P' ♦ r r P' P' P° ♦ r' P' r r' • ♦ P°
I I I
— —
77
1
—1
ELECTRICAL KEY PLAN
SCALE: NONE
37
P' r' r r r r' P' P° P° r° r° r' J' r P' J° J'
r r r P' P° P° P° r° r' J' r' r r r
P'
r
r r° P' 4' r' r° r' r r
Y' P.
41 r'
r r° r° r° r° r r r r° r• r r J° r° P° r° r° r• r r J° r r r r° P• r r r° r° P° r° r° r• r r r° r° P° r r° r• r r r° r° r° r r r° r° J° J° r r r r ♦°° r r r° r r r r° r• r r J° J° P° r° r° r° r r J° r r r r r• r• r r J° r r r r° r° r r r° r r r 4° ♦°° r r r° r r r' r° r' r° J° J° r r r r° r• r r r' r r r r° r°
r° r° r° J° J° r° P° P° r° r° r° r° J° J°
r r r P° P°
r• r r° J°
r° r° r°
r° r
r° r
r° r°
r° r°
r° r°
r• r•
r° J°
♦ ♦ J°
v
8 [1
II
r° r° r° r r r P°
r,
7
r° r P° P° r° ♦ P° P° r° r P° P° r ♦ P° r° r" O. P° P° r ♦ P° P° r" O. P° P° r P° P° P° r" r" r r r P° P°
7
I�
0
�I
11
LOT J
r P°
r r J° r P° r° r° r• r r J° r r r r r° r° r r r r r r ♦°° ♦°° 4° J°
4
4
OPEN SPACE
i
J° J° r r r ♦°° ♦°° r r r° P° r r ♦°° ♦°° r J° r r r r ♦°° J° r r r° or r r° r° ♦°° r° r J° r° r r r ♦°° r r J° r r r r° 4° J° J° J° r r r° r° r• r r r r° r° r° r° r°
r° r° P° r° r r° r• J° J° r° r° r° r r° r• J° r° r° r° r° r r° r• J° r° r° r° r° r° r° r• r• J° J° r° P° r r r° r• J° J° r° P° r° r° J° r• J° J° r° r r° r° r• r• J° J° r° r° r r r• r• r r° r° r° r r
r" r° P° P° P° r° ♦ r° P° P° P° r° J° J° r° P° r° r° J° r° r° r° J° J° P° P° r° r° r° r° J° J° P° P° r° r° r° r° P° r'
r° P" P° r° r r° r° P" P° r° r° r° r° r° r° r° P° r° r° r° r° P° r° P° P° r° r° r° r° r° r° 4° P° r° r' r P° r° r° r°
P° P° ♦ P° r° r° r° P° P° P° ♦ P° P° r° r° r' P° ♦ r° O. r P° P° ♦ r" O. P° ♦ P° r° r" r P° P° P° ♦ P° r° r" O. P° P° r° r r r r r° r° r r r r P° P° r° r° r r P° P° r 4° P° r° r° r P° P° P° ♦ P° r° ••° r° P° P° r
r r° r° r r° r° r° r r r° r° r° r° P° r P° r r° r° r° r° r° r._. r° J° r° r° J° r° r° r r° r° J° r° r° r° r r r r r° J° r° r° r° r° r° r r° r° r° r r r° J° r r r r r r° J° r r r r° r° 4, r r r r r° r r r J° r° 4, r r J° J° J° r° r°, r r J° P. J° r r° r P° r° or r
r°, \ r P° P° r° r° r r P° P. r r° P° " 'r'" r°Tr r P° J° r P° P° r P° J° r° P° r r r r P° P° r° P° P° P° P° r P° J° r° P° r P° P° r P° P° P° P° J° r° P° i° P° P° P°
P° P° P° P° P° P° P° r° r° r° r° r r r P° P° r r° P° r P° P° r° r° r r r r P° r P° P° r° r° r r° P° r P° P° r
ti
P° r r r° r r r° r° r° r° r J° r r r r P° r J° r° r° r J° r r° r° r r° r I° r r J° r r or r° r° r r or r r or J° r° r r r° J° J° r r r r J° r r J° r° r r r 40 40 r J° r r r r° r° r° J° J° r° r r r J° r° J° J° r r r r r° J° J° J° r r r r r° J° J° J° r r r r
r r r• r• J° r° or r° J° r° P° r° r r° r° J° P° r° r° r° r r° r• P° r° or or r° r r° r• P° P° r° r r° r° r° r• r• J° J° 4° r r r r• r• J° r° r° P° r r° r• r• P° J° r r r° r° r• r• r° J° r° P° r r r• r• r r° r r r° r r° r° r° r° r r r° r° r° r° r° r° r r r° r r° r° r° r° r r r I° r• r r
1
J° 1 r° r° r° r° r P° P° P° r° r° or
r° r• r r r° r° r° r° r ♦°°
P° r° r° r
4° r° r° r
r r°
J P°
IP r
41, r
r r°
r' ♦ r° r° r I, r° r° r°
r e - r r r I r r r r'
r' r° r° r r P° I P° J° r° r'
r° r r P° I P° r° r° r
r° r° r P° I P' r r' r'
r° r P° P' P' re r'
r e r' 1::::: r r'
r°„ r rIr'
P° r r' r' I r r • P'
G I -
r° P° JL P' P' r' r' r r' P' r P°
r" r° rr& r' I r' J' r' J'
r• r 47- r° r° alr• r• J• r° r° r°
r I° J°Li r r° 'T�r' r r r r r
r P° P° ♦° J-]` ✓ P° r° r r r P°
r' P° T • P° r
r° t° r r° 16 • ° r° r° r°
r• r° rk • r° r° r°
!� r.
r° ••° r° P° r° • r°
r° r r P° Y
r° r r° P° t°
r° V r r t°
r° t• r r J°
r° t• r• r t°
r'
r P'
r'
r r'
r°
P' P'
LOT J
r r°
r 4'
r°
r r'
r r.
r
r' r
r r
r°
t° ♦ r" i"
r°° r° r t° •
••° r° r t°
i° r° P° t°
i° r P° t°
i° r r P°
t° r° r -t°
t• r• r it°
t° r r it°
t° r r 'r
r• r° r
r° J°
r° r° r°
r° P° P°
r° P° P°
r° P° P°
r P° P°
J°
r•
r° r r° P° P° P°
r° r J° r° r° r° r ♦°° r° r J° r
r• r r° r° r°
r° r° r° r° P° r° P°
r ♦ P° r° r°
r° r° r° r° P° P° P° r° r° r° r'
r T 1
or r° r° r° r° P° r J° J° r° r° r°
r° 1:I
P° 4°
.ter.
