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HomeMy WebLinkAbout2021-10-05 PC Regular Meeting Agenda Packet CITY OF PALM DESERT REGULAR PALM DESERT PLANNING COMMISSION MEETING AGENDA TUESDAY, OCTOBER 5, 2021 — 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER II. ROLL CALL III. PLEDGE OF ALLEGIANCE IV. SUMMARY OF CITY COUNCIL ACTIONS V. ORAL COMMUNICATIONS In consideration of the current Coronavirus/COVID-19 Pandemic and pursuant to California Governor Newsom's Executive Orders, Planning Commissioners may participate via teleconference. Any person wishing to discuss any item not appearing on the agenda may address the Planning Commission via the Zoom session at this point by giving his/her name and address for the record. Remarks shall be limited to a maximum of three (3) minutes unless the Planning Commission authorizes additional time. Because the Brown Act does not allow the Planning Commission to take action on items not on the Agenda, members will not enter into discussion with speakers but may briefly respond or instead refer the matter to staff for a report and recommendation at a future Planning Commission meeting. THREE OPTIONS FOR PARTICIPATING IN THE MEETING Option 1 —To Participate by email: 1. Send your comments by email to: planning(a cityofpalmdesert.org. Emails received by 3:00 p.m. prior to the meeting will be made part of the record and distributed to the Planning Commission. This method is encouraged because it will give the Commissioners the opportunity to reflect upon your input. Emails will not be read aloud. AGENDA REGULAR PLANNING COMMISSION MEETING OCTOBER 5, 2021 Option 2 — To Participate and Provide Verbal Comments by Using Your Internet 1. Click the link: https://paImdesert.zoom.us 2. Webinar ID: 835 7627 6417 Passcode: 029629 3. Option 3 — To Listen and Provide Verbal Comments Using Your Telephone 1. Dial (for higher quality, dial a number based on your current location): 2. Telephone US: +1 669 219 2599 US (San Jose) or +1 213 338 8477 US (Los Angeles) or +1 602 753 0140 US (Phoenix) or +1 971 247 1195 US (Portland) or +1 253 215 8782 US (Tacoma) 4. Enter the Webinar ID: 835 7627 6417 Passcode: 029629 followed by #. 5. Indicate that you are a participant by pressing # to continue. 6. You will hear audio of the meeting in progress. Remain on the line if the meeting has not yet started. 7. During the meeting, Press *9 to add yourself to the queue and wait for City staff to announce your name. Staff will unmute your line when it is your turn to speak. LIMIT YOUR COMMENTS TO THREE (3) MINUTES Staff reports and documents for agenda items are available for public inspection at the Planning/Land Development Division and on the City's website: www.cityofpalmdesert.or_p. Vi. CONSENT CALENDAR ALL MATTERS LISTED ON THE CONSENT CALENDAR ARE CONSIDERED TO BE ROUTINE AND WILL BE ENACTED BY ONE ROLL CALL VOTE. THERE WILL BE NO SEPARATE DISCUSSION OF THESE ITEMS UNLESS MEMBERS OF THE PLANNING COMMISSION OR AUDIENCE REQUEST SPECIFIC ITEMS BE REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE DISCUSSION AND ACTION UNDER SECTION VII, CONSENT ITEMS HELD OVER, OF THE AGENDA. A. MINUTES of the Regular Planning Commission meeting of September 21, 2021. Rec: Approve as presented. VII. CONSENT ITEMS HELD OVER Vill. NEW BUSINESS None 2 AGENDA REGULAR PLANNING COMMISSION MEETING OCTOBER 5, 2021 IX. CONTINUED BUSINESS None X. PUBLIC HEARINGS Anyone who challenges any hearing matter in court may be limited to raising only those issues he or she raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Remarks shall be limited to a maximum of three minutes unless the Planning Commission authorizes additional time. A. REQUEST FOR CONSIDERATION to adopt a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA) and approval of a Precise Plan (PP) to construct a two-story, four-unit apartment building, with an exception for a parking reduction to allow six(6)on-site covered spaces on a property located at 74425 Abronia Trail. Case No. PP 20-0005 (Lindquist Development, Portland, Oregon, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2798, adopting a Notice of Exemption and approving Case No. PP 20-0005. B. REQUEST FOR CONSIDERATION to amend approved Vesting Tentative Tract Map 37506 to revise building pad elevations and adjust lot lines within Project Area 3 of the University Park Subdivision, a 46.3-acre portion of a 174+ acre residential subdivision generally located south of Gerald Drive, east of Portola Avenue, and west of Cook Street. Case No. VTTM 37506 Amendment No. 2 (University Park Investor, LLC, Danville, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2799, approving Case No. VTTM 37506 Amendment No. 2. XI. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES B. PARKS & RECREATION XIII. REPORTS AND REMARKS 3 AGENDA REGULAR PLANNING COMMISSION MEETING OCTOBER 5, 2021 XIV. ADJOURNMENT I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda for the Planning Commission was posted on the City Hall bulletin board not less than 72 hours prior to the meeting. Dated this 1st day of October 2021. Mo",,c O'Re i," Monica O'Reilly, Management Specialist 11 4 CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION PRELIMINARY MINUTES • TUESDAY, SEPTEMBER 21, 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: Chair John Greenwood Vice-Chair Nancy DeLuna Commissioner Ron Gregory Commissioner Lindsay Holt Commissioner Joseph Pradetto Also Present: Craig Hayes, Assistant City Attorney Martin Alvarez, Director of Development Services Rosie Lua, Principal Planner Nick Melloni, Associate Planner Kevin Swartz, Associate Planner Monica O'Reilly, Management Specialist II III. PLEDGE OF ALLEGIANCE Commissioner Ron Gregory led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTIONS None V. ORAL COMMUNICATIONS None PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 21, 2021 VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of September 7, 2021. Rec: Approve as presented. Upon a motion by Vice-Chair DeLuna, seconded by Commissioner Pradetto, and a 5-0 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). VII. CONSENT ITEMS HELD OVER None VIII. NEW BUSINESS None IX. CONTINUED BUSINESS None X. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION to adopt a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA), and approval of a Conditional Use Permit (CUP) to allow Emmett Golfcars to provide retail sales of golf carts within the Service Industrial zone located at 75175 Merle Drive, Suite 180. Case No. CUP 21-0002 (Emmett Golfcars, Palm Desert, California, Applicant). Associate Planner Kevin Swartz presented the staff report (staff report(s) and the Zoom meeting video are available at https://www.citVofpalmdesert.org/our-city/committees-and- commissions/planning commission-information-center). After staff answered questions from the Planning Commission, Chair Greenwood declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. Mr. Tom Emmett, the applicant, appreciated the staff for their efforts and was available to answer any questions. With no further testimony offered, Chair Greenwood declared the public hearing closed. Vice-Chair DeLuna moved to waive further reading and adopt Planning Commission Resolution No. 2797, adopting a Notice of Exemption and approving Case No. CUP 21-0002, subject to the conditions of approval. The motion was seconded by Commissioner Pradetto and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). XI. MISCELLANEOUS None 2 PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 21, 2021 XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES Commissioner Lindsay Holt reported that the City Council continued the item on the San Pablo roundabout art piece so staff could obtain additional input from the community. Chair Greenwood asked Commissioner Holt if the Commission has discussed adding murals to the big blank walls on the retail buildings on San Pablo Avenue. Commissioner Holt responded that the Commission did discuss murals in other areas of Palm Desert. At their next meeting, she will ask about murals for San Pablo Avenue. She noted that the Commission's current focus is looking for art pieces for the other end of San Pablo (Phase II improvements). B. PARKS & RECREATION None XIII. REPORTS AND REMARKS Director of Development Services Martin Alvarez reminded the Planning Commission of the San Pablo grand opening celebration on October 23 from 5:00 p.m. to 9:00 p.m. near the Palm Desert Civic Center. Access to parking would be mainly off Fred Waring Drive. Lastly, he announced that the Palm Desert Chamber canceled the 2021 Golf Cart Parade. Commissioner Gregory welcomed Mr. Alvarez back to Development Services. Chair Greenwood asked if Ms. Rosie Lua was new to the Land Development/Planning Division. Principal Planner Rosie Lua introduced herself. XIV. ADJOURNMENT With the Planning Commission concurrence, Chair Greenwood adjourned the meeting at 6:21 p.m. JOHN GREENWOOD, CHAIR ATTEST: MARTIN ALVAREZ, SECRETARY MONICA O'REILLY, RECORDING SECRETARY 3 STAFF REPORT CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT MEETING DATE: October 5, 2021 PREPARED BY: Nick Melloni, Associate Planner REQUEST: Consideration to adopt a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA) and approval of a Precise Plan (PP) to construct a two-story, four-unit apartment building, with an exception for a parking reduction to allow six (6) on-site covered spaces on a property located at 74425 Abronia Trail. Recommendation Waive further reading and adopt Planning Commission Resolution No. 2798, adopting a Notice of Exemption in accordance with CEQA; and approving Lindquist Development's request to construct a 4,393-square-foot, two-story, four-unit apartment building, with an exception for a parking reduction to allow six (6) on-site covered parking spaces at 74425 Abronia Trail, subject to findings and conditions of approval. Architectural Review Commission (ARC) The project appeared before the Architectural Review Commission (ARC)at four(4)separate meetings held on February 23, April 27, May 25, and June 22, 2021. Over the course of the four(4) meetings, the Commission expressed concern that the massing of the building lacked articulation, variation in the roofline and building planes, and required additional design modifications to create a residential building character that fit the neighborhood context. The applicant expressed concern that the ARC's comments were unclear in providing specific design criteria and direction to lead to an approval. On June 22, 2021, at the ARC's regular meeting, the applicant requested that the ARC deny the architectural design to appeal to the City Council, and the ARC proceeded with a vote of 5-1, with the motion to deny the proposed architecture. The applicant appealed the ARC's denial to the City Council within the 15-day appeal period pursuant to Palm Desert Municipal Code (PDMC) Section 25.60.080. On August 26, 2021, the City Council voted unanimously to overturn the ARC denial and allowed the project to proceed to the Planning Commission for final decision. Executive Summary Staff's recommendation is to approve the request by Lindquist Development to construct a 4,393-square-foot two-story apartment building containing four (4) dwelling units on a vacant site near the southwest corner of Abronia Trail and Sunrise Lane and the exception request for parking. The proposed project is in conformance with the R-3 (Multi-family Residential) zoning that allows multi-family dwellings, as a permitted use according to PDMC Section October 5, 2021 — Staff Report Case No. PP 20-0005 Abronia Apartment Page 2 of 7 25.10.030 Allowed Land Uses and Permit Requirements, Table 25.16-1: Use Matrix for Residential Districts. The proposed structure complies with applicable development standards for the R-3 zoning district. In addition, at the August 26, 2021, the City Council's deemed the proposed architectural design acceptable. The requested parking exception to the City of Palm Desert's parking standards reduces the number of required on-site parking spaces from eight(8)to six(6)covered parking spaces. This exception is required to preserve existing vehicular access for the apartment building west of the project site. Background A. Property Description: The project site is a 0.17-acre property located at 74425 Abronia Trail, approximately 95' west of Sunrise Lane. The recorded map for the project site was originally recorded in 1957. The site is developed as a turfed open space area, enclosed by a four (4) to five (5)-foot-slump stone block wall and landscape hedge. This space is utilized as a lawn area for the neighboring two-story apartment building located west of the site. Historical aerial photography shows that there was a swimming pool on the northern section of the property until 2005 when it was removed. The southern edge of the site is developed with a paved asphalt driveway, which provides vehicular access to the neighboring apartment from Sunrise Lane. Additionally, overhead utility poles are located along the southern property line. A guyed utility pole is located near the southeast corner of the site on the neighboring property to the east. Public right-of-way improvements including the street, curb, and gutter are constructed along the Abronia Street frontage. B. Zoning and General Plan Designation: Zone: R-3 (Multi-family Residential) General Plan: Town Center Neighborhood C. Adjacent Zoning and Land Use: North: R-3/ Multi-family Apartment Complex South: R-3/ Residential Complex (Village Green) East: R-3/Vacant West: R-3/ Multi-family Apartment Complex Protect Description The Precise Plan includes the site plan, architecture, parking, and landscaping for a 4,393- square-foot, two-story apartment building containing four (4) dwelling units. The units will range in size from 1,072 to 1,124 square feet, and each consists of two bedrooms and two bathrooms. The building is oriented so the primary entrances, including an exterior staircase, front onto Abronia Trail. The on-site covered parking area is located near the southern edge October 5, 2021 — Staff Report Case No. PP 20-0005 Abronia Apartment Page 3 of 7 of the site, where the existing driveway is used for access from Sunrise Lane. The project will construct a public sidewalk along the project frontage. Architecture The building architecture is a modern-inspired contemporary style characterized by a flat roof with an uninterrupted parapet line, symmetrical facades, stucco exterior siding, metal window shrouds, and rectangular massing. Roof drainage will be provided by downspouts placed within the walls of the structure. Mechanical equipment will be ground-mounted and located at the rear of the building on the southern portion of the site, where it will be screened by a low concrete masonry unit (CMU) wall. A trash bin enclosure is proposed at the southwest corner of the site. The existing site walls will be demolished. A new CMU wall will be constructed along the east and west property boundaries. Parking The applicant is requesting an exception from the City's parking requirements to reduce the amount of required on-site parking by two (2) spaces. The project proposes six (6) on-site spaces, including one (1) accessible space and a loading stall located under a metal carport. The request for the reduction is due to the necessity to preserve vehicle access to the neighboring apartment building to the west, which creates a constraint to the development of an apartment building. Landscaping Landscaping is proposed throughout the site. The palette consists of desert-appropriate planting materials including, a mix of desert native trees, accents, flowers, and shrubs as depicted on the landscape plan. The tree species proposed include Willow Acacia, Shoestring Acacia, Palo Verde, and two preserved Washingtonia Filifera palms. Protect Analysis The project site has a land use General Plan designation of Town Center Neighborhood (TCN), which is intended for moderate to higher intensity neighborhood development that features a variety of housing choices at densities between seven (7) to 40 units per acre. The project is zoned R-3, zoning intended for multi-family residential development at density ranges between seven (7) to 40 units per acre, which is consistent with the General Plan. This zone permits multi-family apartment buildings, subject to the approval of a Precise Plan application by approval of the Planning Commission per Chapter 25.72 of the PDMC. Land Use Compatibility The project is consistent with the Palm Desert General Plan goals and policies of the Land Use. The project has an allowable density of seven (7) to 40 units per acre as established for the TCN land use designation. In addition, the proposed development is consistent with the Town Center Neighborhood (TCN) General Plan land use designation since it meets its intended purpose "to provide moderate to higher intensity neighborhood development that October 5, 2021 — Staff Report Case No. PP 20-0005 Abronia Apartment Page 4 of 7 features a variety of housing choices, walkable streets, and mixed uses." The proposed apartments provide an additional option for rental housing with two-bedroom units at a moderate housing density. Zoning The project proposes four (4) units on a 0.17-acre parcel which meets the density for the R- 3 zoning. The table below summarizes the project's conformance with development standards for the R-3 zone: Table 1 -Zoning Conformance Determination STANDARD R-3ZONE PROJECT CONFORMS Lot Coverage 75% 44% Yes Height 40'-0" 22'-0" Yes Front Setback 10'-01, 10'-01, Yes Rear Setback 10'-01, 18'-6" Yes Interior Side Setback 8'-0" 8'-0" Yes Street Side Setback - - N/A Parking 8 On-site Spaces 6 On-site Spaces No Landscaping 1,200 square-feet 2,389 square-feet Yes Parking Reduction PDMC Section 25.46.040, Table 25.46-1: Parking Schedule establishes the minimum required on-site parking for all land uses in the City of Palm Desert. Multi-family residential dwellings require a minimum of two (2) on-site parking spaces per unit. The proposed four- unit apartment building requires a minimum of eight (8) on-site spaces to satisfy this requirement. Additionally, PDMC Section 25.46.030 (D) establishes that 50% of all parking spaces for multi-family residential must be covered spaces, requiring the space is located in a garage or carport. The project proposal has requested to provide six (6) on-site parking spaces under a metal carport structure at the rear of the site, including one accessible parking space and an accessible loading area. This proposal is 25% below the City's requirement. PDMC Section 25.46.090 establishes that exceptions to parking design standards may be granted as a part of the Precise Plan process. The basis for allowing a 25% parking reduction is the site constraint created by the presence of the existing driveway at the southern edge of the site. This driveway provides vehicle access for the apartments west of the project and must be preserved to ensure the October 5, 2021 — Staff Report Case No. PP 20-0005 Abronia Apartment Page 5 of 7 apartments have access to the public right-of-way. This limits other potential locations to place a parking lot on the property as the driveway area occupies approximately 1,505 square feet of the total site area. The placement of parking at the rear is consistent with General Plan Land Use Element policy 2.1 (see page 41 of the Palm Desert General Plan), which requires parking strategies and parking areas do not dominate street frontages and are screened from public views whenever possible. This proposed parking placement is at the rear of a site and ensures the building entries are the primary frontage. Additionally, the project is within a quarter-mile walking distance of Sunline Transit Agency Bus Route 1 located on Highway 111, with the nearest stop located at the intersection of Deep Canyon Road and Highway 111. Bus service is available every 20 minutes between 5:30 a.m. and 10:00 p.m. during weekdays and weekends, according to the current route schedule published by Sunline. Public Input Public noticing was conducted for the October 5, 2021, Planning Commission meeting under California Government Code Section 65090 to 65096 and PDMC Section 25.60.060. The City published a public hearing notice on Saturday, September 25, 2021, in The Desert Sun. Additionally, staff mailed a total of 47 hearing notices to all property owners within 300 feet of the project site. The public comment period occurred between September 25, 2021, and October 5, 2021. Conclusion The project conforms with all applicable requirements of the PDMC, except for the on-site parking requirement. The applicant has requested an exception to reduce the number of on- site parking spaces by 25% to provide six (6) total spaces. This exception can be granted due to existing site circumstances, which require maintaining access for an existing neighboring apartment building. The project conforms with applicable General Plan goals and policies. Staff recommends the Planning Commission adopt Resolution No. 2798 approving the project, subject to the findings and conditions. CEQA Staff recommends that the Planning Commission find that the project is exempt from CEQA according to Section 15332 of the CEQA guidelines since the project is a Class 32 Exemption for "infill" development. Class 32 is intended for projects characterized as infill developments meeting the conditions described below: 1. The project is consistent with the applicable General Plan designation and all applicable General Plan policies. As analyzed below, the project that includes retail commercial spaces is consistent with the policies of the General Plan and the Specific Plan. The proposed project meets and exceeds the development standards within the R-3 zoning designation. The project includes a parking reduction to reduce the number October 5, 2021 — Staff Report Case No. PP 20-0005 Abronia Apartment Page 6 of 7 of required on-site parking spaces by two, which is allowed by Palm Desert Zoning Ordinance Section 25.46.090. 2. The project occurs within a 0.17-acre parcel, which is less than five (5) acres specified in the criteria of the Class 32 exemption and is substantially surrounded by urban uses. 3. The site has no value as a habitat for endangered, rare, or threatened species. The site has been previously developed and used as a landscaped lawn and enclosed with a block wall. 4. Additionally, approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The proposed use will not result in significant noise that will violate the City's Noise Ordinance. In addition, the City Engineer has reviewed the proposed use and the existing infrastructure, including the offsite improvements. Staff finds the use will not have a significant effect on traffic. In addition, a preliminary Water Quality Management Plan (WQMP) has been submitted for review, and final approval will commence as part of the conditions of approval herein. No other significant noise or air quality effects were identified for the project. 5. Finally, the site can be adequately served by all required utilities and public services. The proposed project has been reviewed by various utility agencies and public services including, Southern California Edison, the Coachella Valley Water District, and Burrtec Waste Management. These agencies have not identified that utilities in the area are insufficient to serve the proposed apartment building. Additionally, the project is not subject to any of the exceptions for categorical exemptions identified in CEQA Guidelines Section 15300.2: 1. The project qualifies as a Class 32 exemption, which is not listed as one of the classes under 15300.2 (A). The project is not located on a site where it may have an adverse impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted according to law by federal, state, or local agencies. The project site will not impact designated environmental or biological resources as it is not located within a conservation area as identified by the Coachella Valley Multiple Species Habitat Conservation Plan. 2. The project will not have a cumulative impact on the environment as no other discretionary projects have been approved within 500 feet of the project site within the last five (5) years. The area is largely built out with only infill lots available. 3. There are no unusual circumstances on the project site. The project site is not located within a flood zone per the latest FEMA Flood Zone Maps. The project site is located within an urban area per Fire Hazard Severity Zone maps available from the Riverside County Fire Department and depicted on Figure 8.5 on Page 119 of the General Plan. The project site is not identified within an Alquist-Priolo Fault Zone per the latest maps on file with the California Department of Conservation. The nearest fault zone is adjacent to the Indio Hills area north of the Palm Desert City limits. October 5, 2021 — Staff Report Case No. PP 20-0005 Abronia Apartment Page 7 of 7 4. The project site is not located in proximity to any scenic highway. The nearest officially designated scenic highway is Highway 74 located approximately 1.4 miles west of the project site. 5. The project site is not identified as a historic waste site on any list compiled according to Section 65962.5 of the Government Code. 6. The project site does not contain any existing designated historic resource and is not within a designated historic preservation district. The existing developments on the site are part of the adjacent apartment complex, which was constructed in 1973 and have not been identified as a significant historic resource. In conclusion, no special circumstances exist that would create a reasonable possibility that the project will have a significant adverse effect on the environment. Therefore, staff concludes that no further environmental review is required and recommend that the Planning Commission adopt a Notice of Exemption for the project. LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW ASSISTANT CITY MANAGER N/A Ma*f-u Abvv-Y&z N/A N/A Robert W. Hargreaves Martin Alvarez, Director of For Janet Moore Andy Firestine City Attorney Development Services Director of Finance Assistant City Manager City Manager: L. Todd Hileman: N/A APPLICANT: Lindquist Development PO Box 42135 Portland, Oregon 97242 ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2798 2. Public Hearing Notice 3. Notice of Exemption 4. ARC Notice of Action and Minutes for June 22, 2021 5. City Council Grant of Appeal for ARC Denial 6. Project Plans PLANNING COMMISSION RESOLUTION NO. 2798 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, MAKING FINDINGS AND ADOPTING A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVAL OF A PRECISE PLAN TO CONSTRUCT A 4,393-SQUARE-FOOT, TWO-STORY, FOUR-UNIT APARTMENT BUILDING AT 74425 ABRONIA TRAIL CASE NO: PP 20-0005 WHEREAS, the Planning Commission of the City of Palm Desert, did on the 51" day of October 2021, hold a duly noticed public hearing to consider the request by Lindquist Development for approval of the above noted; and WHEREAS, the Architectural Review Commission of the City of Palm Desert, California, did on the 22nd day of June 2021, hold a public hearing to consider the request by Lindquist Development, and denied the architecture of the building because the design lacked articulation and design interest; and WHEREAS, the applicant did file an appeal of the decision by the Architectural Review Commission to deny the project on the 6t" day of July 2021, with the City Clerk of the City of Palm Desert, California; and WHEREAS, the City Council of the City of Palm Desert, California, did on the 26t" day of August 2021, hold a duly noticed meeting to consider an appeal by the applicant of the Architectural Review Commission's action of denial and overturned their action and approved the architecture of the building; and WHEREAS, the project complies with the goals and policies contained in the City's General Plan that promote multi-family housing in appropriate areas and promote a mix of housing choice for current and future residents; and WHEREAS, the project site is zoned R-3 (Multi-Family Residential), which allows multi-family dwellings at densities of seven (7) to 40 dwelling units per acre as a permitted land use; and WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert's ("City's") Local CEQA Guidelines, the City is the lead agency for the proposed project; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of CEQA" Resolution No. 2019-41, in that the Director of Development Services has determined that the project will not have a significant impact on the environment and that the project is categorically exempt under Article 19, Section 15332 Infill Development (Class 32) of the CEQA Guidelines, as outlined in the staff report and the project is not subject to any of the exceptions for categorical exemptions identified in CEQA Guidelines Section 15300.2; therefore, no further environmental review is necessary; and PLANNING COMMISSION RESOLUTION NO. 2798 WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following findings to justify the approval of said request: FINDINGS FOR APPROVAL: 1. The proposed apartment building is consistent with the Town Center Neighborhood (TCN) land use designation of the General Plan and compatible with the surrounding neighborhood. The TCN is intended for moderate to higher intensity neighborhood development that features a variety of housing choices, walkable streets, and mixed uses. The TCN allows between seven (7) and 40 dwelling units per acre which is compatible with the R-3 zoning district allows densities between 7 and 40 dwelling units per acre. The project is a multi-family apartment building containing four (4) dwelling units, which is within the allowable density range of the TCN designation. Therefore, the proposal conforms with the intent of the land use designation. 