P° P° r° r
P° P° P° P° r° r°
rl
P° P° r° r" r r r P° P. P° r°
♦- r. r. r. r° r° r° r° r° .rP° P° J° P° P° P° P" P" P° P° J° r •°° P P P aP P
9154'01"-
r6r
♦ P° P° r°
P. J. r. P.. L T F P. I P.
J° r° r° r r P° r
P° r° r° r° P° P° P° ♦ r° P° r r P°
r° r° r° r° P° P°
r° r° r° r° P° P°
P°
r° r r r r r° r° J° r° r r
r° r° P° r° r J° r• r° r°
r° J° J°
r° r° r°
r° r° r°
r r
r' r r r° r'
r' r° r° r° 4'
P' P° P° r° r'
P' P° r° r° r'
P' P° P°
' r° r° r° r°
' r° r° r° r°
' r° r° r r°
•vr° r r° r•
4 ' r° r° r° r°
P' P° P° r°
P' P° r° r° r'
P' P° r° r° r'
' r° r° r° r'
' r° r° r° r°
' r° r° r r
r' r r r° r°
r° r° r° r°
P° P° P° r° ♦°°
P P r r r
P° P° P°
P° r° r° r° r° P
or r° r° r° r P
r° r°
r° r
r° r'
r' r'
r' P'
r
r 4'
r' r'
r' r'
r° r
r° 4'
r° P'
r P'
P°
r r
r°
P°
r
r° r° r° r P° r
P° r r ♦°° r° r r 4
4° r° r r° r° r r 7
P° P° P° r r° J° J° 7
P" P° r° r° r° r° P° ,
P° P° 1°
P° r J r r P° P°
P° r°
r O. r° • r J
J° r r r r J° r• r r
r P° P° P° r° r° r° r° P° P° P° P° P° r° r° r r P° r ♦ P° P° r° r r
Or r
P° or or 4° r° r° r° 4° or or or r° r° r° r° r r or P° r° r° r
r lr4°1 P° J° r° r° r° r° P° P° or or r° r r° I •i° r° r° r 40
LOT R
7/°'
r° r"
r° r°
r° r°
r' r° r
r r ♦°°
r' r r°
4 r° r°
r' r° r°
♦ • r° r°
r' r° r
r° r
r° r
r°
r° r r ♦°° r° r r 4
r° r r r° r° P° P° 1
SEAL:
G
MT
L
ENGINEERS
26439 Rancho Pkwy. S., Ste 120
Lake Forest, CA 92630
Tel: 949-267-9095
CALIFORNIA
W
W
0
J
nQ
0
QI
J
0
.11110
DRAWN
GMEP
CHECKED
GMEP
DATE
05/28/21
SCALE
AS NOTED
JOB NO.
20-690
SHEET
ELECTRICAL PHOTOMETRIC PLAN (PART C)
SCALE: I/32" = I'-O"
[-2.2
OF SHEETS
REVISIONS
NO. DATE DESCRIPTION
Schedule
Symbol Label Image QTY Manufacturer Catalog Number Description
V o�i .611
d
Statistics
Description
Open Space
B
Symbol I Avg
+ 0.2 fc
Max
1.8 fc
24 Forms+Surface
Min Max/Min
0.0 fc N/A
s
Avg/Min
N/A
Cordia Bollard
Y 4' J' I'
4° s° s° 4.
s°
Number Lumens Lumen
Lamp Lamps Filename per Multiplie LLF Wattage Efficiency
IaLnn r
35W LED chip 3000K, 1 LBCOR_LED- 3803 1 0.85 34.43 23%
Bridgelux (BXRA- 3000K_NS.ies
30E4000-H-03)
J' J' J° J° r° J° J°
J' J'
I• I°
I°
Distribut
ion
Polar Plot Notes
I° I° J° J° J° J° J° J° J° ✓ J° J° J° J° J° J°
.. •' •° J° J° J° r° J°
4' r' .-
r° J° J° J° J°
I• I• _ `°°
P J° J° 4, 4, e e eJ° J° e e e,'. J° 4, 4, e e e e, e" .' "' eeJ° J
P° r° r° 4° ♦°° I° I° r° ♦°° r° r° J° r° 4" 4" I° r° r° '° ° ° I° I° r° r° ♦°° 4° ° ♦°' r° r° r° J° ♦°° 4"
P ✓° ✓° I• I• ✓° ✓° I° I° I° I° 4• 4• I° I° 4° ✓° ✓• 4• I• I• I° I° I° I° ✓, I° ° I° I° I° I° r° r° ° I°
LOT R OPEN SPACE
/2
r°
I' r° r°
✓'
I° 4 4° 4°
J° J J° J°
I° J°
I' I'
✓ ✓, I'
✓' Ir r ✓' ✓' I• I I•
• ✓° .e' I'
r' r' 4 4'
I'
I, I'
38, 39
• ♦ r s' s' I' I' r I' s" s" s° s° 4° 4° ✓° I°
I° I' 4' 4' ✓' ✓' s" 4" I'
4' J' 4' 4°
4' I' I° 4°
• J° J° J° r° J° J° J
I..
4
4° I° I° J I° I° r r
4° 4° I° J I° I° I° ✓°
4' r'
I' I'
r' r'
Y J'
s' 4'
J' J'
J' J'
I'
a° I°
4' I,
J, H
H I'
I' I°
J° J°
J° J°
I° I°
r°
r' I ✓,
I° ✓'
I' 4'
I° I° I, J' 4'
4, J°
.w 4° I°
r° 4° I°
4' . r, 4° 4° 4° r° 4° 4°
4' 4' P° - ✓° J° 4° 4° J° J°
J° J° r° J° J° cL°° r° J° J° J° J°
I° I° {RJ° 4° 4° 4°
/J° J° ✓°
I° I° s°
°
✓ ✓
° J°
J° J°
I° I° I° I, I,
J° J° J° J° J°
J° J° J° J° I° 4°
I° I° ♦°° ✓° r° 4° i°
I° I° I° r r 4° t°
I• I° J° Wi ✓' ' 4° I• I°
✓° r° I° I° ` ,J i I' /r°' r° 4° I°
I' , s" s" IV - 4' y° I' I' I"
1—
.- , s° s° 1 j - s' �° 4° 4° s°
LI
r° r° P° I' 444° I° I° 4,
r° J° J° / J' ° J° J° J'
r° I° I° I,,,///, ••✓ r' J° J° J° I'
r° J° J° E - r' eI° I° 4'
a1
I° J° J° - ✓' r° I° I° I°
I° I° V i I' I' ♦ I' ♦°"
s" s" 4' - e4° ✓' ✓' 4'
r° I° r° r' J° 4° 4° 4°
4° r° Y Y P° i ✓' J' 4° 4° I°
J° r° r° I° 4° / I' J, J° J° r°
J° r° I° r° 4° / J' J° J° J° I°
J' r° I° I° P° i J' J° J° J° I'
r' r° I' r r' •• ✓' r 4° 4° I'
r' r° I° I° 4 i ✓' ✓° 4° 4° I'
I° I° 4' - 4' 4° ✓' ✓' 4°
P P 4° 4° 4° - ✓' 4° J' J' 4°
r° Y 4° I' I, I° I° J°
r° I° J�/I/r° I° I° I° I°
J° r° I° i J° J° J° J° I°
J° I° i J° J° J° J° I°
r° I° r° I° . ✓° ✓•
4° I° I° J° 4' ✓° ✓°
✓° r° 4" I° I° . 4° 4°
I' w• , •e° s° °I ✓' J°
J° r° J" J° J° a r,
r°
I° I° ♦°° .f ✓°
4° 4° I° 4° 4° ✓° 4° I° I° I'
4" 4° I° 4° J° I' P' 4° I° I'
I, J° P° r° 4 I°
J° J°
J° I°
4° I'
4' J'
I' I°
4°
J' I'
J' J'
J' I'
4° I'
4° J'
I° I'
4' s'
✓' s,
J' I°
J' I'
4' I'
4° I'
4° s"
I° s° J' J' J' ✓' r° r° I°
J° J° J° r° J° J° J° r° J° J° J° I°
4° 4° ✓ I 4' J° J°
4° 4° I° I°
I°
Q01 OPT.