2. The project complies with development standards of the R-3 zone, including setbacks, building height, lot coverage, and land use compatibility. The applicant is requesting a 25% reduction of the required parking from eight (8) to six (6) spaces due to the need to preserve an existing access driveway along the rear area of the site. The project does not endanger the public peace, health, safety, general welfare of residents, or properties in the vicinity. 3. The site is physically suitable for this type of development and density as the site has access to all necessary utilities and is consistent with the zoning for allowed uses. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings for approval of the Planning Commission in this case. 2. That the Planning Commission does hereby approve PP 20-0005. 2 PLANNING COMMISSION RESOLUTION NO. 2798 PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm Desert, California, at its regular meeting held on the 5t" day of October 2021, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN GREENWOOD, CHAIR ATTEST: MARTIN ALVAREZ, SECRETARY PALM DESERT PLANNING COMMISSION 3 PLANNING COMMISSION RESOLUTION NO. 2798 CONDITIONS OF APPROVAL CASE NO. PP 20-0005 PLANNING DIVISION: 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 agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these Project Approvals for the Project, or the Project Approvals themselves, Developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. Developer, at its sole expense shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the Developer's approval of counsel, which shall not be unreasonably denied, and at the Developer's sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the Developer and cooperate in the defense. Developer upon such notification shall deposit with City sufficient funds in the judgment of City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both Parties elect to defend, the Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement to share and protect the information, under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and Developer shall coordinate their defense to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third- party litigation of Project Approvals without the Developer's consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless Developer materially breaches this indemnification requirement. 3. 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 development standards listed in the Palm Desert Municipal Code (PDMC), state, and federal statutes now in force or which hereafter may be in force. 4. 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. 5. Construction of said project shall commence within two years from the date of final approval unless an extension of time is granted by the Palm Desert Planning Commission; otherwise, said approval shall become null, void, and of no effect whatsoever. 6. Any proposed modifications to this approval shall require an amendment to the application, which will result in a new public hearing. 4 PLANNING COMMISSION RESOLUTION NO. 2798 7. 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: Coachella Valley Water District (CVWD) Public Works Department Fire Department Evidence of said permit or clearance from the above agencies shall be presented to the Building & Safety Division at the time of issuance of a building permit for the use contemplated herewith. 8. Access to trash/service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by the applicable waste company and Department of Development Services and shall include a recycling program. 9. All sidewalk plans shall be reviewed and approved by the Public Works Department. 10. This project is subject to payment of the City's Public Art fee. The fee will be applied at the time of a building permit issuance and shall remain in the City's public art fund. 11. Lighting construction plans shall be submitted to the Department of Development Services under PDMC Section 24.16 for any landscape, architectural, street, or other lighting types within the project area. 12. Final landscape and irrigation documents shall be prepared by a licensed Landscape Architect registered with the State of California and shall be submitted to the City's Planning/Land Development Division and the Coachella Valley Water District for review and approval. All sheets shall be wet signed by the Landscape Architect and shall include the license number and the expiration date. The landscape plan shall conform to the preliminary landscape plans prepared as part of this application and shall include dense plantings of landscape material. All plants shall be a minimum of five (5) gallons in size, and all trees shall be a minimum 24-inch box in size. 13. All project irrigation systems shall function properly, and landscaping shall be maintained in a healthy and thriving condition. The maintenance of landscaping and the irrigation system shall be permanently provided for all areas of the project site, as well as walkways and the portion of public right-of-way abutting the project site (parkways and medians). Furthermore, the plans shall identify responsibility for the continued maintenance (such as homeowners' association, landscape maintenance district, property owner, etc.). 14. All exterior rooftop mechanical, heating and air conditioning equipment, exhaust vents, and all appurtenances thereto shall be completely screened from public view by parapet walls or roof screens that are architecturally treated to be consistent with the building. The final construction plans shall include appropriate drawings demonstrating how such equipment is to be screened from view. 5 PLANNING COMMISSION RESOLUTION NO. 2798 15. All ground-mounted utility structures including, but not limited to, transformers, HVAC equipment, and backflow prevention valves shall be located out of view from any public street or adequately screened through the use of landscaping and/or masonry walls. 16. The applicant or any successor in interest shall comply with all applicable local, state and federal laws and regulations. 17. A copy of the herein-listed conditions of approval shall be included in the construction documentation package for the project, which shall be continuously maintained on-site during project construction. 18. The applicant shall construct block walls along the side property lines as shown on the preliminary site plan. All walls shall conform to the PDMC and shall be treated to be architecturally compatible with the main building. The final design of all site walls shall be subject to review and approval by the Palm Desert Development Services Department. LAND DEVELOPMENT (ENGINEERING) DIVISION: Prior to the issuance of grading permits the applicant shall: 19. Submit a grading plan to the Land Development Division for review and approval. Any changes to the approved civil plans must be reviewed for approval prior to work commencing. 20. Per City of Palm Desert Resolution Nos. 79-17 and 79-55, signalization fees shall be paid prior to the issuance of any permits associated with this project. 21. Under PDMC Section 26.49 and Ordinance number 653, drainage fees shall be paid prior to the recordation of the tract map. 22. Submit a PM10 application to the Public Works Department for approval. The applicant shall comply with all provisions of PDMC Code Section 24.12 regarding Fugitive Dust Control. 23. The applicant shall abide by all provisions of City of Palm Desert Ordinance 843, Section 24.20 Stormwater Management and Discharge Ordinance. 24. 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. 25. 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 include but are not limited to: 6 PLANNING COMMISSION RESOLUTION NO. 2798 A. The installation of a six-foot sidewalk on along the site frontage on Abronia Way designed per City Standard Drawing 104. Construction of the above-mentioned improvements shall be subsequent to the applicant obtaining an encroachment permit from the City of Palm Desert. BUILDING AND SAFETY DIVISION: 26. This project shall comply with the latest adopted edition of the following codes: A. 2019 California Building Code and its appendices and standards. B. 2019 California Plumbing Code and its appendices and standards. C. 2019 California Mechanical Code and its appendices and standards. D. 2019 California Electrical Code. E. 2019 California Energy Code. F. 2019 California Green Building Standards Code G. 2019 California Administrative Code. H. 2019 California Fire Code and its appendices and standards. 27. 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, the required number of exits and separation, occupant load, required width, continuity, travel distance, elevators, etc. CBC 1001.1. 28. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1351. 29. 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. 30. 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. 31. Provide a complete set of scaled or fully dimension elevations to determine the number of stories for the proposed project. CBC Section 503 (Definition of "Grade Plan" "Story" and "Story above grade plane"). 32. Provide an area analysis on the first sheet of the plans to justify the allowable floor areas for a mixed occupancy building. The sum of the ratios of the actual area for each occupancy divided by the allowable area for each occupancy must not exceed 1.00. For buildings with firewalls, use the floor area of each separate "building" to justify the area. CBC Section 508.4.2 and 706.1. 33. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11 B- 206). 7 PLANNING COMMISSION RESOLUTION NO. 2798 34. Detectable warnings shall be provided where required per CBC 11 B-705.1.2.5 and 11 B705.1.2.2. 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. Provide an accessible path of travel to the trash enclosure. The trash enclosure is required to be accessible. Please obtain a detail from the Building and Safety Division. 35. Submit a detailed analysis that labels and clearly shows compliance with CBC Section 1102A.3 for housing accessibility for multistory apartment buildings without elevators. 36. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per PDMC, Title 5. 37. All contractors and/or owner-builders must submit a valid Certificate of Workers' Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. 38. 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, a stroke of line, distance from the street, height from grade, height from the street, etc., shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds, or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1351 or Municipal Code Section 15.28 from the Building and Safety Division counter staff. 39. Please contact the Palm Desert Building and Safety Division (760-776-6420) regarding the addressing of all buildings and/or suites. FIRE DEPARTMENT: With respect to the conditions of approval for the referenced project, the Fire Department requires the following fire protection measures be provided in accordance with Riverside County Ordinances and/or recognized fire protection standards: 1. Fire Hydrants and Fire Flow: Prior to the issuance of building permits, documentation shall be provided showing the existing water system is capable of delivering the required fire flow. Fire hydrant(s) location and spacing shall comply with the fire code. Reference 2016 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C. 2. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation, and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal. 8 PLANNING COMMISSION RESOLUTION NO. 2798 3. Fire Sprinkler System: All apartment buildings shall be protected with fire sprinklers Ref CFC 903.2 as amended by the City of Palm Desert. 4. Fire sprinkler system risers shall not be obstructed in any manner. If a system riser is to be concealed by means of a wall, soffit, column, or other building construction, it shall be provided with 18-inch clearance to each side and to the front of the system riser. Access shall be provided by means of a door with the minimum dimensions of two (2) feet six (6) inches in width by six (6) feet eight (8) inches in height from the exterior of the building directly to the riser as approved by the fire code official Ref. RVC Fire IB 06-07. 5. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72. 6. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. Ref. CFC 506.1. 7. Addressing: All residential structures shall display street numbers in a visible location from the address side. Apartment unit numbers shall be visible from the access walkway. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard No. 07-01. 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 CITY Df P0IM DESERT 73-51D F'RED WARING DRIVE PALM DESERT,CALIFORNIA 92260-2578 TEL- 760 346—o6i x info@cityofpalmdese.rt.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 20-0005 NOTICE OF A PUBLIC HEARING BEFORE THE CITY OF PALM DESERT PLANNING COMMISSION TO CONSIDER A REQUEST BY LINDQUIST DEVELOPMENT, FOR THE ADOPTION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND A PRECISE PLAN FOR THE CONSTRUCTION OF A TWO-STORY, FOUR-UNIT APARTMENT BUILDING WITH A PARKING REDUCTION TO ALLOW SIX(6) ON-SITE PARKING SPACES ON A PROPERTY LOCATED AT 74425 ABRONIA TRAIL The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA), has determined that this project is Categorically Exempt from CEQA review in accordance with CEQA Guidelines Section 15332: Class 32 - Infill Development Project. Project Location/Description: Protect Location: 74425 Abronia Trail (Assessor's Parcel Number 625-126-008) Project Description: The project applicant, Lindquist Development, is proposing a Precise Plan application to construct a two-story, four-unit apartment building with a total floor area of 4,393 square feet. The proposal includes a request for a parking exception to provide six (6) on-site parking spaces, a 25% reduction from the Palm Desert Municipal Code requirement to provide eight (8) on-site parking spaces. Recommendation: Staff is recommending that the Planning Commission adopt a Notice of Exemption in accordance with CEQA (CEQA Guidelines Section 15332- Class 32 Infill Development) and adopt a resolution approving the project, subject to conditions of approval. Public Hearing: The public hearing will be held before the Planning Commission on October 5, 2021, at 6:00 p.m. via Zoom. The hearing will be conducted in accordance with the City's emergency protocols for social distancing. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.citVofpalmdesert.org/our-city/committees-and- commissions/planning-commission-information-center. Comment Period: The public comment period for this project is from September 25, 2021, to October 5, 2021. Public Review: The plans and related documents are available for public review Monday through Thursday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Mr. Nick Melloni. Please submit written comments to the Planning/Land Development Division. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing. All comments and any questions should be directed to: Nick Melloni, Associate Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611, Extension 479 nmelloni@cityofpalmdesert.org PUBLISH: DESERT SUN MARTIN ALVAREZ, SECRETARY SEPTEMBER 25, 2021 PALM DESERT PLANNING COMMISSION G:\Planning\Nick Melloni\Cases\PP\PP 20-0005-Abronia 4-plex\PC\1.PP 20-0005-Public Hearing Notice(10.5.21).docxG:\Planning\Nick Melloni\Cases\PP\PP 20-0005-Abronia 4-plex\PC\1.PP 20-0005-Public Hearing Notice(10.5.21).docx NOTICE OF EXEMPTION TO: FROM: City of Palm Desert ❑ Office of Planning and Research 73-510 Fred Waring Drive P. O. Box 3044, Room 113 Palm Desert, CA 92260 Sacramento, CA 95812-3044 ® Clerk of the Board of Supervisors 2724 Gateway Dr, Riverside, or CA 92507 County Clerk Count of: Riverside 1. Project Title: PP 20-0005 2. Project Applicant: Lindquist Development 3. Project Location— Identify street address and 74-425 Abronia Trail/APN: 625126008 cross streets or attach a map showing project site (preferably a USGS 15' or 7 1/2' topographical map identified by quadrangle name): 4. (a) Project Location—City: Palm Desert (b) Project Location—County: Riverside 5. Description of nature, purpose, and The Project is a Precise Plan for the site plan, beneficiaries of Project: architecture, parking and landscaping for a 4,393 square-foot, two-story apartment building containing four dwelling units. The units will range in in size from 1,072 to 1,124 square-feet and each consist of two- bedrooms and two-bathrooms. The building is oriented so the primary entrances, including an exterior staircase, front onto Abronia Trail. The on-site covered parking area is located near the southern edge of the site where the existing driveway is used for access from Sunrise Lane. The Project will construct a sidewalk along the project frontage. 6. Name of Public Agency approving project: City of Palm Desert 7. Name of Person or Agency undertaking the Stuart Lindquist—Lindquist Development project, including any person undertaking an activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity: 8. Exempt status: (check one) (a) ❑ Ministerial project. (Pub. Res. Code § 21080(b)(1); State CEQA Guidelines § 15268) (b) ❑ Not a project. (c) ❑ Emergency Project. (Pub. Res. Code§21080(b)(4); State CEQA Guidelines § 15269(b),(c)) (d) ® Categorical Exemption. Class 32 "In-fill Development"; State CEQA State type and section Guidelines §15332 number: (e) ❑ Declared Emergency. (Pub. Res. Code§21080(b)(3); State CEQA Notice of Exemption FORM`B" Guidelines § 15269(a)) (f) ❑ Statutory Exemption. State Code section number: (g) ❑ Other. Explanation: General Rule—Section 15061(b)(3) 9. Reason why project was exempt: This proposal is consistent with the City's General Plan and zoning regulations; the project site has been previously disturbed and has no value as habitat for endangered, rare or threatened species; the proposed project does not have a reasonable possibility for significant cumulative impacts upon the environment; and the site can adequately be served by all required utilities and public services. 10. Lead Agency Contact Person: Nick Melloni, Associate Planner Telephone: (760) 776-6479 11. If filed by applicant: Attach Preliminary Exemption Assessment(Form "A") before filing. 12. Hasa Notice of Exemption been filed by the public agency approving the project?TYes ❑T No ❑ 13. Was a public hearing held by the lead agency to consider the exemption?TYes ®T No ❑ If yes, the date of the public hearing was: October 5, 2021 Signature: Date: Title: i® Signed by Lead Agency T❑ Signed by Applicant Date Received for Filing: (Clerk Stamp Here) Authority cited: Sections 21083 and 21100, Public Resources Code. Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. Notice of Exemption FORM"B" A. CITY Of PRIM Df S1RT IO FRED WARING DRIVE A 73-5 PALM DESERT,CALIFORNIA 922670-2578 TEL- 760 346-o6xz info@cityofpalmdesert.org ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION June 28, 2021 Lindquist Development PO Box 42135 Portland, OR 97242 Subject: Consideration of a recommendation for approval to the Planning Commission of a Precise Plan to construct a 4-unit apartment complex at 74425 Abronia Trail. The Architectural Review Commission of the City of Palm Desert considered your request and took the following action at its meeting of June 22, 2021: By Minute Motion, the Architectural Review Commission denied Case No. PP 20-0005. The motion carried by a 5-1 vote. Any appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within 15 days of the date of the decision. If you have any questions, please contact Associate Planner Nick Melloni at (760) 346- 0611, Extension 479 or nmelloni@cityofpalmdesert.org. Sincerely, ERIC CEJA, SECRETARY ARCHITECTURAL REVIEW COMMISSION cc: File CITY OF PALM DESERT ARCHITECTURAL REVIEW COMMISSION MINUTES TUESDAY, JUNE 22, 2021 — 12:30 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair Van Vliet called the meeting to order at 12:32 p.m. II. ROLL CALL Commissioners Current Meeting Year to Date Present Absent Present Absent Chris Van Vliet, Chair X 7 1 Karel Lambell, Vice Chair X 7 1 Allan Levin X 7 1 Michael McAuliffe X 8 Jim McIntosh X 6 2 John Vuksic X 7 1 Also Present: Eric Ceja, Deputy Director of Development Services Nick Melloni, Associate Planner Kevin Swartz, Associate Planner Deborah Glickman, Business Advocate Melinda Gonzalez, Recording Secretary III. ORAL COMMUNICATIONS Deputy Director of Development Services, Eric Ceja, advised the Commission there were no comments or inquiries received by email or voicemail prior to the meeting. IV. APPROVAL OF MINUTES A. MINUTES of the Architectural Review Commission meetings of May 25, 2021 and June 8, 2021. Rec: Approve as presented. MINUTES ARCHITECTURAL REVIEW COMMISSION JUNE 22, 2021 B. PRELIMINARY PLANS 1. CASE NO: PP 20-0005 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation for approval to the Planning Commission of a Precise Plan to construct a 4-unit apartment complex at 74425 Abronia Trail. APPLICANT AND ADDRESS: Lindquist Development, Portland, OR 97242 LOCATION: 74425 Abronia Trail ZONE: R-3 Associate Planner, Nick Melloni, presented the item. Mr. Melloni noted this is the fourth time this item has been brought before the Commission. He provided details on the revisions made to the project since it was last reviewed by the ARC. Mr. Ceja offered the applicant an opportunity to provide a supplemental presentation further detailing the revisions to the project. The applicant's architectural team declined stating they felt Mr. Melloni's presentation was well done and since they have been before the Commission several times they felt comfortable moving forward with questions from the Commission. Discussion on the item ensued with Commissioners providing comments and concerns for the project. Upon a motion by Commissioner Vuksic, seconded by Vice Chair Lambell, and a 5-1 vote of the Architectural Review Commission, Case No. PP 20-0005, was denied. (AYES: Lambell, Levin, McIntosh, Van Vliet, Vuksic; NOES: McAuliffe; ABSENT; None). C. MISCELLANEOUS ITEMS 1. CASE NO: MISC 21-0015 NATURE OF PROJECT/APPROVAL SOUGHT: Discussion item for a new manufactured home on a 1 acre lot. APPLICANT AND ADDRESS: Bennett Sperber, Rancho Mirage, CA 92270 LOCATION: 77729 Mountain View ZONE: RE Associate Planner, Nick Melloni, presented the item noting the request is for design comments regarding a manufactured home. Discussion on the item ensued with Commissioners providing comments on the project's design. No formal action was taken on this item as it was brought forth solely for commissioner's comments to the applicant. It should be noted the next discussion item was Miscellaneous Item, number three, "Discussion on Russell Lane Consultation,"followed by Miscellaneous Item, number two, "Discussion on Dining Deck Guidelines." 3 CITY 0 1 P H I M 0 1 S I P T 7 3—5 1 o FRED WARINr, DRIVE PALM DESERT, CALlFORNEA 922rr70-25]g rE1: 7do 34d--odzit �.,��-C3 info@dtyofpalmdesert.org _ August 31, 2021 Ms. Laurie Simpson Lindquist Development Post Office Box 42135 Portland, Oregon 97242 Dear Ms. Simpson: Subject: Consideration of an Appeal of a Decision bV the Architectural Review Commission to Deny the Architecture for a Precise Plan to Construct a New Two-story, Four-unit Apartment Building Located at 74425 Abronia Trail - Case No. PP 20-0005 At its regular meeting of August 26, 2021, the Palm Desert City Council considered the subject case and took the following action: By Minute Motion, approved the applicant's appeal, thereby overturning the Architectural Review Commission's denial of the architecture and allowing the project to proceed to the Planning Commission. A copy of the staff report with City Council action stamp affixed thereto is enclosed for your records. If you have any questions or require any additional information, please do not hesitate to contact us. Sincerely, NORMA 1. ALLEY, MMC CITY CLERK NIA/mgs Enclosure (as noted) CC' Nick Melloni, Associate Planner G.%CrtyClrMGlcna Sanche4l-ETTERS123-005-1001 ARC AppealsW 204)005-Lindquist Oevelopment.doc �A}.iMnP 4 rtnriro wS NEW 4 UNIT MULTImFAMILY BUILDING THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND 74425 ABRONIA TRAIL MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. PALM DESERT, CA 92260 SHEETS CONSULTANT G0.00 COVERSHEET A2.04 COLOR RENDERINGS A0.01 EXIST. SITE PLAN A2.05 COLOR RENDERINGS DEMO PLAN A2.06 COLOR RENDERINGS & EXTERIOR MATERIALS Am _ A3.01 ROOF DETAILS & ASSEMBLIES - A0.02 PROPOSED SITE PLAN i i;: --•:sir r.i, I. Paim➢use re L`rise N rp r .. . _ z ROOF PLAN A4.01 BUILDING SECTION & r ■•= ,. '! Palm D&.96rt 01 � 4� 4� - ={ u` C-1 CIVIL COVERSHEET AERIALS n vim we� � r� `►', �r , _ C-2 GRADING PLAN A5.01 FOUNDATION PLAN & ir { C 3 GRADING DETAILS i' L-1 LANDSCAPE SITE PLAN A6.01 CODE ANALYSIS ti,,:L•:_ ', L-2 PLANTING PLAN ICU 'r. • 4 1 �O� .+. r r. P� A1 .01 FLOOR PLANS A2.01 ELEVATIONS co C.,ril-x...+:l`fir.+r _ :.,r>,,r�...�.�..-I S>i err . A2.03 MATERIALS & - ,.:• h z - � _ LIGHTING PLAN ... , .. i Chicnrr lrrFl � vj l/ u •y I`.'rti...r•1�Sr•e e. Uj rn VICINITY MAP LOCATION MAP U) o C (D Lu a � J 0 f� J LC, m PROJECT DESCRIPTION z � M �O O Lo TWO STORY, FOUR UNIT, WOOD FRAMED TYPE VB CONSTRUCTION MULIT-FAMILY BUILDING IN A MISSION STYLE ARCHITECTURE. PROJECT DIRECTORY OWNER: LINDQUIST DEVELOPMENT PO BOX 42135, PORTLAND, OR 97242LO 503-720-2908 STU L I N DQ U I ST U- _ ly- III co } CV ARCHITECT: CONNECT ARCHITECTURE Q N o 4072 N WILLIAMS AVE, STE. A, PORTLAND, OR 97227 -F0 " N 503-367-8057 LAU RI E S I M PSON - - �, coco w w N � � � � nj Q ` N F Z V- w LU STRUCTURAL: DCI ENGINEERS 921 SW WASHINGTON ST STE. 560, PORTLAND, OR 97205 DRAWN BY Author CHECKED BY Checker 503-242-2448 WADE YO U N I E + ' � I 1rr � SET ISSUE CIVIL: FEIRO ENGINEERING, INC. - 760 346-8015 RO N F E I RO PROJECT INFORMATION _ •vi MULTIFAMILY HOUSING, 4,393 GSF (INCL STAIRS), 2-STORY (2) TWO BEDROOM UNITS PER FLOOR 4 UNITS TOTAL _ _ s SHEET TITLE ADDRESS: 74425 ABRONIA TRAIL, PALM DESERT, CA - COVERSHEET PARCEL NO. 625-126-008 LEGAL: TRA 018-324, PARCEL 23, ABRONIA TRAIL ZONE: R-3, MULTIFAMILY TOWN CENTER NEIGHBORHOOD SHEET NUMBER GENERAL PLAN DESIGNATION: DOWNTOWN G0m00 ZONING DESIGNATION: DOWNTOWN EDGE TRANSITION OVERLAY (DE-0) / I / / I (217) ' � I / ' I THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT /' I THE WRITTEN CONSENT OF THE ARCHITECT. 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REMOVE b 22 221• (VACANT) EXIST. oIn FS I TREES REMOVE — / n EXIST. 2 99 G I -- (2 of 21 FENCE a EG ,221.2 22p� �P: ,i�_ EXISTING �y N I L.L. 22° p�UMN '\ TREE TO \ \ c1' G REMAIN f 122p.21 Fs1 I I }, CD / 22 p 5Jv \ — N CD N 22 P 2g 10 SP I 5 (10 rn N a E 22° a F p o2 I C F- a o \\ \ y 11 FS 22p G EG \ 22Q.2 a EG 219 6 22 G ca U o 220 22° -N �� o I j N LO c9 f G � I —D �\� Lk� Q N 00 0 N N �p \ O \� \\ 22p 52 22 �31 �' 1 ti LU o LU — � REMOVE EXISTING (221) \ 22°5 2 22p 6 FENCE j 6 k1 I FS \ vEME� \ S DRAWN BY Author \ LOT 22 2 61 PP 1 2° \� REMOVE EG �GE�F 22 Q CHECKED BY Checker \ EXISTING 22° EX\5�\� 221 SET ISSUE EG (EXIST. RESIDENCE) HEDGE 22p a \\ 221�25 FFl 221�° � \ 1ST.N�pGE 220 62 EP I \ �l2 SNEO �� 220 a8 2215�w LOT 21 2 6\5 - �cf) c �; 221Q1 EPA R�IBP�GpNy'� / EXISTING y F o P S WALL TO ��J a Ft �E . GP 211a \� REMAIN o o_ 22 j / 2212 221) G I 226•1 p EG p \ SHEET TITLE 221• 1,-:� 22 /�� p P I E / 2211 EXISTING 1P CONDITIONS / o EP DEMOLITION PLAN 2 2215 EG y- i SHEET NUMBER PP 1 �, 1 EXISTING CONDITIONS / DEMOLITION PLAN 1 G AOmOl '222.9 �01 SCALE: 3/32"= 1'-0" NORTH IN THE CITY OF PALM DESERT , COUNTY OF RIVERSIDE , STATE OF CALIFORNIA DE ANZA WAY vG�'v PROJECT INFO _ _V_ _ _ A Y G -RA G 1A _ PROJECT DATA: Z �P 1 e o TOTAL LOT AREA: 21,964 SQ.FT (0.50 ACRES) Llnd u1st Develo ment Com any , Inc , DISTURBED AREA: 7280 AL 4 (0.17 ACRES) pp BUILDING TYPE: RESIDENTIAL 4 UNIT MULTI FAMILY SHEET INDEX BUILDING AREA: 4393 SQ.FT 74 - 425 Abronia Trail Palm Desert , CAf 02260 PROJECT ADDRESS: 1 COVER SHEET ALESSANDRO DRIVE o 74-425 ABRONIA TRAIL PALM DESERT, CA. 92260 0 2 PRECISE GRADING PLAN PALM DESERT GENERAL NOTES: PALM DESERT GRADING NOTES: TOPOGRAPHIC AND BOUNDARY SURVEY: SURVEY PERFORMED BY: FEIRO ENGINEERING, INC. HIGHWAY 111 1. ALL WORK SHALL BE DONE IN ACCORDANCE WITH THIS PLAN, THE STANDARD DRAWINGS 1. ALL GRADING TO BE DONE IN ACCORDANCE WITH THE CITY OF PALM DESERT DATE OF SURVEY: 04/04/19 AND SPECIFICATIONS OF THE CITY OF PALM DESERT, THE STANDARD SPECIFICATIONS GRADING ORDINANCE. FOR PUBLIC WORKS CONSTRUCTION AND THE CALTRANS STANDARD PLANS NOTE: APN AND LEGAL DESCRIPTION: o AND CALTRANS STANDARD SPECIFICATIONS WHEN APPLICABLE. W 2. THIS PLAN IS FOR GRADING PURPOSES ONLY. ISSUANCE OF A GRADING v, APN: 625-126-008 & 625-126-009 PERMIT BASED ON THIS PLAN DOES NOT CONSTITUTE APPROVAL OF DRIVEWAY UTILITIES SHOWN REFLECT AVAILABLE PUBLIC 2. NO CONSTRUCTION IS AUTHORIZED WITHOUT THE APPROPRIATE PERMITS ISSUED BY LOCATIONS AND SIZES, PARKING LAYOUT, BUILDING LOCATION, WALL HEIGHTS RECORDS. IT SHALL BE THE RESPONSIBILITY OF LOTS UNIT NO. 23 & 2 4 PALM DESERT ESTATES 2, MB 34/8-9, O.R. EL CAMINO THE CITY OF PALM DESERT PUBLIC WORKS DEPARTMENT. AND LOCATIONS, OFFSITE DRAINAGE FACILITIES, OR OTHER ITEMS NOT RELATED THE CONTRACTOR TO VERIFY AND PROTECT ALL o DIRECTLY TO THE BASIC GRADING OPERATION. UTILITIES IN THE CONSTRUCTION AREA, WHETHER OWNER: SHOWN OR NOT HEREON, AND TO NOTIFY Co 3. THE ENGINEER-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED. Lindquist Development Co., Inc. z 4. A WET SIGNED LETTER OF CERTIFICATION FROM THE ENGINEER-OF-WORK STATING UNDERGROUND SERVICE ALERT AT P\\. 