,40
4° s°
J J J
41
I° I° I° I° + e r° ✓°
4' ✓°
I°
J° .° J° J° J° J° J
J°
P° @° J° J° J° r°
4° P° I° r° I° r° r° I
I°
✓�°� ems° �s�°� �r�� 1 �r�� �`s�� + �'�
J J J ✓ • 4'J ✓ ✓ r J° REFER -TO SHEETE-2°I FOR-P--AR -B'- s"
1//
r° r° J° r, 4° 4 4 4°
.°° • 4° •—♦e_✓° 4' 4' r°
✓° r r ✓° ✓° 4°
001
� Y
J° J° J° r, J, J° J° J° I°
41 edr r ✓° ✓° 4° 4° r I° ✓° ✓°
°
III _
it
Q02
42 43
4° 4° I° 4" J ✓ J J J 4,
J° J° J° J° J • -� ° J° J° J° J° J° J° J° 4, P J° J° J° J° J°
J° r° r° J° J° J° J° J° J° J° I° r° J° J' r -" J° J° I° J° J° J° J° J° J° J° I° J° J° J°
J° I° I° J° r° r° I° J° I° J° I° I° •°° r° r° J° J° I° I° r° f° r° r° 4° 4° ✓° r° r° •°° J° r° J° r° r° J° r 4° J° r° r° 4, 4° 4° 4° 4° J° ✓°
4° r° r° I° I° r° ✓° ✓° r° r° I° I° I° I° ✓° ✓° r° ✓° r° v ✓° 4, 4° r° I° J° J° I° ✓° 4, 4° ✓ J° J° r°
4° P ✓° I° I° 4° r° 4° I' • I° r° r° ✓° ✓° I° I° I° I° r° I° r° I° 4° r° I° e Y C" 4° I° 4° ✓' P ✓° I"
4° ✓' ✓' 4° s" r" .°-- 4° 4° 4° ✓' ✓' 4° 4° I° s° 4° • r• 4° 4° I° s° 4° ✓° ✓° ✓° r° I" I° s° 4° 4- I° ✓°
♦°° r° ✓° I' r° I' I° I° I° 4° I°
r° ♦°" Y A° ♦ 4° 4° 4° r° 4° r° 4° 4° 4' • — a r° J° I° ♦ 4' 4' I° I° r°
P° 4° I° 4° ✓° ✓'
I° 4° I° ✓° ♦ ✓ I, 4° I° 4° I° J° I° 4° 4° ✓ J
4' J° 4° 4° J° ♦ 4° 4° 4° I° r°
J J° J° J° J°
+C I° r° 4 J° J° I, I, 4° 4° I° I° J°
▪ J° J° J° J° J° J° J° J°
LOT K 63401
r° r° J° J° J° J° .
✓° r° J° I° J° J° J° J° J° J°
J' J' 4' I° I° I'
✓° 4 4 I I I I
I° I°
J, J° J° J° J° P° J° I° J° J° J° J° J° J° J° I°
J° J° J° I° J° J° J° J° J° J° I° J° I° J° J° J° J° J° I° J°
4°
4 4 I I .
4° 4° J° I°
I°
N
qg
Q01 OPT.
4°
I°
I°
r° r° J° J
I°
I° J° I° P° P° w s° s° . J° 4
J° J° P° J° a J° J° ✓° J° J
C
J° J° J° P° J° P° J° J° J° J° J'
I°
J° J"
I° .w .w I• P• I° P r ✓° r° .w J
♦°
0.s° s° s° s° I° I'
r°
s° s° I° 4'
I°
J°
J°
s
r° P s° s° ♦ 4° I'
✓°
,W P° a J° J° ✓° J° J'
4°
r° J'
4'
P° I° a J° J° J° J° J'
P° r° a r° r° r° .w e
P• I° a ✓° ✓° ✓° r• ✓'
I°
e +° s° s° s° I' r'
I•
r°
e° 4. w r° I° J° J, I'
J°
e Y e° P° I° I° I, I'
V.
e 4. w J° J° J°
e 4° I s° r° r° r° J�
• ,
P. I° a r° ✓° ✓° r° e
r" s° r° ✓° I° I'
e s° a s° s° s° s• ✓•
I° J° J° I'
J° I° I° I'
e r^ w J° J° J° J° J'
J'
P. I° a r° ✓° I° r° r•
P. I° P ✓° ✓° ✓° r° r•
IP°
P. I° w s° s° s° I° r•
I P•
• I° I° I° I•
e° s° ° s° s° ♦ J° I'
Y e J° J° ✓ I° J'
IP
J° J'
J° J° J° J° I° J° J° J J J° J P I, J°
J° I° J° J° J° J° J'
✓° I° I° I° J° r° r' 4° I° I° I° I° r° 4° r° ♦°° ♦°° r° J° J°
s° r° 4° 4" I• 4° J° a 4° r° LOT T
✓° ✓° ✓° r° I• I• I° I° ✓° ✓° ✓° I• r° r° I• I° a ✓° ✓° ✓° I° ✓°
4' 4' I' 4° r:.l ♦' 4' 4' 4' 4' I' I' • J' . I' I' I' I' s°
ff
d
4° I° 4° r' ✓°—f° r° 4° 4° ✓° 4° 4° ✓° ✓° ✓° r° r° ✓° 4° 4° r° r° 4° s° r° ✓° r° ✓° ✓°
54
55
I° I, I• 4' 4' I' I' I.4°4° 4' I' I' I'
J° s° 4° ✓° ✓' ✓° 4' 4" 4° s° 4° •'° • 4' 4' r° I° I° 4° 4° ✓' ✓' s° a 4.° r° ✓° I' I' I° ✓° 4" ' r, s° ♦ • ✓' ✓' s' s' I' s' 4° ♦ ♦ 4' H s' I' I'
e
J° r° ♦ I° I° I° I° r` J° r° J° I° I° r° r° r° J° Y'✓° r°4 r° Y Y J° Y° Y° Y° r° J' Y' Y' ♦ 4' 4' 4' Y' Y' 4' Y' Y° Y' Y J' Y'
s,
I° J° I° J° I° I° I° Y I° I° I° ✓, I, I° I° 4" I, I, I° I° Y Y I° I° I° I° J° I° .. " " " e I° I' J' 4' 4' I, I' e., I' I'
J° J° ✓° J° J° I" J° J° J° r° J° J° J° J° r° J° J° Y° r° J° ✓° ✓' J' J' J' J' J' J' J'
Y R J .e° J° a Y° J° J° J° J° Y"
J° Jr° r° J° r+�°° r° I° r° ra rYYr•° ° ° °J° ° ° ° ° ° °
rrr° r° ,4° YY•° J° J° r° r° rYr° r° J° rr' r' ✓YJJ° °
•
-e J° r° J° J° J° J° Y° J° I° J°
I° r° r I° r r r r° ✓° I° I° I° I
♦°° I° I° ♦°° J° 4° I° 4° I° 4° I° I° J° 4° —
I I J ✓° I° r° r° r° I° I° r° ✓° I° I° I° r' I'
I° I° 4, ✓° ✓° 4° 4° I° I° ✓° ✓° ✓° r° I° I° I° ✓° ✓° ✓' 4° 4° 4° I° J'
I° I° I° I° 4° I° 4° I' P I' I° I° s° 4° 4° 4° I° ♦ I° I°
60
I° J' J° ✓' J' P P I" I° I° I° ✓' J' 4° I' ✓' • _ r° J"
J° 4° 4° 4° I° 4' 4° 4° I° J° J° J° J° J° r° J° 4° 4° I° J° J° 4' r° J° 4° 4' J° r° .` 7 r J° 4° 4° J°
59
r° j: r° 4, 4" I° 4, 4, 4° ✓° r° I° I° I° e ✓° r° ✓° r° r° I° I° e ✓° r° r° r° I° a I° e ✓° ✓° ✓° r° I° I° e e ✓° ✓° ✓° r° r° 4, 4" 4, 4, ✓° r° r° r° I° I° I° P '11 ✓° r° J° I° e e J° J° J° J° J° I° J° J° J° J` �JO° J �° r
✓° r° r r I° I° ✓° ✓° w •- ♦- r r° r° r° r° I° I° r r r° r° r° I° I° I° r r r r r° I° I° I° r r r r r° r° r r 4, 4, r r r° r° r r r r r r r° r° I° I° I° - r w •J° J° J° J' I e e e✓' ✓° 4, I° I° P° I° r° ✓° ✓° ✓° ✓ J I° ✓° ✓° ✓° ✓° I° I° 4" 44 I° ✓° 4° I° I° ✓° ✓' , I° I° I° , I° I° I° I° I° "' ' ✓' ✓° ✓° ✓° I° I° I° r° ✓° ✓° r° ✓° ✓°
I° I° s° s° I°
✓' •' I° I° 4° r° s° 4° J° J' ✓' 4° 4° I° s° 4° J° J' ✓' I° I° J° ' ✓° I° I° J° J° J J° ✓' Y I° I° J° I° J° J' P P I° I° • •mot J• I° I° ✓° J' I" I• I• I° I° s" I" I" I" I• I• I° I° s" I" I" I" I•
4, I, I° I° r° I° ♦ I° 4, J° I° I° 4, Y e I° •- •, I° I° Y e I° I° I, 4, I° I° Y Y P° I° I° ✓` ""° Y I° I° I° I° I° 4, i"' , I° I° "' 4, e e I° I° I° I° I° I° P° I° I°
4, 4° J° J° 4, J° ✓° J° J° J° J° Y e e J° J° J° J° J° Y e e J° J' J° J° J° J° r° Y J° J° J° J -e sir° I° J° J° I° I° I° I° I° I° I° I° I° I° J°
4°
I" r°
58 57
I° J° J° J° J° J° L
J° I° J° I° J° J° J° J° J° I° J° @° J° J° J° I° 4. r° r° J° J° J° J° I° 4. r° r° J° J° J° J° I° J° I° I° J° J° J° J° J° J° I° I° J° J° J° J° I° I°
ELECTRICAL PHOTOMETRIC PLAN (PART D)
Q01 OPT.
56
s'
ELECTRICAL KEY PLAN
SCALE: NONE
I° I° I° I° ♦ • J" s° ♦ 4° I° I° J 4° 4° s°
J° 4° 4° 4° I° r° J° I J° 4° 4° J° I° I° J° I° 4° 4° 4° 4 4° I° J° I°
✓° J° J J° J° r° J° J J° J° J° J° J° J° J° J° J° J° J° J J° J° J° I°
J° ✓
✓° J° J° 4. r° r° J° J J° J° J° J° r° r° J° J° J° J° J° J I° J° J° J°
J° ✓
4° I° I° J° I° I° I° 4, 4° 4° I° I° I° I° ♦°' r° r° I° I° J I° I° 4' r°
J° J
✓° 4° ✓° ✓° ✓° ✓° ✓° 4' ✓° ✓° I° J° J° ✓° 4' ✓° 4° I° I° J J° ✓° 4° ✓°
✓° r°
�r ° �'° �.'" 7' r 4' ' 1.�' per ' •s—ram, �. ,r ." '_ram° �' —
s° s° I
4° I° I
P° s° ♦°
P° J° I
J° J° J° J° I° r° J° J' J° J°
J° 44
J° J° J° J° I° r° J° J'
J° J°
I° I°
I° ✓°
4° 4° 4° 4° s" s" r° 4' 4° ✓°
I° 4° 4° 4 r° s° s° ♦ 4° 4°
J° 4° 4° 4° 4 4° J° I' 4° 4°
J° J° J° J° Y J° J° J' J° J°
I° J° I° I° ✓° ✓' 4° ✓°
4° J° I° I° ✓° I' 4° I°
✓° ✓' 4° 4" 4" r° I' 4° 4°
4° 4° s
4° J' ✓' 4" 4" r° I' 4° 4°
s° s° ♦°
4° 4° 4° 4' 4 4° J° I' 4, 4°
4' 4'
J° J° J° J° Y J° J° J' J° J°
P° J° ✓
J° J° J° J° r° r°
J° J°
J° J° J° J° I° r°
J° J° J
r° ✓° 4° J° I° I°
I° r° J
✓° ✓° I° J° I° I°
I° ✓°
4° s°
4° s°
I° J°
J° J°
J° J°
✓° r°
J° J
✓° r° ✓
✓° ✓° ✓
I° r° I
s° s° s
J° I° ♦°
I° J° I
J° J° ✓
J° J° J
I° ♦°" J
I° 4' ✓
I° 4° J
4° I° J
J° s° I
J° J° I
J° J° r
J° J° r
✓° r° ✓'
4° 4° s'
s"
J° s° ✓
I° J° I'
r°✓°✓
4° ✓° ✓' ✓' 4° 4°
J° J' ✓' 4" r°
4° 4° 4° I° 4 r°
J° J° J° J° Y J° J°
J° J° J° J° I° J° J° J'
J° J° J° J° I° J°
4° J° I° I° ✓° ✓°
I° J° I° I° ✓° I°
✓° I° 4" 4" r° I°
6O5:Et '°
J° J° J° J° r° r° J° J° J° J° J° , I° J°
J° J° J° J° I° J° J° J° J° J° J° J° r° r° J° J° J° J° J° 4° I° J° J° J°
4° I° 4° J° I° I° r° r° r° r° 4° 4° I° I° r° J° r° r° 4° P° I° I° s° r°
4° 4° I° I° I° I° ✓° I° I° I° I° I° I° I° ✓° ✓° 4° 4° I° P° I° I° 4° ✓°
I° r° I° I° I° I° r° I° ✓° I° I° I° I° r° I° 4° 4° I° P I° I° s° I°
4° 4° J' ✓' s° s" I° I° I I° J' ✓' s° s" I° s° 4° 4° J' r' , r° s° I°
I° I° I° I° r° s° I° ♦ I° I° I° I° r° s° r° J° J° I° I° r° r° r° s°
J° J° J° J° I° J° J° I° J° J° J° J° I° J° J° J° J° J° J° , Y J° J° I°
J° J° J° J° J° r° J° J° J° J° J° J° r° J° J° J° J° J° , J° r° J° J°
J° J° J° J° I° r° J° J° J° J° J° r° r° J° J° J° J° J° , I° J° J° J°
4° 4° I° J° I° I° I° 4' 4° 45
✓° ✓° I° J° J° ✓° ✓° ✓° 4° 4°
4° 4° ✓° I° I° I° 4° I° 4° I'
4° 4° P ✓' I° 4" I° s° 4° J'
4° 4° 4 4 r° r° I° J° 4° 4°
J° J° J° J° Y J° J° J° J° J°
J° J° J° J° J° J° J° J° J° J°
J° J° J° J° I° J° J° J° J° J°
IV iI L I°
r°
I° ✓°
s" s°
s° I°
J° J°
J° J°
J° J°
J° J°
I° ✓°
I° ✓°
s" I°
s° r°
LOTK ee`°
J° I° e J°
4, 4° OPEN SPACE „�ee
I° J° r° J° 4° 4° 4° J° 4 J° ✓' J° I° J° J° J°
3° J° ✓° I° ✓° ✓° ✓° r° I° I° I° ♦, ✓° ♦, •" r° r° I° I° ♦°° I° a°° P r° r° r° I° I° I° I° ✓° r° ✓° r° r° I°
4°
♦°° ✓° ✓° ✓° 4° 4° I° I° ♦°° ♦°° r° " r° r° J° I° I° I° ✓° ✓° ✓° r°
J° J° Y J° J° I° J° J° J° J° Y J° J° J° J° J, J° J° Y I° J° J° J
4, J°
I° I° ♦°° ♦°° ✓° r° 4° 4° 4° I° I° ✓° ✓° r° ✓° 4° 4° r° ✓° I° J° I° I° ♦°° ✓° • " 4° 4° I° I° ✓° .r_ I° I° I° I° I° ✓° ✓° 4° I° I° I° I° I° ♦°° ✓° r° 4° 4° I° I° ♦°° ♦°° ✓° r° ✓° 4° 4°
I° ✓° ✓° ✓° ✓° ✓° 4° 4° I° I° ♦°° ✓° ✓° ✓° I° I° ♦°° ✓° ✓° ✓° 4° 4° I° I° ♦' .. I° I, I° ♦..° I• ✓° I• • !" p._y. ✓° .. ,. r° r°
P I° r° r° ✓° I° I° r° ✓° I° I° I° r° I° I' ✓° I° I° s° I° 4° I° I° I° s° I° 4° 4° ✓° ✓° I° " I° s° r° 4° 4° 4° I° I°
I° ✓° 4° 4° I° I° 4° 4° I° ✓° 4° 4° 4° 4'° s° 4" 4° I° 4° 4° I° ✓° 4° 4° 4° 4° I° I° 4° s° 4° I° 4° 4° 4° I° ✓°
♦ 4° 4° 4° J° s° I° r° 4° s° ♦ 4° 4° 4° I° r° J" s° 4° 4° 4° r° J° 4.° s° 4° 4° 4° 4° I°
J J J° r J J ✓ J° J° J° J° ° O T A' J° J° r° I° J° J° J° J° J° J° J°
J° J° J° r° r° J° J° r° J° J° J° J° J° J° J° r° J° J° I° J°
4° r° I° J° I° I° r° 4' 4° 4°
✓° 4° 4° J° I° I° ✓° ✓° 4° ✓°
4° 4° ✓° I° I° I° 4° I° 4° 4°