1-800-227-2600 48 HOURS IN ADVANCE. P.O. Box 42135 4. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING CONSTRUCTION Portland OR 97242 o \P z Q LOCATIONS OF FORMS ARE IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED ' PgRON g SOLUTION ANDREVISING THE PLANS FOR APPROVAL BY THE DIRECTOR OF PUBLIC PWORKS. PLAN, AND A COMPACTION REPORT FROM A SOILS ENGINEER ON ALL FILL (503) 720-2908 stulindquist@aol.com AREAS ARE REQUIRED PRIOR TO THE BUILDING PERMIT ISSUANCE. q SITE 5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ONSITE, OFFSITE AND 3. ALL WALLS SHOWN ON THESE PLANS SHALL BE APPROVED BY THE EARTHWORK QUANTITIES ESTIMATE: ADJACENT UTILITIES, FACILITIES AND PROPERTIES. CIVIL ENGINEER: DEPARTMENT OF COMMUNITY DEVELOPMENT, ISSUED A SEPARATE PERMIT AND BE ENGINEERING, INC E 6. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PROTECT INSPECTED BY THE DEPARTMENT OF BUILDING AND SAFETY. THOSE WALLS CUT FILL LOSS FEIRO FEIRO GERALD FORD DR. STE.3 ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY OCCUR FROM THAT THE GRADING, PAD ELEVATIONS/FINISHED FLOOR ELEVATION AND HORIZONTAL PALM DESERT, CA 92211 STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING FROM ANY AND ALL SHOWN AS RETAINING WALLS SHALL BE CONSTRUCTED TO CITY OF PALM DESERT 5 CU YD 55 CU YD 25 CU YD PHONE:DESERT, CA 92211 VICINITY MAP WORK IN CONJUNCTION WITH CONSTRUCTION OF THESE IMPROVEMENT PLANS. RETAINING WALL STANDARDS OR BE SUPPORTED BY ENGINEERING CALCULATIONS 7. THE CONTRACTOR, AT NO EXPENSE TO THE CITY, SHALL PROVIDE ALL NECESSARY AND DETAILS. FEMA: NOT T� SCALE SAMPLES AND TESTS THAT THE DIRECTOR OF PUBLIC WORKS MAY REQUIRE TO ASSURE 4. THE ENGINEER-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS THAT QUALITY OF MATERIAL AND WORKMANSHIP ARE IN ACCORDANCE WITH THE COMMUNITY PANEL N0. , 0 2226 H COMMENCED SPECIFICATIONS. . MAP REVISED: APRIL 19 2017 NOTE: ZONE X GRATE SIZE SHALL BE DETERMINED FROM THESE PLANS (4" UNLESS OTHERWISE NOTED). GRATE STYLE, TYPE, COLOR AND/OR B. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK AND SHALL MAINTAIN ALL 5. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING FINISH SHALL BE DETERMINED BY THE OWNER OR LANDSCAPE ARCHITECT. FACILITIES, COMPLETED AND UNCOMPLETED, UNTIL ACCEPTED BY THE CITY. CONSTRUCTION, THE ENGINEER-OFWORK SHALL RESPONSIBLE FOR DETERMINING AN ACCEPTABLE SOLUTION AND REVISING THE PLANS FOR GRATE 9. ALL SURVEY MONUMENTS WITHIN OR BOUNDING THE WORK LIMITS, WHETHER FOUND FROM APPROVAL BY THE DEPARTMENT OF PUBLIC WORKS. NOTE: RECORD OR BY INSPECTION, SHALL, PRIOR TO ANY CONSTRUCTION, BE LOCATED AND QUANTITIES ESTIMATE SHOWN IS FOR PERMIT PURPOSES 9" GRATES USE NOS 9'X9" LOW REFERENCED BY A LICENSED SURVEYOR OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE 6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ON-SITE, ONLY. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROFILE ADAPTER, 12" GRATES LAND SURVEYING. THE REFERENCED MONUMENTS DISTURBED OR REMOVED DURING OFF-SITE AND ADJACENT UTILITIES, FACILITIES AND PROPERTIES. DETERMINE THE QUANTITIES FOR HIS BID AND PAYMENT USE NOS 12 X12" LOW PROFILE CONSTRUCTION SHALL BE RESET IN ACCORDANCE WITH SECTION 8771 OF THE LAND PURPOSES. ,,USE OR EQUAL. SURVEYORS ACT AND CITY STANDARDS AND REQUIREMENTS AT THE CONTRACTOR'S 7. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO EXPENSE. PROTECT ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY ELEVATION NOS 3'&4" UNIVERSAL OUTLET OR QUANTITIES ESTIMATE DOES NOT INCLUDE CLEARING, PER PLAN EQUAL. 10. THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBLIC WORKS IN PALM DESERT OCCUR FROM STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING SHRINKAGE, SUBSIDENCE, ANY OTHER LOSSES, OR ANY GRADE PER PLAN AT (760) 776-6450 AT LEAST 48 HOURS PRIOR TO COMMENCING ANY WORK. FROM ANY AND ALL WORK IN CONJUNCTION WITH CONSTRUCTION OF THESE GRADING OR EXCAVATION COVERED UNDER A SEPARATE ����� ; GRADING PLANS. �%��\\� 11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL PERMIT. 4" SDR-35 PVC UTILITIES. FOR THE LOCATION of UNDERGROUND UTILITIES OR FOR EMERGENCY 8. THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBLIC WORKS (760) OR SOLID WALL HDPE ASSISTANCE CALL: 776-6450 AT LEAST 24 HOURS PRIOR TO COMMENCING ANY WORK. EARTHWORK QUANTITIES ESTIMATE: VARIES 12" MINIMUM WATER COACHELLA VALLEY WATER DISTRICT 760-398-2651 9. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND CUT = 5 CU YDS 4"x45' BEND _ COVER SEWER COACHELLA VALLEY WATER DISTRICT 760-398-2651 FILL = 55 CU YDS LOSS = 25 CU YDS (118 BEND) - ELECTRIC SOUTHERN CALIFORNIA EDISON 760-202-4291 PROTECTION OF ALL UTILITIES. FOR THE LOCATION OF UNDERGROUND UTILITIES, i OR FOR EMERGENCY ASSISTANCE CALL: NET = 75 CU YDS [IMPORT] GAS THE GAS COMPANY 1-800-427-2200 PIPE CONTINUES TELEPHONE VERIZON CALIFORNIA, INC. 1-800-483-1000 WATER COACHELLA VALLEY WATER DISTRICT 760-398-2651 i CABLE TIME WARNER 760-340-1312 (MAIN SIZE x ) DIG ALERT 1-800-227-2600 SEWER BRANCH WYE i WHEN NOT END OF LINE. SEWER COACHELLA VALLEY WATER DISTRICT 760-398-2651 4' i ELECTRIC SOUTHERN CALIFORNIA EDISON 760-202-4291 12. THE DEPARTMENT OF PUBLIC WORKS DOES NOT ASSUME ANY RESPONSIBILITY FOR THE GAS THE GAS COMPANY 1-800-427-2200 DIR. OF FLOW AT 19 MIN. ACCURACY OF THE QUANTITIES SHOWN HEREON. TELEPHONE VERIZON CALIFORNIA, INC. 1-800-483-1000 t- CAP/PLUG WHEN END OF LINE. CABLE TIME WARNER 760-340-1312 13. THE STRUCTURAL SECTION SHALL BE AS PER THE STATE OF CALIFORNIA DEPARTMENT DIG ALERT 1-800-227-2600 SDR-35 PVC OF TRANSPORTATION, HIGHWAY DESIGN MANUAL TEST NO. 301-F FOR DETERMINATION (4 ) BY THE R-VALUE METHOD. 10. ALL PROPERTY CORNER MONUMENTS SHALL NOT BE DISTURBED BY THE CONSTRUCTION NOTES AND QUANTITIES ESTIMATE: DRAIN DETAIL GRADING OPERATION AND RELATED WORK. ANY MONUMENT WHICH THE O 14. THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CITY OF PALM CONTRACTOR ANTICIPATES DISTURBING SHALL BE LOCATED AND REFERENCED BY DESCRIPTION QTY UNIT SCALE: 1 "=1 ' DESERT DEPARTMENT OF PUBLIC WORKS, IF CONSTRUCTION HAS NOT COMMENCED WITHIN A LICENSED LAND SURVEYOR OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE INDICATED ON PLAN: 12 MONTHS FROM THE DATE OF APPROVAL BY THE DIRECTOR OF PUBLIC WORKS. LAND SURVEYING. ALL MONUMENTS DISTURBED OR REMOVED SHALL BE RESET O INSTALL TYPE 1 CURB AND GUTTER CITY CITY OF PALM DESERT STD 102 320 LF 15. ALL P.C.C. AND A.C. REMOVALS SHALL BE OUTLINED TO NECESSARY WORKING LIMITS BY A LICENSED SURVEYOR, OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE AND SAWCUT TO A MINIMUM DEPTH OF 2 INCHES PRIOR TO REMOVAL. ALL DEBRIS LAND SURVEYING, AT THE CONTRACTOR'S EXPENSE. O CONSTRUCT 4" CONCRETE FLAT WORK. 1200 SF CREATED BY THE REMOVAL OPERATIONS SHALL BE DISPOSED OF AWAY FROM THE JOB SITE IN A MANNER AND LOCATION ACCEPTABLE TO ALL CONCERNED AGENCIES AND 11. THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CITY O CONSTRUCT 3" AC OVER 4.5" CL-2 AB 2400 SF ORGANIZATIONS. OF PALM DESERT DEPARTMENT OF PUBLIC WORKS, IF CONSTRUCTION HAS NOT COMMENCED WITHIN 12 MONTHS FROM THE DATE OF APPROVAL BY THE CITY O CONSTRUCT ACCESSIBLE TRASH ENCLOSURE PER CPD ORD NO. 1161 1 EA 16. ALL P.C.C. AND A.C. IMPROVEMENTS DAMAGED BY THE CONTRACTOR'S OPERATIONS ENGINEER. SHALL BE RESTORED TO THEIR ORIGINAL CONDITION BY THE CONTRACTOR AT NO COST O CONSTRUCT BLOCK WALL PER CPD "FREESTANDING BLOCK WALL" DETAIL 150 LF TO THE CITY OF PALM DESERT. 17. STREETS IN THE CONSTRUCTION AREA SHALL BE KEPT CLEAN AT ALL TIMES. EROSION CONTROL NOTE: DEMOLITION NOTES AND QUANTITIES ESTIMATE: PER 2010 CAL GREEN CODE, SECTION 4.106.2: O CALIFORNIA ACCESSIBILITY PARKING STALL, STRIPING AND SIGNAGE 1 EA 18. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEARING OF THE PROPOSED WORK AREA. DESCRIPTION QTY UNIT In order to manage storm water drainage during construction, O FUTURE SIDEWALK PER CITY OF PALM DESERT STD NO 104 365 SF 19. NO PUBLIC STREET SHALL BE CLOSED TO TRAFFIC WITHOUT PRIOR WRITTEN APPROVAL one or more of the following measures shall be implemented O DEMOLISH AND DISPOSE EXISTING WALL 55 LF OF THE CITY ENGINEER. to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site. O REMOVE EXISTING TREE, SEE LANDSCAPE PLANS 2 EA O INSTALL DRYWELL PER CITY OF PALM DESERT STD DWG NO 111 1 EA 20. NO TRENCHES SHALL REMAIN OPEN OVERNIGHT WITHOUT PRIOR WRITTEN APPROVAL OF THE CITY ENGINEER. 1. Retention basins of sufficient size shall be utilized to retain O3 REMOVE EXISTING WOOD FENCE 160 LF O9 PAINT 4" WHITE PARKING STRIPE 95 LF 21. FAILURE TO COMPLY WITH ANY OF THE ABOVE ITEMS SHALL BE SUFFICIENT CAUSE FOR storm water on the site. THE CITY TO ARRANGE FOR NECESSARY WORK TO BE COMPLETED BY OTHERS. COSTS TO O4 REMOVE EXISTING HEDGE, SEE LANDSCAPE PLANS 150 LF 10 INSTALL CONCRETE WHEEL STOP 6 EA COMPLETE THE WORK BY OTHERS WILL BE CHARGED TO THE CONTRACTOR. 2. Where storm water is conveyed to a public drainage system, collection point, gutter or similar disposal method, O SAWCUT EXISTING ASPHALT 24 LF 22. ALL LANDSCAPING AND IRRIGATION THAT IS DAMAGED BY CONSTRUCTION ACTIVITIES SHALL CONSTRUCT AREA DRAIN PER DETAIL 1 ON SHEET 1 18 EA water shall be filtered by use of a barrier system, wattle or 11 BE REPAIRED OR REPLACED TO THE APPROVAL OF THE CITY AND THE PROPERTY OWNER. other method approved by the enforcing agency. O6 --- --- -- 23. CONTRACTOR MUST OBTAIN APPROVAL FOR ANY LANE CLOSURES A MINIMUM OF 48 HOURS 12 CONSTRUCT VALLEY GUTTER PER CPD STD NO 112 70 LF IN ADVANCE. J. Compliance with a lawfully enacted storm water O7 DEMOLISH AND DISPOSE EXISTING AC PAVEMENT 1650 SF] L SITE BENCHMARK: management ordinance. TAG LS 5292 ON TOP OF CURB AS SHOWN ON PLAN 24. CONTRACTOR SHALL CALL THE PUBLIC WORKS DEPARTMENT TO REQUEST INSPECTION A ELEVATION = (220.25) MINIMUM OF 24 HOURS PRIOR TO STARTING CONSTRUCTION. CONTRACTOR SHALL KEEP THE INSPECTOR INFORMED OF PROGRESS OF THE WORK ON A DAILY BASIS. IMPROVEMENTS SITE BENCHMARK.• INDICATES THE BENCHMARK AT THE SITE WHICH THE ENGINEER OF RECORD SHALL USE TO CERTIFY PAD ELEVATION AND FINAL GRADING A NOTIFY ENGINEER AND THE ANY MODIFICATION OF THIS PLAN MUST BE FOR CITY USE ONLY DWG FILE: 162L1D 01 RECORD OF ANY DISCREPANCIES BETWEEN THIS BENCHMARK CITY PERMIT #: CITY ISSUE DATE: LAYOUT: PGP01 BENCHMARK USED BY THE CONTRACTOR PRIOR TO ANY GRADING. APPROVED BY THE CITY PRIOR TO CONSTRUCTION JOB NUMBER: 162L-001 BENCHMARK: CITY OF PALM DESERT CPD# 120 ENGINEER CITY ENGINEERS SEAL CITY OF PALM DESERT PLAN CHECKED BY: TNTO ELEVATION: 210.811' DATUM: NAVD88 MARK BY DATE REVISIONS APPR. DATE pfESS/ Feiro Engineering Inc. DEPARTMENT OF PUBLIC WORKS CITY OF PALM DESERT D �1 LOCATION: QR SHEET r���0 Pip K. F�c.��� 0 2" BRASS DISK SOUTH SIDE OF PALM DESERT DR. SOUTH, 302 7�060 Gerald 1 Ord Drive. Su CIVIL PRELIMINARY GRADING PLAN of ilc � APPROVED BY: DIAL TWO WORKING FT EAST of CENTERLINE of SHADOWHILLS RD. IN TOP of CURB y o' ' � Des('I-t, CI `�" I LOTS 22 23 & 24 PALM DESERT ESTATES UNIT No. 2 2 BEFORE DAYS BEFORE Z j�'��' j �� ( i(>O) 3 16 80 1:� �1���v Jci l°o.ncl- ' ' ' SHEETS EAST SIDE OF DRIVEWAY TO DEL TACO OUTLET, FLUSH. - No.C52260 r+, YOU DIG YOU DIG A TRAFFIC PER MB 34/8-9, O.R.; APN 627-126-008 & 627-126-009 BASIS OF BEARINGS: * * PREPARED UNDER THE DIRECT SUPERVISION OF: CITY FILE NUMBER TOLL FREE 1-800-227-2600 �+lfV��. �Q' BO CHEN DATE 74-425 Abronia Trail Palm Desert, CA. 92260 A PUBLIC SERVICE BY CENTERLINE OF ABRONIA TRAIL '4�CF DATE: CITY ENGINEER UNDERGROUND SERVICE ALERT N 63°41 15 E, PER MB 3418-9 Ronald K. Feiro R.C.E. NO. 52260 R.C.E. 64819 LANDSCAPE N 8" A.C.P PER CVWD DWG NO 10648 W W W W W W W W W W W 218.98 TP � E LM.H.12 � a (219.49 RIM) / N 63' 1'15" E (BA IS OF BEARINGS) INV=RIM -7.9' - - A B R N 1 TRAIL PER CVWD DWG NO 6977 � � 219.97 TP / �21837 C11 8" V.C.P S=0.00696 PER CVWD DWG NO 6977 (S) (s) ti S) S) (s) ' (S) (s) ��� (s) (s) (s) ALL WORK WITHIN THE i RIGHT-OF-WAY WILL REQUIRE AN �0,1� i (217.25 RIM) (220.25 TAG LS 5292) ENCROACHMENT PERMIT FROM THE tit CITY OF PALM DESERT. o o� (218.9 TC) N INV=RIM -7.33" SITE BENCHMARK EXISTING OFF SITE �i Ni (EXISTING CURB & GUTTER) PER CVWD DWG NO 6977 DRAINAGE PATTERN i i PROTECT IN PLACE 220.15 TC 219.52 TC �� 219.03 TC (218.82 TC) 218.60 TO 218.18 TC 219.50 FL) (218.89 FL) i (218.39 FL) 217.98 FL) 217.58 FL 217.09 FL ------ - - - - i -- 219.02 FS \ 219.54 FS i ------- (220 7 7 2" GAS PER CVWD DWG NO. 10648 �J.. 220.1 9.8 EG 19.1 EG GAS G S ( '&Cd GAS GAS GAS GAS -- GAS G S GAS A GAS CAS G G GAS GAS - GAS GA G S GAS - _GA&-- GAS GAS GAS GAS GAS GAS GAS GAS GAS �� GAS GAS GAS GAS GAS GAS GAS GAS �� \L218�4EG �_ x 224.0 TW 8 219.3 TG 219.8 EG i / \ 214.3 TS _ - - - - ��� S 63'41'15" W 222.33 TW 63'41'15" W 64.98' / J -N 63'41 E 70.00' 14'PVC �([ 20'®1% 70.00' 11 �(( ; 218.5 TF i \ _ 224.2 TW 224. TW /'\ 9'®1% 4-PVC 219.0 FG 220.� EG/ \�'� 1� 222.33 TW hg7T �6® 4"PVC 20.7 . o IV� �0 217.49 INV 224.33 TW �` 218.5 TF 220.55 TG �, N p I� 'o. 218.5 TF xly 224.3 TW O EX.STAIRS 219.0 FG _ 11 217.94 INV ® � 44 FS Imo. ®a 18.67 IN� 219.0 FG 224.33 TW �% 10,01% 218.5 TF RD RD 220.55 TG I ----- �K 0 FG 7* RD219.1 EG d=116'12'55" I / o� 220.77 � � RD 4_PVC 218.77 INV R=20.00' .� ---------------------------------------- 221.18 FS FS 220.55 TG 4"�C 220.90 FS /218 I I 11 218.10 INV I L=40.5T I ) (221.26 FF) 220.7 EG 1 � �„ , /rg7j O 22 2 TW (220.2 G) (22 7 EG) 6410.1% 220.55�TO Z� TG ���9J I 218.9 b 4°PVC 218.89 INV 11 1 I 220.74 S � 220.55 TG o i m. I 218.85 TO 218.23 INV 11 221.13 FS \`�/\ 218.20 FL I 220.76 FS 221.21 FS 220.17- 1 EG I o � GRAPHIC SCALE II I <; ROOF SAVE (TYP) 220.55 TG Ifl�l o // 218.67 TP 10 0 5 10 20 ao EX. COLUMN TYP. �_ X c� 220.55 TG 11 11 219.50 INV co 220.E EG 218.34 INV _ __1 2- I I PROPOSED 2 STORY APARTMENTS 2 . ( IN FEET ) 220.8 EG Q A Z / � - _ 5 n 1 inch = 10 ft. o I �� O o LOT 23 '07.7% �- 220. 8 FS (VACANT) 4"PVC 220.55 TG / I Q 220.71 FS cn / 220.55 TG 221.25 FF >c ® 219.04 INV 11 L O T 22 W 11 21-45 INV 341% 220.75 PAD W I 1 2 UTILITY NOTES 4tPVC 220.57 FS Spp, I z (EXISTING RESIDENCE) RD RD W N � ,2 UNDERGROUND UTILITY INFORMATION WAS PROVIDED BY COACHELLA VALLEY WATER v I rn 220.65 FS p I I I 3 220.5 EG 220.55 TG \- ® / DISTRICT. CONTRACTOR TO POTHOLE AND VERIFY EXISTING UTILITY INFORMATION PRIOR 220.55 TG 11 11 219.50 INV 219.40 TC W 220.5 EG n ® 220.55 TG 219.50 INV / 218.79 FL TO CONSTRUCTION AND COORDINATE WITH ENGINEER. / \ I 220.55 TO 11 11 iq- 220.55 TG --------(219) -- Z I V I 221.25 FF / ( 11 218.58 IN 219.50 INV Os'�5 219.20 INV 11 .- ABOVE GROUND UTILITIES TO BE SCREENED OR BURIED DURING CONSTRUCTION ® � N ( ) 220.55 TG 11 R D ® � 220.55 TG Y 4"I V % 219.13 TP N x / I �• 219.50 INV J k I I I 220.67 FS ,,,®� 219.48 INV �� �l� 2% . 6 ti Lu I �� ® MECH A�®�9 221.05 r-- I UNITS - ��� 221.00 FS i 221.05 FS a , 1 ��` _;- % FS ��. CONSTRUCTION NOTES AND (QUANTITIES ESTIMATE: o (221.01 EP) 220.s3 FS 226.33 TW / '9G 220.0 IF �aoj 1% ,2® % ��° ,� ,% �� •�° � DESCRIPTION 226t ' 220.5 FG 4"PVC 4 P SCREE_N 4 PVC o� (221. EG 0 220.98 FL / - / • 1219. 2 219.44 ®�°i° c / 219.44 INV 219.32 6®1 219. o / INV INV O .Q� 2 INV � 95 FS INV ,o o �Pvc / O INSTALL TYPE 1 CURB AND GUTTER CITY CITY OF PALM DESERT STD 102 (221.35 FF) i 227.33 TW 220.95 FS COVERED EX. CARPORT/BALCONY TRASH 220.0 IF �_ / ,3 h`' O2 CONSTRUCT 4" CONCRETE FLAT WORK. I X ; AREA 1 p ( � i� CARPORT oo/ EXISTING CURB & GUTTER �(/ X \- EXISTING SHED l I �i \s o '` / I � �_i / O CONSTRUCT 3" AC OVER 4.5" CL-2 AB 2�FL .P - I I / 11 220.80 FL I 6 3 / I/ \ I 225.33 TW 5 --- I ' / O4 CONSTRUCT ACCESSIBLE TRASH ENCLOSURE PER CPD ORD NO. 1161 - �F _ 0, 219.4 TF 90 TTPj- 4 220.4 �G 220.5 FG Q (221) l / i �I 220.41 FL 220.41 EP) / / 219.97 TOX "/ O CONSTRUCT BLOCK WALL PER CPD FREESTANDING BLOCK WALL DETAIL 221. EG I �L221.16 EP I p. - MATCH EX. 2J (219.37 FL) 221.31 TP 221.21 TP 221 18 EP -- 4'sg_ - - - - - - - - - - - - - - - - O CALIFORNIA ACCESSIBILITY PARKING STALL, STRIPING AND SIGNAGE �35% 6 ALL, �I z _ 220.63 FL - = 220.64 EP 220.54 EP 5 220.24 EP 220.08 EP 220.01 FS 5 220.90 FL I z GB g =z �� O7 FUTURE SIDEWALK PER CITY OF PALM DESERT STD NO 104 v 0.59 i 219.73 TP 5.69 7 7 x EXISTING EDGE OF PAVEMENT / i 3 z W PROTECT IN PLACE I 221.s7 EP 221.10 EP Q N 22�EP EXISTING CONCRETE 8 INSTALL DRYWELL PER CITY OF PALM DESERT STD DWG NO 111 III 115 �F 5 �IN1 5 ^ 5 / / / DRIVEWAY TO BE O �(- - --- - --- - --- - - --- - ------ -� I - - Q6 - - (220.27FS) /� �> PROTECTED IN PLACE I� =� 221.4 EG - - ___ Og PAINT 4 WHITE PARKING STRIPE -- -- o .� (221 221��G ,off �Oo 220.58 EP ) 220.8 EG a / o 4 6 MATCH EX. CO 10 INSTALL CONCRETE WHEEL STOP 11 L© -L X- S 6X41 15 �� 70.00 NN �7 P. n- S 63°41'15" W 45.3T � I�� CONSTRUCT AREA DRAIN PER DETAIL 1 ON SHEET 1 S 63°41'15" W 70.00' 227.5 TW 220.29 TOX 227.9 TW 7220.90 FS 220.65 FS 220.52 FS EXISTING POWER POLE \\ � .711 (219.68 FL) 22 1.0 EG ELECTRIC POWER TO BE 12 CONSTRUCT VALLEY GUTTER PER CPD STD NO 112 RELOCATED UNDERGROUND / 222 TP BY OTHERS. 227.0 TW EASEMENTS: DEMOLITION NOTES AND QUANTITIES ESTIMATE: (NUMBERS INDICATE EXCEPTION NUMBERS PER LEGEND: DESCRIPTION PRELIMINARY TITLE REPORT DATED 1-31-19. CENTERLINE T.C. TOP OF CURB (99.9) EXISTING ELEVATION IZI��I-Z!�lI--Z EXISTING BLOCK WALL PALM EXISTING BUILDING ADA PATH OF TRAVEL E' PROPERTY LINE F.L. FLOW LINE 99.9 PROPOSED ELEVATION PROPOSED BLOCK WALL RD O1 DEMOLISH AND DISPOSE EXISTING BLOCK WALL H.P. HIGH POINT E.P. EDGE OF EXISTING PAVEMENT 0 PUBLIC UTILITY EASEMENT PER MAP BOOK 34 - _ - PROPERTY LINE/ RIGHT-OF-WAY 310� SHEET FLOW ROOF DRAIN 4 PAGE 8-9. G.B. GRADE BREAK T.P. TOP OF PAVEMENT ��� HEDGE E.G. EXISTING GROUND T.G. TOP OF GRATE CENTERLINE O2 REMOVE EXISTING TREE, SEE LANDSCAPE PLANS F.G. FINISH GRADE INV INVERT ELEVATION (99) EXISTING CONTOUR m IRRIGATION CONTROL VALVE ® AREA DRAIN EASEMENT GRANTED TO CALIFORNIA ELECTRIC POWER F.S. FINISH SURFACE G �" CHISELED ON CURB 99 FINISH CONTOUR WM WATER METER TREE FENCE s T 1 O3 REMOVE EXISTING WOOD FENCE COMPANY, BOOK 2197 PAGE 100. FF FINISH FLOOR ELEVATION IS] 'S" CHISELED ON CURB DRAINAGE SWALE PAD PAD ELEVATION ME ® WATER VALVE M CURB INLET P PLANTER [E] E" CHISELED ON CURB ����� �MP EXISTING SLOPE BUSH SITE BENCHMARK: VCP VITRIFIED CLAY PIPE �� FINISH SLOPE PP POWER POLE O4 REMOVE EXISTING HEDGE, SEE LANDSCAPE PLANS T.W. TOP OF WALL o POST L.P. LOW POINT DIP DUCTILE IRON PIPE --------------------- EXISTING CURB AND GUTTER r TAG LS 5292 ON TOP OF CURB AS SHOWN ON PLAN LAT LATERAL O i i FUTURE SIDEWALK O B/W BACK OF WALK RETAINING WALL/DEEPENED FOOTING MH SEWER MANHOLE © CABLE TV RISER L-----J 5 SAWCUT EXISTING ASPHALT ELEVATION = (220.25) R/W RIGHT-OF-WAY MH MANHOLE EXISTING RETAINING WALL/DEEPENED FOOTING D/W DRIVEWAY INV INVERT O6 REMOVE EXISTING BUSH SITE BENCHMARK.• T.S. TOP of SLAB M.E. MATCH EXISTING T.O.X. TOP OF CURB CUT O7 DEMOLISH AND DISPOSE EXISTING AC PAVEMENT INDICATES THE BENCHMARK AT THE SITE WHICH THE ENGINEER OF RECORD SHALL USE TO CERTIFY PAD ELEVATION AND FINAL GRADING CERTIFICRECORDATION. THE OF ANY DISCREPANCIES BETWEENR SHALL OTIFY THE ENGINEER OF THIS BENCHMARK AND THE ANY MODIFICATION OF THIS PLAN MUST BE FOR CITY USE ONLY DWG FILE: 162LPGP01 CITY PERMIT #: CITY ISSUE DATE: LAYOUT: PGP02 BENCHMARK USED BY N OF CONTRACTOR DESERT CPD#0120 GRADING. APPROVED BY THE CITY PRIOR TO CONSTRUCTION R PRIOR R JOB NUMBER: 162E-001 �� BENCHMARK: ENGINEER CITY ENGINEERS SEAL CITY OF PALM DESERT PLAN CHECKED BY: D 1 ELEVATION: NAVD88 DATUM: MARK BY DATE REVISIONS APPR. DATE �CFESS/ Feiro Engineering Inc. DEPARTMENT OF PUBLIC WORKS CITY OF PALM DESERT n SHEET L LOCATION: Q PRELIMINARY GRADING PLAN of ����0 Pip K. F�c.��� 0 2" BRASS DISK SOUTH SIDE OF PALM DESERT DR. SOUTH, 302 7�060 Gerald 1 ord Drive. Suilc � APPROVED BY: CIVIL DIAL TWO WORKING Fr EAST OF CENTERLINE OF SHADOWHILLS RD. IN TOP OF CURB y o' 'm "�,�'rt, < <� `�"' 1 LOTS 22 23 & 24 PALM DESERT ESTATES UNIT No. 2 2 BEFORE DAYS BEFORE Z j.�'E. I R ( �v)) m1 mw-) �1\\�v Jci l°o.ncl- ' ' ' SHEETS EAST SIDE OF DRIVEWAY TO DEL TACO OUTLET, FLUSH. c� No.C52260 r� YOU DIG YOU DIG &I TRAFFIC PER MB 34/8-9, O.R.; APN 627-126-008 & 627-126-009 BASIS OF BEARINGS: * * PREPARED UNDER THE DIRECT SUPERVISION OF: CITY FILE NUMBER TOLL FREE 1-800-227-2600 d'j C1V��. �Q BO CHEN DATE ______ Abronia Trail Palm Desert, CA. 92260 A PUBLIC SERVICE BY CENTERLINE OF ABRONIA TRAIL '4�CFF DATE: CITY ENGINEER UNDERGROUND SERVICE ALERT N 63.41 15 E, PER MB 3418-9 Ronald K. Feiro R.C.E. NO. 52260 R.C.E. 64819 LANDSCAPE SECTION A —A PL 225.0011225.00 220.0 --- — — -- — — — — — — — —' — — — —_=_220.00 �6 r1l1�- 2150+00 0+10 0+20 0+30 0+40 0+50 0+60 0+70 0+80 0+875.00 PROFILE SCALE: 1 " = 10' HORIZONTAL 1 " = 10' VERTICAL Section B—B CMUT'NG WALL 2 PROPOSED F WISH5 O SURFACE 2q 221.25 FF �— 220.75 PAD 2 ------ 6 ' 1f 2 . 0+10 0+20 0+30 0+40 0+50 0+60 0+70 0+80 0+90 1 1+10 1+20 1+30 .00 0+00 1+00 1+38 PROFILE SCALE: 1 " = 10' HORIZONTAL 1 " = 10' VERTICAL LEGEND: CENTERLINE T.C. TOP OF CURB (99.9) EXISTING ELEVATION IZT7--LZ7-7-Z-I--Z EXISTING BLOCK WALL PALM EXISTING BUILDING ADA PATH OF TRAVEL PROPERTY LINE F.L. FLOW LINE 99.9 PROPOSED ELEVATION PROPOSED BLOCK WALL RD H.P. HIGH POINT E.P. EDGE OF EXISTING PAVEMENT PROPERTY LINE/ RIGHT-OF-WAY T. 8-- 4J\�^�/\✓ G.B. GRADE BREAK P. TOP OF PAVEMENT CENTERLINE "0--- SHEET FLOW O HEDGE ROOF DRAIN E.G. EXISTING GROUND T.G. TOP OF GRATE (gg) EXISTING CONTOUR m IRRIGATION CONTROL VALVE F.G. FINISH GRADE INV INVERT ELEVATION ® AREA DRAIN EASEMENT GRANTED TO CALIFORNIA ELECTRIC POWER FENCE 6 F.S. FINISH SURFACE [G) �" CHISELED ON CURB 99 FINISH CONTOUR WM WATER METER TREE COMPANY, BOOK 2197 PAGE 100. FF FINISH FLOOR ELEVATION DRAINAGE SWALE PAD PAD ELEVATION IS] S" CHISELED ON CURB ME ® WATER VALVE M CURB INLET P PLANTER [E] E" CHISELED ON CURB TOPEXISTING SLOPE BUSH SITE BENCHMARK: T.W. TOP OF WALL VCP VITRIFIED CLAY PIPE I I T-T-MP FINISH SLOPE PP POWER POLE o POST DIP DUCTILE IRON PIPE EXISTING CURB AND GUTTER r L.P. LOW POINT FUTURE SIDEWALK TAG LS 5292 ON TOP OF CURB AS SHOWN ON PLAN B/W BACK OF WALK LAT LATERAL RETAINING WALL/DEEPENED FOOTING MH SEWER MANHOLE © CABLE TV RISER L------ ELEVATION = (220.25) R/W RIGHT-OF-WAY MH MANHOLE EXISTING RETAINING WALL/DEEPENED FOOTING D/W DRIVEWAY INV INVERT SITE BENCHMARK.• T.S. TOP of SLAB M.E. MATCH EXISTING T.0.X. TOP OF CURB CUT INDICATES THE BENCHMARK AT THE SITE WHICH THE ENGINEER OF RECORD SHALL USE TO CERTIFY PAD ELEVATION AND FINAL GRADING CERTIFICATION. OF ANY DISCREPANCIES BETWEEN PQP NOTIFY BENCHMARK AND THE ANY MODIFICATION OF THIS PLAN MUST BE FOR CITY USE ONLY DWG FILE: 162L01 RECORD CITY PERMIT #: CITY ISSUE DATE: LAYOUT: PGP02 BENCHMARK USED BY N OF PANTRACTOR PRIOR LM DESERT CPD#0120 GRADING. APPROVED BY THE CITY PRIOR TO CONSTRUCTION R PRIOR R JOB NUMBER: 162E-001 r2q � BENCHMARK: ENGINEER CITY ENGINEERS SEAL CITY OF PALM DESERT PLAN CHECKED BY: CITY OF PALM DESERT D 1 LOCATION:ELEVATION: NAVD88 DATUM: MARK BY DATE REVISIONS APPR. DATE �CfESS/ Feiro Engineering Inc. DEPARTMENT OF PUBLIC WORKS Q SHEET 2" BRASS DISK SOUTH SIDE OF PALM DESERT DR. SOUTH, 302 ����P�,� K. FF � 75060 Gerald Ford Drive, Suite 3 APPROVED BY: CIVIL PRELIMINARY GRADING PLAN DIAL TWO WORKING FT EAST OF CENTERLINE OF SHADOWHILLS RD. IN TOP OF CURB o �o'o` ilia Palm Desert, Ca w.fei LOTS 22 23 & 24 PALM DESERT ESTATES UNIT No. 2 of BEFORE DAYS BEFORE EAST SIDE OF DRIVEWAY TO "DEL TACO" OUTLET, FLUSH. G No.C52260 rZi (760) 346-8015 www.feiro.net ' ' ' SHEETS 3 YOU DIG YOU DIG W � FE I ISO PER MB 34/8-9, O.R.' APN 627-126-008 & 627-126-009 11�� BASIS OF BEARINGS: * *� PREPARED UNDER THE DIRECT SUPERVISION OF: TRAFFIC ' CITY FILE NUMBER TOLL FREE 1-800-227-2600 . �Q BO CHEN DATE _----- Abronia Trail Palm Desert, CA. 92260 �+�V�� A PUBLIC SERVICE BY CENTERLINE OF ABRONIA TRAIL '4�� I DATE: CITY ENGINEER UNDERGROUND SERVICE ALERT N 63.41 15 E, PER MB 3418-9 Ronald K. Feiro R.C.E. NO. 52260 R.C.E. 64819 LANDSCAPE U o '0 CPRELIMINARY LANDSCAPE PLANSFOR THE : CD QO o@) 0 — O APARTMENTS 0c: ABRO TRIIII1111111111111..........iiiiillllillA I L .11111111 NIA � U Eo U — o1, N c'? 0 c p CO E LOT 2ABRONIA TRAIL 9) � � �PALM DESERT , CALIFORNIA ,�E�T P�Co•315� b'�C Project: 00o `' o u �- ABRONIA TRAIL APARTMENTS w NIA3�/A EX/sTiNG�ROTEcr INP�QCE .�i LOT 23 ABRONIA TRAIL w ABRONIA TRAIL PALM DESERT, CA 92260 W (219.52 TC (2I9.03 TC EXISTING CURB & GUTTER (218.I8 TO (218.89 FL) EXISTING CITR S l9./0 EG (2I8,J9 FC) (2/8.60 TO (217.58 FL) TO REMAIN( (2I7.98 FC) ADJACENT CITRUS _--- OUTS/DE OF PROPERTY — Client / Owner: U • LINDQUIST DEVELOPMENT CO., INC el j220 Z Q P.O. BOX 42135 ON-SITE 105 sf.CU <220.2o EG) LANDSCAPE AREA PORTLAND, OR 97242 0 N 285 sf.cu ��9 STULINDQUIST@GMAIL.COM 0 0. U N Z (219,/0 EG) o � • (220,74 I toQ (2I9.70EG) ��9., Architect: W O '• 5 TC) EXISTING WASHING TON/A cu 00 Sf. z 2'X�"REDWOOD Z/t�298"20 FL) / CONNECT ARCHITECTURE F/L/FERA PALM, TO REMAIN I 2-STORY BUILDING 1300 LANDSCAPE HEADER / 4072 WILLIAMS AVE. STE. A PROTECT IN PLACE (TYPICAL) / 0 O @ 06 4 RESIDENTIAL U T sf. / PORTLAND, OR 97227 J 0- I U REMOVE 2 EXISTING LOT 24 / LOT 22 (PROPOSED) wASHiNGTONiA RoausrA (VACANT) ( 503) 367-8057 W M cr (220.7/ FS) PALMS i' / LAURIE@CONNECTARCHITECTURE.US W (219.4 0 TOX) W N (EXISTING BUILDING :'' ;: (219.70 EG) (218.79 FL) // Q = & IMPR0 VEMEV TSB : ' > W 310 sf. LOT (2/9.50 EG) / XO ! W r Z CU (VAC�INT� CONCRETE WALKWAYS -219 / (220.67 FS) I (TYP/CAL) / Land Surveying: 00 FEIRO ENGINEERING INC.01 (n o CAST IRON TREE GRATE ADA / P.O. BOX 12980 ' , • ;:.'_ �`'' " COMPLIANT (TYPICAL) V / W :,; a .•::. \ ADA SIGN � � � i / PALM DESERT, CA 92255 Q ~ 760 346-8015 Z J • ; '•. :`> ©,? ?T • +' "•:'. • PROPOSED COVERED PARKING :•_ .; .' WWW.FEIRO.NET J :•:�ti ,i ., .ti• _ »e , .. '•' ,' _ x \ ADA STALL Z I •':`'...,: ••,'/'�V�l rv'.., i •�, t.,l :.•"• J Y[y ••wYQ?r/BEEP,`, .,• i•�,.••. �-,...' _ ^ .4 ' y -r- _., _ __ r , ...;,: •. :r I s P> `� r `• (219.37 FL) Landscpe Architect: t:;.:; ''' ;,:•:.�''y; :?,: i� �:: '� ; �' :;:: axis; :_ ', arisiNs ';.,': '� "_` / KEVIN GROCHAU LANDSCAPE ARCHITECT Pa�a,� ,., tt/inl '' �• ::;' 2680 HEMLOCK AVENUE co,00 -'�_, • "•• MORRO BAY, CA 93442 Y Y PROPERTY LINE (220.29 TOX> / ( 760) 413-3190 0 / KEVIN4LEAF GMAIL.COM W (220,00 EG) (220.52 EG) (22I.00 EG) (2/9.68 FL) / @ I- N a ON-SCA EXISTING t6' MASONRY O 8' � 6r �21 64' � LANDSCAPE PROPERTY LINE WALL o AREA 'TYP' PROTECT IN PLACE cLu o VICINITY MAPco / z C) z �_ GRAPHIC 5CALF / , Q S&4q Dr S w O i W F'Carez Way - w " > z () Z 7 Fib~, g Z (n W O PRELIMINARY LANDSCAPE SITE PLAN = w m �� z Village Court Y y t a e�` V 9 v O 0 > O Palm Desert W L)Dornirro's Pixxa Ruth's Chris Steak House C) Q 0 WATER CONSERVATION STATEMENT: LANDSCAPE PROJECT DATA: HIGHWAY"TfT""' °r:r•r, r •:ate aD Eurekal w w W J Bank of America with ecutive Ur ant Care U) THE LANDSCAPE ARCHITECT HAS REVIEWED THE CITY OF PALM DESERT'S ENVIRONMENTAL LANDSCAPE AREAS = IRRIGATED AREAS SHEET INDEX DrivethruATM�� ���:b SITE � w w Z9 NOD1302 BOTH PERON TITLE 24 AND TAINING TO WATER OACHELLA VALLEY WATER DISTRICT'S EFFICIENT LANDSCAPE ANDIRRIGATIONRDINANCEDES DESIGN ON-SITE CU LANDSCAPE AREA, SQFT = 1,200 TITLE SHEET & SITE PLAN L — Qm � P�� n�m:or REQUIREMENTS. THESE PRELIMINARY LANDSCAPE PLANS ILLUSTRATE SPACING AND PLANT (Common Use Areas 4-Units x 300 req.) PRELIMINARY PLANTING PLAN L — 2 p � �5 0�� � w �r�fiw..,:,. SELECTIONS IN CONFORMANCE TO CITY AND CVWD REQUIREMENTS. ON-SITE OTHER LANDSCAPE AREA, SQFT = 338 0 i�n a Candlewood Si_ � IRRIGATION ZONES DEFINED IN PLANT LEGEND ON SHEET L-2 SHALL BE SPECIFIED IN OFF-SITE LANDSCAPE AREA, SQFT TOTAL LANDSCAPE AREA, SQFT = 2,655193 s„,tlow{tee41 rreppartr@eor° DRAWN = G��k CYiCtirYS GREATER DETAIL AND DESIGNED TO CITY AND CVWD REQUIREMENTS ON THE PROJECT � � z K.G. IRRIGATION PLANS. 2. M , WUCOLS REGION = #6 LOW DESERT P�o a� w ce��� Rnrrenn 9r ETo PER CVWD ZONE #2 = 58" / YEAR n � PapPerpuss� �_ CHKCCjKED Ia;rFP�IRWAY DRIVE rs:rwey0, O SUNSET ZONE = 13 - DATE NOT TO SCALE 08-08-20 SCALE Important Notice — Underground Service Alert as noted on plan g�FORE ro SECTION 4216/4217 OF THE GOVERNMENT CODE Ga REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE LEGAL DESCRIPTION: CITY OF PALM DESERT JOB NUMBER 202037 ISSUED BEFORE A 'PERMIT TO EXCAVATE' WILL BE VALID. LOT 23, # U � FOR YOUR DIG ALERT IDENTIFICATION NUMBER CALL MB 34/8-9 SHEET UNDERGROUND SERVICE ALERT TOLL FREE AT 1-800- APN 625-126-008 NEW BUILDING 227-2600 TWO WORKING DAYS BEFORE YOU DIG. BASIS OF BEARINGS: ABRONIA TRAIL APARTMENTS CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS CENTERLINE OF ABRONIA TRAIL LOT 23 ABRONIA TRAIL, PALM DESERT, CA 92260 AT THE JOB SITE AND NOTIFY THE LANDSCAPE ARCHITECT OR N63 41' 15" E, HIS REPRESENTATIVE OF ANY DIMENSIONAL ERRORS,OMISSIONS PER MB 34/8-9 OR DISCREPANCIES BEFORE BEGINNING OR FABRICATING ANY WORK. REFER TO CIVIL DRAWINGS FOR HORIZONTAL AND REFERENCE SURVEY PREPARED BY CONTACT: KEVIN J. GROCHAU W.O. OF 2 SHEETS VERTICAL DATA. FEIRO ENGINEERING ON 04-04-19 KGLA (760)413-3190 NA U o ABRONIA TRAIL PLANT LEGEND SELECTED IMAGES = EXISTING Cl TRUS WATER USE CLASSIFICATION Q 0) EXISTING CURB & GUTTER L TO REMAIN (2) CITY WUCOLS I CONTROL N _ • } QO O � SYMBOL BOTANICAL/ COMMON NAME I QNTY. FSIZE DESERT ZONE r Y - � • : N N TREES & PALMS .