4° 4° J' ✓' 4" 4° r° I° 4° 4°
4° 4° 4° 4° 4° 4° I° ♦ 4° 4°
J° J° J° J° Y J° J° I°
J° J° J° J° J° J° J° J° J° J°
J° J° J° J° I° J° J° J° J° J°
I° I° J° I° I° I° r° 4° I°
r 4° J° I° I° ♦°° ✓° 4° ✓°
4° I° I° I° I° 4° I° 4° 4°
✓° I° I° I° I° r° s° 4° ✓°
4° 4° 4 r° I° I° I° 4° 4°
4° 4° I° I°FI° ,,Li
I° I° 4°
J° J° J° J° I° JJ° J° J°
J° J° J° I° J° J° J° J° J°
I° J° I° I° r° r° 4° I°
I° J° I° I° ✓° ✓° 4° 4°
4° I° I° I° I° r° I° 4° 4°
I° ✓' 4" s" r° s° 4° 4° 4° I s" s" 4° I°
4° 4° 4° 4° I° ♦ 4° 4° 4° I 4° J° s°
4° 4' 4 r° J° I° 4, 4° 4° I J° I" J° ✓°
J° J° Y J° J° I° J° J° J° J J° J° J° ✓°
J° J° I° r° J° J° J° J° J° J I° J° J° J°
J° J° I° J° J° J° J° J° J° J I°
r° 4° I° I° ♦°° ✓° 4° I° I° J J° I° ✓° ✓°
I° J° I° I° I° ✓, 4° I° I° J I° I° ✓° ✓°
✓° ✓' s" s° I° s° 4° 4° 4° I s" s" 4° I°
J° ✓' 4° 4" I° s° 4° 4° 4° ✓ 4° 4" 4° s°
4° 4° 4 r° I° 4° 4, 4° 4° I r° I° 4' 4°
J° J° Y J° J° J° J° J° J° J r° J° J° J°
4, J' J° J° J° J° r° r° J° J° J° J° J° J r° J° J° J°
J° J' r° J° J° J° r° r° J° J° J° J° J° J I° J° J° J°
✓° ✓' ✓° ✓° I° J° I° I° 4' ✓° r° I° I° J J° I° 4° ✓°
✓° ✓' ✓° ✓° I° J° I° I° I° ✓° 4° ✓° I° J I° I° ✓° ✓°
I° I' 4° 4° ✓' ✓' 4° 4° I° s° 4° 4° 4° 4- s" 4° 4° I°
I° I' 4° 4° J' ✓' 4° 4" I° s° 4° 4° J' ✓- 4° 4" 4° I°
I° 4' 4° 4° 4° I° . r° I° I° 4, 4° 4° 4' 4° I° 4' 4°
J° J° J° J° Y J° J° J° J° J° J° J' r° J° J° J°
J° J° J° J° O. J° J° J° J° J° J° J' I° J° J° J°
J° J° J° J° I° J° J° J° J° J° J° r I°
4° ✓° I° J° I° I° ♦°° ✓° 4° ✓° I° J' J° I° ✓° ✓°
4° 4° I° I° I° I° I° ✓° 4° 4° I° -4' I° I° I° ✓°
4° 4° 4° 4° J" J" I° s° 4° 4° 4° J, s" s" 4° I°
4° 4° J' ✓' 4" 4" I° s° 4° 4° J' -4° 4" 4" 4° s°
4, 4° 4° I° 4° I° I° 4° 4, 4° 4° -I" . r°
J° J° J° J, J° J° 4° Y J° J° J°
4° I° I° I° I° r° r° r° I° ✓° 4° r°
4° 4° J° ✓° I° ✓° 4° 4° I° IP° I° I° 4° ✓°
✓° ✓° I° I° 4° I° 4° 4° I° IP' I° I° 4° I°
P ✓° 4° 4" I° s° 4° 4° J' Ii' I° 4" 4° s°
4 I° I° 4° I° J° 4° 4° 4° P. 4° 4° J°
I° J° I° J° J° J° I° J° J° IP° r° J° J° ✓°
I° J° J° J° J° J° J° J° J° IP' J° J°
I° J° I° J° J° J° J° J° J° IP' I° J°
4° 4° I° I° I° 4' 4° I° 4° IP° I° I° s° r°
4° 4° I° I° I° ✓° 4° ✓° 4° IP° J° I° ✓° ✓°
✓° I° I° I° 4° I° 4° 4° ✓° IP° I° I° 4.° I°
J' ✓° s" 4° r° I° 4° 4° J' IP' s" 4° 4° I°
4° V. I° J° s° ♦ 4° 4° 4° IP r° J° s°
4. J° I° J° J° ✓° J, J, J° P. Y J° J° ✓°
• a J° r° J° J° J° J° J° , J° J°
J° J° I° J° J° J° J° J° J° , I° J°
4° 4° J° I° I° 4' 4° I° I° Ie I° I° s° r°
4° 4° J° I° I° ✓° 4° ✓° I° Ie I° I° ✓° ✓°
✓° I° I" I" r° I° 4° 4° I° I. I° I° 4.° I°
I° ✓° s" s° r° I° 4° ✓° ✓' s" s" 4.° I°
4° J° r° J° s° ♦ 4° 4° 4° 1, 4° 4° s°
4° J° 4 I° J° I° I, 4° 4° O. 4 I° J° I°
• , J° J° J° J° J° J° J° Ie J° J° J° J°
J° r° I° J° J° J° J° J° I° Ie I° J° J° J°
I° r° J° ✓° r° r° 4° I° 4° Ie r° ✓° ✓° r°
I° I° I° I° 4' ✓° 4° 4° 4° Ie r° ✓° ✓° ✓°
I° r° I° I° 4° I° 4° 4° I° 1, I° I° 4.° I°
I° ✓° ✓' ✓, I° 4" r° I° 4° ✓° ✓' r' s" s" I° s° 4° ✓° ✓' jl' I" I" 4.° I°
I'
I° 4° 4° C I° 4° I° ♦ 4° 4° 4° J° r° 4° r° 4° 4° 4° 4° I ° 4° 4° s°
r'
J° 4° 4° 4' 4 I° J° J° 4, 4° 4° V. 4 I° J° 4° 4, 4° 4° I° 4 I° J° I°
J° J° J° J° J° J° J° J° J° J° r° J° J° J° J° J° J° J° 1J° J° ✓°
J° J° J° I° J° J° J° J° J° J° r° I° J° J° J° J° J° J° 1° I° J°
r° I° I° J° I° I° I° r° 4° I° I° r° J° ✓° I° r° 4° r' I° Ir° I° ✓° 4° ✓°
✓° r° I° J° I° I° ✓° ✓° 4° 4° I° r° I° ✓° ✓° I° 4° ✓° 4° I° J° ✓° 4° ✓°
✓° r° I° I° I° I° 4° I° 4° 4° I° r° I° I° 4° I° 4° 4° P I° I° I° 4.° I°
✓° ✓° ✓' ✓° I° I° I° s° 4° 4° s" s" I° s° 4° ✓° ✓' I'
I°
SEAL:
G
M
E
ENGINEERS
\ /
26439 Rancho Pkwy. S., Ste 120
Lake Forest, CA 92630
Tel: 949-267-9095
CALIFORNIA
W
V /
W
0
J
nQ
0
J
0
DRAWN
G M EP
CHECKED
G M EP
DATE
05/28/21
SCALE
AS NOTED
JOB NO.
20-690
SHEET
SCALE: 1/32" = I'-O"
[-2.3
OF SHEETS
REVISIONS
NO. DATE DESCRIPTION
C/D�
d II
hip O
N Q
EL
I n i
0
N
c
a_
0
Li= O7
cCn%
LOT P
OPEN SPACE
An
r
-------- iILN
n
L
11�
L'
C3)
7
7
Ih
17c\I
N
n
if
r
E
0.07 AC. OPEN SPACE
a_
0
M
0
CO
ILL
3AD 272.0
MA7 :SHED 1�INE
ER TO 5HEE1 -5.21 FOR PART C
H
a_
0
CV
UQ��Q O
r/1Zis Oc(61—zLI-11-
11
O�
7
1
1
\I
I.I i 1
LEt
I�
�—
ELECTRICAL KEY PLAN
SCALE: NONE
Ib
L
O
N
Cn
D
O
N
0
r
O
cc
LCD
O
m
38'
5N
Tin
cco
II
II
\ \\
\ \\
NN
\ K5t
38.0V
L L_
I•
LfrL
co (7,�.
w
zD. 41i
—
0
0 U
„1
0
b
H
A
--�--- -
I L
SEAL:
oESSION
No. 018959
Exp 12-31-2021
ENGINEERS
26439 Rancho Pkwy. S., Ste 120
Lake Forest, CA 92630
Tel: 949-267-9095
cL
SHEET TITLE
0
LLJ
CALIFORNIA
LJ
LJ
0
.11110
DRAWN
GMEP
CHECKED
GMEP
DATE
05/28/21
SCALE
AS NOTED
JOB NO.
20-690
SHEET
ELECTRICAL SITE PLAN (PART A)
E-3.0
OF SHEETS
REVISIONS
NO. DATE DESCRIPTION
I
b
\
-- ------ — �—
O .-
J
T
W
LOT R
0.L5 AC.�
11L_�
\ 89
1-
I
J
5L'46" E 609.62'
7
QOd1OP1 R
u3 Lc)
0 cII
� II
co Q
7
1
C_D
0
LD
Z
O co
z
W wQ
w
MATCHED LINE
0
�7
OPEN SPACE IF
ELECTRICAL SITE PLAN (PART B)
0.48 An
REFER TO SHEET E-3.3 FOR PART D
7
11
ha in
PART 7 -
'II
IJ( -' u�
ELECTRICAL KEY PLAN
SCALE: NONE
N)
n
00 o
(i5 N
i 1-- o �,
11
L L+ 8n
on[
Li
L_
n
J
0
J
7
SEAL:
R ESSION
N‘GYI
OP vG
No. 018959
Exp 12-31-2021
F�CTR
OF CALF
G
MT
L
ENGINEERS
26439 Rancho Pkwy. S., Ste 120
Lake Forest, CA 92630
Tel: 949-267-9095
CALIFORNIA
w
w
0
a_
SHEET TITLE
.11110
DRAWN
GMEP
CHECKED
GMEP
DATE
05/28/21
SCALE
AS NOTED
JOB NO.
20-690
SHEET
SCALE: 1/32" = 1'-0"
[-3.1
OF SHEETS
r
REVISIONS
NO. DATE DESCRIPTION
a
I II II n i i I
r
LC N
up J 7.
00
O N
�-`a1=
o Q
D_
LOT M 0.05 AC
CO
-7 1-
7
LI ii n II II II I 1
✓
n
7
L
MATCHED LINE
REFER TO SHEET E-3.O FOR PART A
4
LOT N
1.71 AC,
V
▪ L
T
G
L_
T
111
ELECTRICAL SITE PLAN (PART C)
T
7
E
4
J 1-
LL_
N
O
cp
0 O<
Q
L
OPEN SPACE
V
1 I I I ii A A`�
J �_ _
ELECTRICAL KEY PLAN
SCALE: NONE
7L-
co
cfp
n
n Q
n
O____ 7pi=
V 0 0- -V- - - -V- - 4 4
4-
A A A M U o 0
O ��
O(
O 0
n
r
V
M
1 P
71 17-
1
L J L J L J L J L J
L1I
II ILL ILL
LOT J 0.20 AC OPEN SPACE
LOTF
� L \ 8 9-F5 L'-0 8
0
O
0
H
/ 1 r.
/ 1
I 622.05' -LOT I- 0.19 AC ll OPEN SPACE i1
L
ALL
REFER TO SHEET E-3.3 PART D
11
a
L
MATCHED LINE
0
SEAL:
5 ESSI�
�9CY1
No. 018959
Exp 12-31-2021
F�CTR
OF CALF
G
MT
L
ENGINEERS
26439 Rancho Pkwy. S., Ste 120
Lake Forest, CA 92630
Tel: 949-267-9095
W
0
7
0
SHEET TITLE
CALIFORNIA
W
w
0
0_
.11110
DRAWN
G M EP
CHECKED
G M EP
DATE
05/28/21
SCALE
AS NOTED
JOB NO.
20-690
SHEET
SCALE: 1/52" = 1'-0"
[-3.2
OF SHEETS
REVISIONS
NO. DATE DESCRIPTION
1
0
MATCHED LINE
—1I
OPEN SPACE
co
co
C>
0
7
D
J
0
N
II
a
MATCHED LINE
0
ELECTRICAL SITE PLAN (PART D)
CV
U
0
N
11
0
00
_
l
J
0.48 n
T9Q, S0
�N
N
P �
REFER TO SHEET E-3.I FOR PARTS
0
— - J
0
7
17
1
L
n
7
0
0
0
r
L
—
ELECTRICAL KEY PLAN
SCALE: NONE
n
CO n
A
L
10
N)
n400
-0C)
7
LOT T 0.02 AC
n
0
Li
n
LOT K 0.21 AC
OPEN SPACE
LOT L 0.18 AC
00
L(D
n
0
csiD
CC
Ln
0
0
SEAL:
R ESSION
N‘GYI
P vG
No. 018959
Exp 12-31-2021
F�CTR
OF CALF
G
MT
L
ENGINEERS
i
26439 Rancho Pkwy. S., Ste 120
Lake Forest, CA 92630
Tel: 949-267-9095
SHEET TITLE
W
0
7
0
CALIFORNIA
0�
uJ
0)
uJ
0
J
0_
U Q N
1_0CL
WE<
— 0_
LLJ U)—
DRAWN
G M EP
CHECKED
G M EP
DATE
05/28/21
SCALE
AS NOTED
JOB NO.
20-690
SHEET
SCALE: 1/52" = I'-O"
[-3.3
OF SHEETS
REVISIONS
NO. DATE DESCRIPTION
STATE OF CALIFORNIA
Outdoor Lighting
NRCC-LTo-E {Created 11/19i
`Lcn.(iil\.."-,rL rJ1`Z.)L.+ri ;LANCE
ri% Is document is used to cl6nanstrate cr'lrnpltance
Project Name: 20-690 Montage
Project Address: Palm Desert, CA
CAUFQRNIA ENERGY COMMis51s7N
NRCC-LTO-E
with requirements in §110.9, b1)0.0, }i�1.1 §14iJ..), and $1d1.O(bJ2L All tiO rr lightingscopes using the prescrlptiv+� pafh.