� c O > <d a • ACACIA STENOPHYLLA 2 24" Box Low-Mod Low 1 V/ 0 a •� • Shoestring Acacia q: a -- Sonoran Palo Verde (Palo Brea) U � • C RCIDIUM PRAEC OLn (MM) ° d ° II IIIIIIIIIIIII ° tt \ / \ / _\ II ter\ e • """"t""""""' � � � � � � ACACIA WALARDIANA 4 24 Box Low-Mod Low 1 C� � 1 .Ia 101 I d Palo Blanca (Willow Acacia) , r • d �. — — E 1 'cn CERCIDIUM PRAECOX 4 24" Box Low Low 1 d� d `' • — Sonoran Palo Verde (Palo Brea) • N\�CCT IL • G b W WASHINGTONIA FILIFER, California Fan Palm Q� �'° o ' • J CITURS SPECIES 1 24" Box Mod-High Mod 2 N i Orange to be selected) 2 existing o LIVING LIVING % a RM RM ="t (2 �,/v a � WASHINGTONIA FILIFER 1 existing High Mod 2 '� � �:. „ a California Fan Palm' ` 8d ENTRY ENTRY KITCHEN KITCHEN + JUSTICIA SPICIGERA, Mexican Honeysuckle III e °, 'd SUCCULENTS, GRASSES & ACCENTS U r a. ` j + ° 4 BATH BATH JUSTICIA SPICIGERA 14 5-Gal. Low-Mod Low 4 d Mexican Honeysuckle BED BED LEUCOPHYLLUM LANGMANIA 6 5-Gal. Low-Mod Low 3 O N U RM d s` RM 'Rio Bravo' Texas Ranger �g 64 LOT 23 � � I SALVIA CLEVELANDII 1 5-Gal. Low Low 4 < ` r Cleveland Sage z 0- " W U ' - TECOMA STANS 'Gold Star' 2 5-Gal. Low-Mod Mod 3 LEUCOPHYLLUM LANGMANIA, 'Rio Bravo', Texas Ranger ° Yellow Bells c 'co I` BATH BATH E BED I` MASTER — VITEX ANGUS-CASTUS 1 15-Gal. Low-Mod Low 3 � —�� l� Chaste Tree O O J MECHANICAL UNITS ad \j M l _ • / - Cr wNC d SUCCULENTS, GRASSES & ACCENTS � o DC • W lG` • � '° \ AGAVE PARRYI 6 5 G I Low-Mod Low 4 x acn° • d Parry's Agave TECOMA STANS 'Gold Star', Yellow Bells ~ M • •_ • • • AGAVE VILMORINIANA 1 15-Gal. Low-Mod Low 3 O Z ®ADA SIG Octopus Agave ALOE 'BLUE ELF' 13 5-Gal. Low-Mod Low 4 Z Blue Elf Aloe J J Q i 7 BOUTELOUA GRACILIS 31 5-Gal. N.A. Low 4 L_ Blonde Ambition Grass J W z I..L DASYLIRION WHEELERI 7 15-Gal. Low-Mod Low 4 W /• _ Desert Spoon ADA STALL 1 , PROPOSED COVERED PARKING �I Yuc ca HESPERALOE PARVIFLORA 4 5-Gal. Low-Mod Low 3 BOUTELOUA GRACILIS, Blonde Ambition Grass I3 15-Gal. Low-Mod Low 3 PACHYPODIUM LAMEREI '� Madagascar Palm rs�, m `' • ' �� 711111111111 � v ' ' : : ' : .• .r' " : ' • • PERENNIALS & GROUND COVERS ` ,• 1 �� �:_ a CN 0) • , Q BAILEYA MULTIRADIATA 15 1-Gal. Low Low 4 Desert Marigold HESPERALOE PARVIFLORA, Red Yucca W DALEA CANTATA 3 5-Gal. Low Mod 4 U) a = Sierra Gold Dalea Z zaf — ' ' • MELAMPODIUM LEUCANTHUM 5 5-Gal. Low Low 4 "` O Q ,.• , . - �� Blackfoot Daisy f cn w i0 w ,� > Cn Z U z • '• • •. .. • r 'y r - d W L z o PROPERTY LINE 'J ° U VINES & ESPALIERS `` ,f; y ;' o < a af MACFADYENA UNGUIS-CATI 11 15-Gal. Low Low 4 D.G. DECOMPOSED GRANITE, DESERT GOLD. 2" DEPTH W MIN. LOW DESERT ROCK SUPPLY (760) 272-4319 � z Cat's Claw Creeper Q W J (n W a .i' ..'v'. W PRELIMINARY PLANTING PLAN V c � = t. IWI I I w 0 4' 8' 16' 32' DRAWN CRUSHED GRAVEL3/4" CHAMOISE BEIGE. 2" DEPTH MIN. K.G. LOW DESERT ROCK SUPPLY (760) 272-4319 CHECKED 2' 6F/WHIC 5c&' K.G. DATE 08-08-20 SCALE Important Notice — Underground Service Alert Off' as noted on plan g�FORE ro SECTION 4216/4217 OF THE GOVERNMENT CODE Ga REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE LEGAL DESCRIPTION: CITY OF PALM DESERT JOB NUMBER 202037 ISSUED BEFORE A 'PERMIT TO EXCAVATE' WILL BE VALID. LOT 23, # U FOR YOUR DIG ALERT IDENTIFICATION NUMBER CALL MB 34/8-9 SHEET UNDERGROUND SERVICE ALERT TOLL FREE AT 1-800- APN 625-126-008 NEW BUILDING 227-2600 TWO WORKING DAYS BEFORE YOU DIG. BASIS OF BEARINGS: ABRONIA _rRAI L APARTMENTS CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS CENTERLINE OF ABRONIA TRAIL LOT 23 ABRONIA TRAIL, PALM DESERT, CA 92260 AT THE JOB SITE AND NOTIFY THE LANDSCAPE ARCHITECT OR N63 41' 15" E, L � 2 HIS REPRESENTATIVE OF ANY DIMENSIONAL ERRORS,OMISSIONS PER MB 34/8-9 OR DISCREPANCIES BEFORE BEGINNING OR FABRICATING ANY WORK. REFER TO CIVIL DRAWINGS FOR HORIZONTAL AND REFERENCE SURVEY PREPARED BY CONTACT: KEVIN J. GROCHAU W.O. OF 2 SHEETS VERTICAL DATA. FEIRO ENGINEERING ON 04-04-19 KGLA (760)413-3190 NA N 63°41'15"E(BASIS OF BEARINGS) 219.97 TP ABRONIA TRAIL 7�718.98 TP '��218.�J7TP (220.25 TAG L S 52 92) �/y THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND SITE BENCHMARK �`L`�� �1 MAY NOT BE DUPLICATED OR USED WITHOUT ��� THE WRITTEN CONSENT OF THE ARCHITECT. 220.15 TC EXISTING CURB & GUTTER (219.50 FL) 219.52 TC 219.03 TC (218.89 FL) 218.60 TC 218.18 TC CONSULTANT (E)TREE (218.39 FL) o Z(217.98 FL) (217.58 FL) 217.09 FL U R S E - F U 5 ID A / - - ,I - - - \ / If L, ti (E)TREE ° / T - - - - - - - - - - - N 63°41 E 70.00 S 63°41'15"W 70.00' / o 2 o a STEP BLOCK WALL DOWN 63°41 15 W 64.98 / TO 40"H 15'FROM CURB, \ _� J o _ ° o EACH SIDE 0 EX.STAIRS ° ao �. •\ / m \ - X Cz 4=116°12'55 � � I q ° � R=20.00' 8' 0" SETBACK 1'3" 17' 10 1/2" 1T 101/2" - 8' SETBA K = 221.26 FF C L-40.57 \ I II I I v II p I 2D. 18.85 TC �lry g:g (218.20 FL) PARAPET ��// ° NEW 64"H / EX. COLUMN TYP. NEW 4-P L EX BLOCK WALL / w N v NEW 64"H / L BLOCK WALL o o ° / Z (218.67 TPLL / / cn p PLUMBING N ° ° ° w (E)TREE ti VENT,TYP. ° ° ! z �� / Qotf / ro 1�I4"SLOPE I � / � Q � SOLAR MIN.,TYP. J -A -- o w i Z c0 / N F M / L 2`211 I �� READY d o O oROOF ROOF DRAIN& (EXISTING RESIDENCE) I 0 z OVERFLOW TIED TO , a, rn STORM SEWER ° 41 LOT24 219.40 TC o a v o (VACANT) / 218.79 FL 219) - MECHANICAL UNITS 8.8 i (221.25 FF) LA \ 4'H CMU SCREEN % 219.13 TP coN ALL VISIBLE METERS o f M v z � / LU -Nolla °(N)CONC°SIDEWALK,ADA a ° i i ° LU COfu111 1AN°T TO°fRASH ENCLOSURE �� ~ X ADA SIGN I I / i L L- CD ' a v/ / }, CNfl o N N �(221.35 FF) I ICLOS�1 R EX. CARPORT/BALCONY 1 2 3 4 5 E I hh� rn N o 0 \ I I I G I J o f EXISTING CC Q rn EXISTING SHED ° a I G E U 0 `, ' -►_ :. _ �I ,118" 5'-4'9 8 9'0" 9 0" 9' 0" - 6 _8,. CURB & �/ / +-+ - W w o ° GUTTER = - -0 � w cn �a� ° ° I I �� � Q o m o o o (N) COVER D PARKING a / � N cn Cl) / I I o o OI Y' i. ° ADA COMPLIANT ' W/ASPHALT PAVING / � o w � CN Z ° m 0) w w - - - J �'rr _ a a 1 ° a o SLIDING DOORS 4 9' x 18'-6" STALLS I , .11 �- M ADA STALL (1) 8'-6" X 18'-6" STALL I ° A 219.97 TOX - - - - - - - - - - - - - - - - - / (219.37 FL / DRAWN BY Author - - - - - - - - - - - I ` CHECKED BY Checker 53'6118 v SET ISSUE 6'H U TRASH ENCLOSURE / - I VERI Y SIZE OF DUMPSTERS Ico i �' III / 219.73 TP EXISTING EDGE OF PAVEMENT I i N / \ -------- - - - - - - - L - (N)ASPHALT PAVING �h i t �-- 00 \ I / Oi v L' S63°41'15"W' 70.00' 37 � � / ' ® S 63°41 15 W 70.00 S 63°41'15" W 5.37 - - - - - - (E)2' 3"H WALL _ 220.29 TOX / SHEET TITLE I i� 7- (219.68 FL) 220.02 TP / SITE PLAN / ' ROOF PLAN \\ SHEET NUMBER 1 SITE PLAN A0.02 SCALE: 1/8"= V-0" AOmO2 NORTH 1 1 A2.01 A2.01 49'-8" THESE DRAWINGS ARE THE ORIGINAL 49 $ UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT A B tr A B C D E THE WRITTEN CONSENT OF THE ARCHITECT. 17'-101/2" 13'-1 17'-101/2" 17' 10 1/2" 13' 11' 17' 10 1/2" CONSULTANT I 6'-111/2" 6'-11112" I I � 6'-11112" � 6'-11112" � I IL I I I I I I I 1 I I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - $1-011— - - - - - - - - - - - - - - - - - - - - - - UP 1 1 oo 01 c� v C.0.02 A3.02 NN N LIVING RM LIVING RM N LIVING RM LIVING RM 103 203 01 01 303 403 04 `V O ti Q N N ui ENTRY 02 ENTRY _ ENTRY 02 ENTRY ~ 2!! KITCHEN 101 201 KITCHEN KITCHEN 301 401 KITCHEN o 102 N 302 402 0 0 202 - - - a o - - - - - - �E O O ° ° - - - O O i o 00 C CLO. CLO. - - O - - - - - CLO. CLO. ° ° °° 0 O Q 3 3 z � � M 1 A2 02 Lo o A2.02 < > 03 `V 05 05 0 4 - 1 BATH 0 04 42 04 04 / BATH 04 04 — O ` BATH ` 2. 2 30 10 BATH 408 CLO. BED RM 03 BED RM CLO N BED RM . BED RM N 304 CLO. 104 LAUNDRY 204 LAUNDRY 404 107 L U�1 n 0 Y � 307 L ON Y D1 01 f�107 _> aAl- D a - WIH CW/H N0o 03 (a cl� 4 4 LL UTILITY AREA (EXTERIOR CU'S o4 � Q CD 04 - AS SHOWN IN SITE PLAN. o N 03 0 MINISPLITS LOCATED IN CLG) 03 o BED RM CLO. BATH RM MASTER BATH MASTER co 0� 01 BED RM CLO. BATH RM MASTER BATH MASTER +� o aD ui ui N o 105 0 106 206 O 205 = 305 0 306 406 405 N o Z N \ N r � / N 2 o w W 2 r-- a- CIO —A M A3.02 Fe) A3.02 05 05 05 05 DRAWN BY Author loom CLO. - - - - - CLO. 01 CLO. CHECKED BY Checker CLO. SET ISSUE N 5 MECHANICAL UNITS 2 1 ?2__ 1 A3.01 A3.03 A3.01 A3.03 SHEET TITLE 2 2 A2.o1 A2.01 LEVEL ONE PLAN LEVEL TWO PLAN �O2 1 GROUND FLOOR PLAN 2 SCALE: 1/4"=1'-0" 2 FLOOR PLAN LEGEND � LEVEL SCALE: 1/4"= 1'-0" O SMOKE DETECTOR SHEET NUMBER • CARBON MONIXIDE DETECTOR VENTILATION FAN Alm0l 1 A 2 A3.03 D E E D (:c .03 B 2 A3.01 A3 A3.01 A THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. T.O.PLATE 2 T.O.PLATE 2 19' - 31/4" 19' - 31/4" CONSULTANT 08 08 O \[DO5 05 /nnr, 606 06 06 06 06 06 06 LEVEL 2 10' - 2 1/8" O illr 10'E2EL82 T.O.PLATE 1 T.O.PLATE 1 a) 9' - 1 1/8" 9' - 1 1/8" ART PANEL @ L 7 LN LV ART PANEL @ os os SPANDREL TYP. 05 06 06 SPANDREL TYP. 06 06 os 06 O O O O O [LID LEVEL 0 LEVEL 1 0 - 0 11_ 0 11 FLAT MTL PANELS TYP PNT STL MESH PANELS LARGE ART PANEL @ FLAT MTL PANELS TYP MECHANICAL UNITS FLAT MTL PANELS TYP @ GAURDRAIL ENTRY ti Q N W ti �_ rn Z C/) O 07 O w Q � J O I` 1 NORTH ELEVATION 2 SOUTH ELEVATION 00 A2.01 SCALE: 1/4"=1'0" Q A2.01 SCALE: 1/4"=1'-0" Z � co ti cYi �o O 1 A3.02 2 3 A3.01 `� A3.02 5 5 2 4 1 3 2 1 1 A3.02 A3.01 A3.02 E N O m N T.O.PLATE 2 U_ T.O.PLATE 2 n 19' - 31/4" CD19' - 3 1/4" N Q rn oC"i O N � Q O ca U N 06 06 6 06 06 06 06 06 06 06 Cn w C/) N H C) CN E co [ifW CU O W ti 0- cYj LEVEL 2 10' - 2 1/8"/ LEVEL 2 DRAWN BY Author 10' - 2 1 CHECKED BY Checker T.O.PLATE 1 T.O.PLATE 1 9' - 1 1/8" SET ISSUE 9' - 1 1/8" ART PANEL @ AR PANEL @ ART PANEL @ 06 SPANDREL TYP. 06SPANDREL TYP. SPANDREL TYP. OO /n05 06 7n06 06 06 05 06 06 co co Ob A 00 IL 11 1 A V_��j I ti LEVEL 1 LEVEL 1 0' - 0" ' - 011 SHEET TITLE EXTERIOR ELEVATIONS s EAST ELEVATION a WEST ELEVATION A2.01 SCALE: 1/4"=1'-0" A2.01 SCALE: 1/4"=1'-0" SHEET NUMBER 2mOl 1002 1157-0 tom," 2 3-W&M.)i.Kj4w0 a —rr fr r-r•W- -rt, F U 5 ID A a o . — a — — — — — — — PATHWAY LIGHT foul PROPERTY LINE - - - - - - - - — - - ED - - t °' reran I THESE DRAWINGS ARE THE ORIGINAL a s :a F° $s � o MAY NOT BE DUPLICAUBLISHED WORK TED OR USED F THE I WITHOUTECT T s SPECIFICATIONS THE WRITTEN CONSENT OF THE ARCHITECT. - � *' Ideal For I Cl. ao. ❑ "+ Selectable Color 4 v' D o Temperallre CONSULTANT ons v *� Features 16 a • Selectable Color Temperatures (Soft White, Bright White, or Daylight) ° a Dimmable Q • UL/CUL Listed _- • FCC Compliant EW 4—PLEX - 5 Year Warranty z I 0 0 �. I N a�0 — W Benefits ' " � aIW ;ti; z } 0 — // Easily Select Soft White, Bright White or Daylight with a — �, f i Flip of a Switch. Preset or Adjust After Install. 1� I w F Fits Most 4" Recessed Cans and J-Boxes T\ a 0 -- � Select light color temperature two ways I 4a° (Switch located on the back of fixture) i70 574 Daylight Bright White Daylight ' iii I t5000K) ' iii (4000K) (5000K) 0 °' YLED MECHANICAL PATHWAYF J UNITS ° ° o ...h vU! . Toggle Three Times LIGNT11.d.�� • �. i9ff Bright white SLA" FINISH ° . N METERS j, + o- . ..■ —LLM Pill INTEGRATED '. y W CN bl e e 7 z ' e ~ a' 8AL - (6 q LE , � o TECHNOLOGY �" ° a N IVtE ° ° Specifications J o r I o I` — o RASH a - z '.:. .: is ° I Input Power watts Input Line Voltage Life Hours Q ti INCWS > Item Number np r (watts) p J J : CO °. a°' N c� 4 . 4 6 0 0 4/ 8 12 74 H 0 0 0 ° ,. ' . . .. •„ . ,.. . ..... .:.. . . . .: :. Lumens Lumen Efficiency (LPW) Housing � I �� Y 9 .0. 5 4. 8 _ 500 62 Flts 4" Housl r Standard J-Box M n o i BAY ° T. a 01 " V ° r� r I, i I a T I d i ,b. I I Bollard Fixture Entry and Carport Fixture LO - - - -. -'-. - - - - - - - > CD l'• I. co T : N T . • — — — — - - �-=- - - - — - - —:ram - - — t— Q O CC () N G cv — A/J E H LO �+ C) W w � ;. — - - — — ::. o N � CN = m w DRAWN BY Author 1 LIGHTING PLAN CHECKED BY Checker �O3SCALE: 1/8"=1'-0" SET ISSUE METAL (FINS, PANEL SIDING, ACCENT COLOR (DOORS) FOUNDATION WINDOW AND DOOR FRAMES STUCCO SIDING, PARAPET CAP TRELLIS E f � Y :r SHEET TITLE BENJAMIN MOORE BLACK (FACTORY FINISH) BENJAMIN MOORE BENJAMIN MOORE AMHERST GREY STORM CALM LIGHTING PLAN WL & EXTERIOR MATERIAL COLORS SHEET NUMBER A2n03 r{. IL 7-9w Ulm lim7' 1 tM •-� // 7 ;`1�r - .•.r~":.r _ - !'{4 � - it�I�\i All' 0 F- 5` ��¢y �1' -7.;•i•••'� .�K L�_ti'�-�:- JS�'�T v �\� � ��1q f, ��� �/�� � +l 1�4t�\'ir'fii . _ .. `�' q©. yl,. •'/l" __ .�! , _-,1.M is-S 1�-•.�1'� I+, — l� r1. ...--. _ R + 1 �. •u: ...mot.-. r R• _ !� - - • 'Odd WR - mug , r 111111/�� •�f I `'' �. F"• '•..•'•-' �, /�I �'�� '�; # ail � - H 4 - r �rRk • 5e: ��111 ,sty �/I/J I r •�. — r' y' r. R Id , r or _ • ---am v .f dw • .. bp `ti,.: � � ►� � I i+��\:;fir.■ I I, � 01 r({f_ I "WO MR ,qs�', '�'' -fir —: _ � � `A• ' �. � �l; �r 'r'•,.1� �14 � L•. ^e Ily:it�}+I'� ��x'� .,,I "•� �!i j !+� �{S�+��'� I '4 �! w � • • — `'/ '�{►/� � I'I-' �I!y � C�;l�� ��61j�' •'i � � � :;y�� �Inr•,:.,t, \U•.'� 'S{`�' � •I�;� ..'., i :,�r� - � r1`. - .:t+ ,.t I � �''� ��;.t II: � 'r 1 �-'_ � �' ��,�,� �' ;.11'.I y '11�. I �;� r� �� _ � • • ` iA�, - i r1. aor - �►+ 111'r-� �1j�?ll y �fl�_�11�� � ! � f►F��1 `��J �►`=111��, �11�r, 'j_ N / I /l /� �� /L`I1� • Il��� �` �1(� ♦1 � Ilk ��1;I� �is ram' 1 � `�/r� ` '�(r �• ~' �} �� 1 + ' • 1� } �,�off fI ������\,��'ff�� 1�i� �\ .r�� � • 1�i�\�•f{N ������\,r�/ �� � \��i•{�I •-� ���11��� ��)�,1�'1� 1�i ���+ rr•, (��' . , ��-� � \1� �f��`+r,�\1� 'lam/ �r - � � 1.1.E � � �Cy�� y�!�`'_�� `� �•w9� + :.f�� 1� -��� 1� ���� � .:. . .. • `+- IMIRMO- I 0,09r,- gel '-'Ian, r pa I Zi VIP • • u 1 1 • 1 t� .' •If'r•i�r`. - k ' '$ r r. •'r.r' •r1.