)Report Page: Page 1 of 6
pate Prepared: 04/06/2021
A. GENERAL INFORMATION
01 FFo.JOCL LoLduari (city) I Palm Desert _ i (es iiotar luurninatua h ?f1calre area jlt-)I 299,052
02 �.i rr(a,:e i_one ) 15 11
03 Outdoor Lighting Zone per Title 24, Dart 1510-114 or as dvsi nated by Authority Having Jurisdiction (AHJ,1:
O L2-0: Very Low- Undeveloped Parkland LZ-2: Moderate - Rural Areas [] LZ-4: High - Must be reviewed by IAA Energy Commission for Approval
❑ ill: Low - Developed Parkland 1 .' LZ-1: Moderately High - Urban Areas
B. PROJECT SCOPE
Table Instructions: include any outdoor light. , r\ant are within the scope of the permit application and are demonstrating compliance using the prescriptive path
outlined in §140.7 or §12I.1.O(bJ2L for alterations,
My project consists of:
01 J uc
f
Q New Lightlne System iML}st Comply With Allowances from §14q7.
Altered lighting System !Is your alteration increasing the connected lighting kiad (Watts)?
03 1 04
% or Existing LumlnIres Being Altered' ` - Sum Total of Luminaires Being Added or Altered I—
'' FOOTNOTES: .% of Existing Luminaires Being Altered = (Sum Total of Luminaires Being Added or Altered /Existing Luminaires within the Scope of the Permit Application) x 100
IC. COMPLIANCE RESULTS f
i1. Yes
05
L'aicuiaucfr'r'lkee iloLi
C'No
'Table instructions: If any ten on this table says "DOES NOT COMPLY" or "COMPLIES with Exceptional Conditions" refer to Table D. for guidance.
01
General
Nardscape
Ailawance
§L40.7ldi1
(See Table 1)
Calculation of Total Allowed Lighting Power (Watts) 4140.7 arj24il.Otbl21_
02 03
04 05
Per Sales Ornamental Per Specific
Application - Frontage + §140 Jj + AreaR
§14O-J1tua o JydL §14g_7L_412
(See Table J) (See Table K) 6ee 1 able L) -See Table Mj
15,263.88
L
�l-
Compliance Results
07
OR
09
Total Allowed a
(Watts)
16,263.88
Total Actual
(Watts)
(See Table i:)
13S
67Mustbek08
COMPLIES
Cutoff Compliance (see Table G for Details)
ails
1
Controls Ctiiritlildlite tSee Table H for Details)
—CA Building Energy 6ciency Standards-.11.11s rvvnrs(detrti'al tomplianee; http:ALwww.energir.Z'a.govf(ILez41.cui sranoaros
STATE OF CALIFORNIA
Outdoor Lighting
NRCC-LTO-E {Created 111191
LcArif,l..",rc LW i...6vpLrA1Lb
Project 144M : io-A0 Montage
Protect Address: Palm Desert, CA
Walkways L Concrete
IJ. LIGHTING ALLOWANCE: PER APPLICATION
'This Section Does Nat Apply
43,006
'Report page:
(Date Prepared:
0,03 1,290,18 13,367
1
Not icabI
o a
A,p
P)
COMPLIES
0.4
November 20M
CAUFORNIA ENERGY coreMIss119
N1 CC-LTO-E
Page 4 of 6
04/06/2021
5,346,8
STATE OF CALIFORNIA
Outdoor Lighting
NRCC-LTO-E {Created 111191
CERTIFICATE L 4 1,�I4IANLt
Project N4tr t: 20-690 Montage
Project Address: Palm Qesert, CA
'Report ridges;
Bate Prepared:
CALIFORNIA ENERGY COMMISSI19
NRtt=1.1-O-E
Page 2 of 6
04/06/2021
D. EXCEPTIONAL CONDITIONS
'This table is auto filled with uneditable comments because of Sekci(0td made or deg] elftirfdtr in tables throughout the form.
INO exceptional conditions apply to this project.
E. ADDITIONAL REMARKS
This table includes remarks made by the permit applicant to the Authority Having Jurisdiction.
F, OUTDOOR LIGHTING FIXTURE SCHEDULE
Table Instructions: For new or altered lighting systems aemoostrothng compliance with g140.77 (le Table I nos expanded for input), include all luminaires berry ,ns,ur,zu Lrrrr7 any
existing linninaires remaining ar being moved within the spaces covered by the permit application in the Table below. For altered lighting systems using the Existing Power
method per §141.0(b)2t (le Table iY has expanded for input), include only new luminaires being installed and replacement luminaires being installed as part of the project scope
,?re, do not include existing luminaires , _ .: r .r a or existing luminaires being moved).
Designed Watta
01
02
!Name or
Item Tag Complete Luminaire Description
A Outdoor Lf ❑ Pole Itg
B Outdoor LEO bollard itg
Linear
Linear
(14
Watts per
,urnlnairet2
How Wattage is
determined
58 Mfr, Spec'
35 1 Mfr. spec'
lr5
Total
number
luminaires'
171
06 07
Luminaire Status'
NPW
New
" NOTEg: Selections with a * require a note in the space below explaining how compliance is achieved/
EX: Luminaire is lighting a statue, EXCEPTION 2 to 6130.1(b).
Excluded
per
5140.7(a)
OR j u9
Cutoff Req. a.
6,200 initial lumen
Design Watts
output
§130.2( b)4
NA: <6,200 lumens
NA: <6,200 lumens
E 0
735
Total Designed Watts:) 735
10
Awl
Field Inspector
Pass
Fail
9
} FOOTNOTES: Authority Having Jr osk for Luminaire cut sheets to confirm wattage used for compliance per §136.b(c)
2 For linear luminaires, wattage should be indicated as Will instead of Waits/luminaire. Toted linear feet for the luminaire should be indicated in column 05 instead of number of
Ium+norr es.
'Select "New"for new luminaires in a new outdoor fighting project or far added luminaires in an alteration. Select "Altered' for replacement luminaires in an alteration. Select
"Existing to Remain" for existing luminaires within the project scope that are not being altered and are remaining. Select "Existing Reinstalled" for existing luminaires which are
being removed and reirrstolfed as part of the project scope
A Compliance with mandatory cutoff requirements is required for luminaires with initial lumen output a 6,200 unless exempted by § 13O.2(b).
CA Building Energy Efficiency Standards - 2019 Nonresidential Compliance! http�Jlwwvr.enerAy.ca.gov�li,:,�_rq
STATE OF CALIFORNIA
Outdoor Lighting
NRCC-LTO-E {Created 111191
CERTIFICATE OF COMPLIAM4
Project k14110: 20-69 0 Montage
Project Address: Palm Qesert, CA
6,636.98 lP. DECLARATION OF REQUIRED CERTIFICATES OF ACCEPTANCE
Initial Wattage Allowance for Entire Site (Watts):( 350
Total General iidrdscape Allowance (Watts): 16,263.88
K. LIGHTING ALLOWANCE: SALES FRONTAGE
This Section Does Not Apply
L. LIGHTING ALLOWANCE: ORNAMENTAL
This Section Does NotApply
M. LIGHTING ALLOWANCE: PER SPECIFIC AREA
This Section Does Not Apply
N. EXISTING CONDITIONS POWER ALLOWANCE (alterations only)
This Section Does Not Apply
O. DECLARATION OF REQUIRED CERTIFICATES OF INSTALLATION
Table Instructions; Selections have been mode based on information provided in previous tables of this document, If any selection needs to be changed, please explain why in
Table E. Additional Remarks, These documents must be provided to the buildlt y 1, cc.l I during construction and cat/ be found online of htsp5://www.eneray.co.gou/
fitle24/20141tondards/2r719 compliance docoment;s/Nonresidential ❑ocuments/A/RCIL
YES NO
Form/Title
NRCI-LTO-01-E - Must be submitted for all buildings.
NRCI-LTO-02-E - Must be submitted for a lighting control system; Or tor an Energy Management Control System (EMCS), to be
recognized for compliance.
ter, nul}c irig Entre Efficiency Standards - 2019 Nonresidential Compliance: ling,/Iwww.ene_rev.ca.govILit1e2412019tandarLL
Field losper;tcrr
Pass Fail
November 2019
'Report page:
Pate Prepared:
November 2019
CALIFORNIA ENERGY COMMIs5I19
NR -LTO-E
Page 5 of 6
04/06/2021
fable Instructions: Selections have been made based on information provided in previous tables of this document. if any selection needs to be changed, please explain why in
'Table E. Additional Remarks. These documents must be provided to the building inspector during construction and must be completed through an Acceptance Test Technician
:.ert(+catian Provider OTTCP), For more information visit: hltal/ww_ov,enerav,crierawkitie24/rittraoroviders.htm/
YES NO
Form/Title
Field inspector
Pass I Fail
NRCA-LT0-02-A - Must be submitted for all outdoor lighting controls except for alterations where controls Ai _ 20
luminaires.
❑ D
CA Building Energy Efficiency Standards - 2U1a I4onres5rb nfial Compliance httpjjwww.energy.ca.gov/Letle24/201,95rtandarcL November 2019
certify that this Certificate of Compliance documentation is accurate and complete
Documentation Author Name: GANGYI 2HOU ❑❑cumentation Author Sig- nature:
Company: GMEP ENGINEERS Signature Date: "�04/06f2021
Address: 16439 RANCHO PARKWAY 5., STE - 120
City/State/zip: LAKE CiilkEST]CA/92630 Phone:
RE`tk❑NSIBLE PERSON'S DECLARATION STATEMENT
I certify the following under penalty of perjury, under the laws of the State of California:
1. the information provided on this Certificate of Compliance is true and correct.
2. I am eligible under Division 3 of the Business and Professions Cade to accept responsibility for the building design or system design identified on this Certificate of
Compliance (responsible designer)
1. The energy features and performance specifications, materials, components, and manufactured devices for the building design or system design identified on this
Certificate of Compliance conform to the requirements of Title 24, Part 1 and Part 6 of the California Code of Regulations.
4. The building design Features or system design features identified on this Certificate of Compliance are consistent with the information provided on other applicable
compliance dacuments, worksheets, calculations, plans and specifications submitted to the enforcement agency for approval with this building permit application.
6. I will ensure that a completed signed copy of this Certificate of Compliance shall be made available with the building permits) issued for the building, and made available '
to the enforcement agency for all applicable inspections, I understand that a completed signed copy of this Certificate of Compliance is required to be included with the
STATE OF CALIFORNIA
Outdoor Lighting
NRCC-LTO-E {Created 11(19j
LdRI it-ILA(t CA COMPLIANCE
Project Name: 20-690 Montage
Project Address: Palm besert, CA
IG. CUTOFF REQUIREMENTS (BUG)
This Section Does NotApply
CALIFORNIA ENERGY COMMIs5I19
NRCL=LTU-E
Report page: Page 3 of 6
Pate Prepared: 04/06/2021
H. OUTDOOR LIGHTING CONTROLS
Table instructions: Complete this table demonstrating compliance with controls requirements for all new or altered luminaires installed as part of the permit application, For
alteration projects, luminaires which are existing to remain (ie untouched) and luminaires which are removed and reinstalled (wiring only) do not need to be included in this table
maven f they are within the spaces covered by the permit application.
When an option having o * is selected, the notes section of this table must be completed. The lighting controls section of the Compliance Summary Table an the first page wit!
ishow IJOLs w it COMPLY" If the notes are left blank. For each requirement in columns 02 through 04, do not leave the field blank, Instead select Nit ar Exempt* from the
dropdown list to indicate not applicable .. _.>_ .ption.
(Mandatory Controls
L
511
Area Description
Walkway
0/
Shut -Off
&0.21c11
Photocuntrol
Auto -Scheel'
5130.2(c)2
Yes
04
Motion Sensor
§1302c3
Yes
freid Inspector
Pass Fait
*NOTES: Controls with a * require a note in the space below explaining how compliance is achieved.
EX: Not permitted by health & safety to be turned aft EXCEPTION 1 to §130.2.(c).
r
I. LIGHTING POWER ALLOWANCE (per 6140.7)
Table Instructions: Please complete this table for areas using the
allowance calculations per, 140.7. General Nardscape Allowance
is per -Table 140, 7-A while "Use it ar last it" Allowances are per General
Table 14a.7-8. Indicate which allowances ore being used to Hardscape
expand sections for user input. Luminaires that qualify for one of Allowance
the "Use it ar lose it" allowances shall not qualify for another "Use ,
it or lose it allawonre. Table I (below)
01
"Use it or lose it Allovifances (select all that appiyl
❑ Per Application
Table 1
▪ Sales Frontage I] Ornamental
'Iable k Table L l
Per Specific Area
Calculated General Nardscape Lighting Power Allowance per Tillie 140.7-A 112 2 & 3)
tJL i ui L 05 I On i Gi I ills j 09 I
Area Description
Roads
Table Continued
Surface Type
Asphalt
rr4
Area Wattage Allowance iMVvMl
illuminated AMlovJed Density
Area (ft') (Wjftx)
256,046 0.025
Area Allowance
(Watts)
6,401.15
fable M
LU
Linear Wattage Allowance (LvVVA) I Total General
Perimeter Allowed Density Allowance
Length If) (W/If) iWattsj (
11,503 0.25 2,875.75
CA Building Energy Efficiency Standards - /,1[t ria.A\1d&,fJehfar Lamppance! nt(E.r)www.ilrergy-ca.gov/title24f2019stai lards
STATE OF CALIFORNIA
Outdoor Lighting
NR£C-ITO-E{Created 11/19)
CERTIFICATE OF COMPLIANCE
Project Name: 20-690 Montage
Project Address. Palm Desert, CA
QOCUMENTATION AUTHOR'S UECLAttli lOIN sl'l#' O/1E10 f
)Report Page:
Date Prepared:
AWA + LWA
1 Watts)_
9,276.9
November 2019
CALIFORNIA ENERGY COMMISSION1111
NRCC-LTD-E
Page fiof6
04/06/20211
CFA/ HERS Certification Identification (if applicable):
949-267-90A
documentation the builder provides to the building owner at occupancy.
Responsible Designer Name: GANGYI ZHOU
Company
Address:
City/State/Zip:
GMEP ENGINEERS
26439 RANCHO PARKWAY 5., STE 120
LAKE rC 1SiKA/92630
(Responsible D 1.:.i S:Lire:
Date Signed:
license:
Phone:
04/06/2021
01895- 9
949-267-9095
1
CA Building Energy Efficiency Standards - 2019 Nonresidential Compliance; ttg.f www.energy.ca.gov/Lrtie2417019standards November 2019
SEAL:
G
M
E
P
ENGINEERS
26439 Rancho Pkwy. S., Ste 120
Lake Forest, CA 92630
Tel: 949-267-9095
LLJ
0
7
0
SHEET TITLE
PALM DESERT, CALIFORNIA
-110
DRAWN
GMEP
CHECKED
GMEP
DATE
05/28/21
SCALE
AS NOTED
JOB NO.
20-690
SHEET
1
[-4.0
OF
SHEETS