�lk+a- - - - - �v '•Ili ��� II 6 1/2" 9 1/4" 4 1/2" 6 112" 1/2"G.W.B ADJACENT WALL WHERE OCCURS I} i VAPOR BARRIER 2x4 WOOD FRAMING 2x4 WOOD FRAMING \ � 2x6 WOOD FRAMING - 2x4 WOOD FRAMING ON SEPARATED PLATES � I i i THESE DRAWINGS ARE THE ORIGINAL 1l2"G W B 1/2"G.W.B 1/2"G.W.B UNPUBLISHED WORK OF THE ARCHITECT AND R-19 BATT INSULATION MAY NOT BE DUPLICATED OR USED WITHOUT 1 I 5/8"TYPE C GYPSUM BOARD THE WRITTEN CONSENT OF THE ARCHITECT. i 7/8"EXTERIOR CEMENT PLAST(R (MTL PANEL @ WINDOW SHROUDS) = U BATT INSULATION U co U I U SELF FURRING METAL LATH O .A O O 1 O I ' WEATHER RESISTIVE BARRIER CONSULTANT WALL SHEATHING V AIR GAP i 2x6 WOOD FRAMING \ - 77 WALL TYPE 1 EXTERIOR WALL 1 HR FIRE RATED PER: IBC TABLE 720.1(2) ITEM 15 1.3 WALL TYPE 2 PARTITION WALL WALL TYPE 3 WALL TYPE 4 PLUMBING WALL WALL TYPE 5 PLUMBING FURRING WALL 1 HR FIRE RATED PER: UL DES U341 a� L U L U L Cz RI GASKETED T.O. PARAPET FASTENE :�, ELEV +18'-5" V.I.F. 211 2 �If 22 GA. PRE-FINISHED METAL PARAPET CAP WITH FINISH FLOOR CONTINUOUS CLEATS. DRIVE 1/`,. I 5/8" .'LOCK SEAM @ JOINTS.SEE T&G SHEATHING MIN.23/32" ELEVATIONS FOR JOINT LOCATIONS. TYPICAL ti C14 11 7/8"I-JOINTS H rn � Z _ BATT INSULATION ILLco 0 MIN. 1 1/2" Cl w GASKETED W/NEOPRENE LU WASHERS,TYP. Q p SAM-2 UP AND OVER PARAPET J � — Z o MIN. .026"GALVANIZED STEEL CAP,OVERLAP ROOFING 2" ti FURRING CHANNEL WRB N c I` M 16" 5/8"TYPE C GYPSUM BOARD �, T oO 4'PROTECTION BOARD O.C. FLOOR FRAMING 1" INSULATION, IF REQUIRED 1 HR FIRE RATED CEILING PER:AMERICAN WOOD COUNCIL WIJ-1.1 COVER BOARD OVER RIGID INSULATION ROOF DETAIL _ o }� 04 — CV N 2'-0" CC Q DRAIN STRAINER DRAIN STRAINER U E } L+ 0 W r DRAIN FLASHING PLY DRAIN FLASHING PLY < � ? H o 0 Cq Cq E m 0- -4m REINFORCING PLIES (2) REINFORCING PLIES (2) 30 5 w PRIMED DRAIN LEAD, SET IN COMPATIBLE MASTIC PRIMED DRAIN LEAD, SET IN DRAWN BY Author RID COMPATIBLE MASTIC CHECKED BY Checker COMPRESSIBLE NEOPRENE COVER BOARD WATERTIGHT GASKET AROUND COVER BOARD SET ISSUE PERIMETER OF NOZLE TO CREATE WATERTIGHT SEAL. SEAL BETWEEN NOZZLE AND FLANGE FORM SUMP W/TAPERED FORM SUMP W/TAPERED PERLITE PERLITE LAMBS TONGUE OVERLFOW NOZZLE W/DARK BRONZE BODY&INTEGRAL ANCHORING FLANGE i SHEET TITLE O W NOZZLE,SEAL ' ' ` ASSEMBLIES EDGES OV DRAIN LINE, & TYPICAL DETAILS SLOPE TO NOZZLE ROOF DETAIL ROOF DETAIL SHEET NUMBER 33,720N, 116.370Wop 4L Y � t ■■■■■■■■■■�►_ '� �, --74425 A roniatl rail r�' '• •• I • I •' I • Al APO r dd x 5 ip AN y s • • f �� �r w� 1ti 20 ik X *r � .rr _ ' = `� 74� 25'+Abronia Trail r * Y • ,! R t 2 D ' d r " _ * Palm Desert, CA 92260 33.72°N, 116.37-W ■ • * 4 oL Ahr0 is Trail K � - ra y op.. •. v� = S �❑ 49'-8" A B C D E 17'-101/2" 13'-11" 17'-101/2" 6'-11 1/2" 6'-11 1/2" THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 1 I CONSULTANT I I I I I I I I I v I 1 8 I TYR N 2'-0" 2'-0" 3 a) N i A1.01 I � U N 2 I I '- � I I CV N I I 3 I I I I aN w � v) O C O co i 2 i Q � c.l I C ti A1.01 i = o z00 8 C) CO � � Lo 4 I I I I I I I I I I M I I c�a _ o � cuQ N co U 5 +� o (D w � � o o 04 0 04 C-4 m O w a- M 1 FOUNDATION PLAN A5.01 SCALE: 1/4"= 1'-0" DRAWN BY Author CHECKED BY Checker SET ISSUE C - EXT.WALL ASSEMBLY VAPOR BARRIER INT. PARTY WALL ASSEMBLY 2"RIGID INSULATION PT WOOD BOTTOM PLATE PT WOOD BOTTOM PLATE ANCHOR BOLTS ANCHOR BOLT(PER STRUCTURAL) (PER STRUCTURAL) LEVEL 1 LEVEL 1 d OI O11 O OI - oil Q d d 4 d d7 d. Q � � - 4 d ° �4 Q ° a � � d SHEET TITLE co GROUND PLANE d FOUNDATION PLAN CONCRETE FOUNDATION — a a a d d (PER STRUCTURAL) a g a a a CONCRETE FOUNDATION a - a _ ° -.a ° ° - (PER STRUCTURAL) ad a 2"RIGID INSULATION a a — VAPOR BARRIER 1 I I 1 1 111 1 I'I 2 Detail 1 3 Detail 2 SHEET NUMBER A5.01 SCALE: 1 1/2"=V-0" A5.01 SCALE: 1 1/2"=V-0" A5m01 CODE REVIEW 1 --- 1 City of Palm Desert Title 15,the 2015 IBC,2015 UMC,2015 UPC,2014 NEC and the 2016 CEC apply to 1 this project. 1 i, Desing Loads: 1 Seismic: D-Califonia 1 THESE DRAWINGS ARE THE ORIGINAL Wind: 110 mph UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USED WITHOUT LAND USE SUMMARY �� J �� THE WRITTEN CONSENT OF THE ARCHITECT. ADDRESS: 74425 ABRONIA TRAIL, PALM DESERT,CA CONSULTANT PARCEL NO. 625-126-008 °O 1 1 O° - LEGAL DESCRIPTION: TRA 018-324, PARCEL 23.ABRONIA TRAIL /ADDRESS TO BE ASSIGNED 1 1 ZONE: R-3 MULTIFAMILY TOWN CENTER NEIGHBORHOOD GENERALPLAN I a DESIGNATION: DOWNTOWN ZONING 1 W o0 1 DESIGNATION: DOWNTOWN EDGE TRANSITION OVERLAY(DE-O) SETBACKS: 8 FT SIDEYARD, 10 FT FRONT&REAR 1 1 COVERAGE: 75% 1 1 L OPEN SPACE: 300 SF/UNIT=1,200 SF 2,389 SF OF LANDSCAPING PROVIDED SITE AREA: 7,353 SQ FT - 70 FT x 105 FT LOT 65' 1 1 475' U BUILDING � � � � � � � � � � � � ca FOOTPRINT: 2,186 SQ FT(INCL.STAIR) 1 PROJECT INFORMATION CODE PLAN: EXITING LEVEL 1 A6.01 SCALE: 1/8"=V-0" A 4,393 sq ft(incl.exterior stairs)gross,sprinkled in accordance with NFPA 13R,two story Type V-B building located on Abronia Trail in Palm Desert,California. Gross floor area first level:2,144 sq ft Gross floor area second level:2,249 sq ft(incl.exterior stair) ti Each level has(2)two bedroom units,4 units total. w ILL H z At 200 gross occupant lead per TABLE 1004.1.2 there is a 10 person per floor occupant � 0 load,20 occupants total. O Clw 2i 0-1 Q O USE AND OCCUPANCY Q Proposed use: R-2-4,393 gross sq ft ti M Chapter 4 Special Requirements -,1- 0- o Section 406.3 private Garages and Carports Carports open on at least two sides. Floor surface non-combustible,asphalt permitted on ground plane. L 1 Chapter 5 General Building Heights and Areas - 1I 00 00 Table 504.3: - 1 1 I` � 'I 00 - Allowable Height:60 ft-Proposed:27.3 ft Table 504.4: 1 1 Allowable Stories:3-Proposed 2 1 1 Table 506.2 1 1 Allowable Area:7,000 sq ft per level-Proposed:2,249 sq ft 1 a 1 Chapter 6 Types of Construction O p Table 602: E Allows exterior walls in Type VB construction at a fire separation distance between 10 ft and 30 ft to have a fire resistive rating of 0 hours. CD _ o 0 FIRE PROTECTION 1 1 Q CD 1 1 'E " LO 903.2.8 Group R 1 O 1 — w N o N +-+ o L w An automatic sprinker system shall be provided throughout all building wtih a Group R fire area. $5' / 75� Q p 2 ~ o — J L - - - - - � E o w w 0 0 M EXITING Table 1004.1.2 2 CODE PLAN: EXITING LEVEL 2 DRAWN BY Author Maximum floor area allowance per occupant A6.01 SCALE: 1/8"=V-0" CHECKED BY Checker level 1 2,144 sq ft/200 gross Occ. Load=10 level 2 2,249 sq ft/200 gross Occ. Load=10 SET ISSUE Total R-2 4,393 sq ft Occ. Load=20 1006.2.1 Egress based on occupant load Exception: In group R-2 occupancies one means of egress is permitted from individual units with a max.occupancy load of 20 and equipped with an automatic sprinkler system. 1006.3.2 Single Exits A single exit is permitted from any story as long as spaces comply with 1006.2.1 and discharge directly to the exterior. 1017.2 Exit travel distance Exiting distance shall not exceed 250 ft in a R occupancy that is equipped with a automatic sprinkler system. 1027.3 Open Side SHEET TITLE Exterior stairs serving as an element of means of egress shall be open on no less than one side. 1027.6 Exterior Stair Protection CODE ANALYSIS Exterior exit stairways shall be separeted from the interirof the building as required in Section 1023.3. Opening shall be limited to those necessary for egress. 1023.3 states that exit stairways connecting stuctures less than four stories have fire-rated protection of no less than 1 hour. PARKING City of Palm Desert Tile 25 Chapter 25.46 Off-Street Parking Table 25.46-1 parking Schedule Multfamily SHEET NUMBER Two or more Bedrooms/2 per unit 4 units x 2 parking=8 parking spaces required 6 Provided per Variance Application A6n0l STAFF REPORT CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT MEETING DATE: October 5, 2021 PREPARED BY: Nick Melloni, Associate Planner REQUEST: Consideration of a request to amend approved Vesting Tentative Tract Map 37506 to revise building pad elevations and adjust lot lines within Project Area 3 of the University Park subdivision, a 46.3-acre portion of a 174+ acre residential subdivision generally located south of Gerald Drive, east of Portola Avenue, and west of Cook Street. Recommendation Waive further reading and adopt Planning Commission Resolution No. 2799, approving the applicant's request to revise the building pad elevations and lot lines of approved Vesting Tentative Tract Map 37506 for the University Park residential subdivision. Executive Summary Staff is recommending approval of a request by University Park Investors, LLC, to amend Vesting Tentative Tract Map 37506. This amendment will affect Project Area 3 ("Area 3") of the approved University Park residential neighborhood, which encompasses a 46.3-acre portion of a 174-acre subdivision. Area 3 contains 169 residential lots and 14 non-residential lots for residential and open space uses. The amendment will adjust the building pad elevations for 18 residential lots within Area 3 and the parcel lines for 108 residential lots. The amendment does not create additional lots or modify the boundary of the approved subdivision. The lot line changes conform with the requirements of the University Neighborhood Specific Plan (UNSP), General Plan, and all applicable development standards. The City Engineer reviewed the revisions to the building pad elevations, and they will comply with all applicable grading requirements. Background A. Property Description The project site is a 46.3-acre portion of the 174-acre University Park subdivision generally bounded by Gerald Ford Drive to the north, Portola Avenue to the west, Cook Street to the east, and vacant Palm Desert Successor to the Redevelopment Agency- owned land to the south. The site is currently vacant and characterized by sloping topography, sparse desert vegetation, and blow sand deposits. Street improvements for College Drive along the north edge of the site and University Drive at the east have been constructed and provide connections for future public roadways for the subdivision. October 5, 2021 — Staff Report Case No. VTTM 37506 Amendment No. 2 University Park Page 2 of 5 In 2006, the Palm Desert City Council approved tentative plans to subdivide the area for approximately 1,100 homes as part of the University Park Master Plan. A Community Facilities District (CFD) was established and utilities (sewer and water), retaining walls, street improvements (College Drive, Pacific Avenue, portions of Technology Drive, and University Park Drive); and park space (University Dog Park and University Park East) were completed along with a recorded parcel map; however, the homes were not developed. In 2017, the Palm Desert City Council adopted Ordinance No. 1312 approving the University Neighborhood Specific Plan (UNSP). This specific plan establishes the allowable density and development standards for the 400-acre area bound by Gerald Ford Drive to the north, Portola Avenue to the west, Cook Street to the east, and Frank Sinatra Drive to the South. In 2018, the Palm Desert Planning Commission adopted Planning Commission Resolution No. 2745, approving Vesting Tentative Tract Map 37506 for a 174-acre, 1069- unit residential subdivision within the UNSP generally known as University Park. This approval included a Master Precise Plan that establishes standards and design guidelines for the tract including, minimum required lot standards. A map overview of the University Park area and the five Project Areas is below in Figure 1 (see page 2-2 of the University Park Master Precise Plan Document). G—ld Ford Dnve a PA 1 I a PA3 `. � I �I W4 .�.. PAS � I l I Fred SlnAk Da. 4. P xinlnq Arevs Figure 1—University Park—Overall project area October 5, 2021 — Staff Report Case No. VTTM 37506 Amendment No. 2 University Park Page 3 of 5 In 2020, the Palm Desert Planning Commission approved an amendment to VTTM 37506 to revise the building pad elevations for 19 lots within Project Area 1 ("Area 1") of the University Park area. The pad elevation changes ranged from reducing pad heights between six (6) inches to one-and-a-half(1.5)feet from the original approval. The revision was necessary to accommodate site drainage, existing grades, and utility infrastructure. Construction on Area 1 of the University Park Area is currently underway as of October 2021 as Phase 1 of Tract 37506-1. The applicant anticipates that Area 3, Tract 37506-2 will be the next phase of development. B. Zoning and General Plan Land Use Designation Zoning: Planned Residential — 18 (PR-18)/UNSP General Plan: Town Center Neighborhood C. Adjacent Zoning and Land Use North: Planned Residential — 6/22 (PR— 6/22) Millennium Specific Plan South: Planned Residential — 18 (PR-18)/UNSP East: Planned Residential - 22 (PR-22)/Planned Commercial (PC-3) Vineyard Apartments/University Commons West: Planned Residential — 5 (PR — 5) Shepard Lane Neighborhood Protect Description The project for consideration is an amendment to portions of Vesting Tentative Tract Map 37506 comprising Area 3 of the University Park development, approved in 2018. This area consists of a 46.3-acre area containing 169 residential lots with two types of configurations: • 49 total of 40' x 80' AIIey Lots: Detached single-family, with rear alley vehicle access. • 120 total of 60' x 100' Lots: Conventional detached single-family residential. The project will alter approved building pad elevations and lot lines for several lots in this area which are shown in Attachment (3) of the staff report. Pad Height Elevation: The proposal will reduce the approved building pad elevations for 18 lots. The proposed pad elevation reductions range from six (6) inches to three (3) feet. The modified pad height elevations are shown in Attachment 3.1 - Revised Building Pad Elevation Exhibit of this staff report. These reductions are required to accommodate drainage and existing site grades and reduce pad height differences between lots. According to Palm Desert Municipal Code (PDMC) Section 27.12.045, approved Tentative Tract Maps require a new public hearing with the Planning Commission if the building pad elevations deviate more than six (6) inches from the map approved by the Planning Commission. In this case, the applicant's proposed changes to the 18 lots exceed the six (6) inch-threshold and requires approval by Planning Commission. October 5, 2021 — Staff Report Case No. VTTM 37506 Amendment No. 2 University Park Page 4 of 5 Lot Line Modifications: The proposal will revise the lot lines for 108 residential lots within Area 3. The modifications adjust the lot boundaries between existing lots. The total number of residential lots will not change. The changes will not alter the layout of the subdivision or the location of the proposed public streets. The changes are shown in Attachment 3.2 - Revised Lot Line Exhibit, included with this staff report. The changes require a revision to the approved Vesting Tentative Tract Map and approval by the Planning Commission. The alley lots must have a minimum width of 40' and minimum depth of 80'. The 60' x 90' conventional lots must have a minimum width of 60' and minimum depth of 90'. Analysis The revisions to the Vesting Tentative Tract Map substantially conform with the prior map approval. The proposed amendment consists of non-substantive changes to approved pad elevations. These proposed revisions have been preliminarily reviewed by the City Engineer to ensure that the proposed pad elevation changes meet the criteria for drainage and does not have an impact on the development as a whole. The proposed lot line adjustments for the 108 lots meet the minimum dimensions and size requirements established under the University Park Master Precise Plan approved by the City. The proposal will not create any non-conforming uses since the building setback requirements can be adequately met. In addition, the amendment does not create additional lots or substantially alters the layout of the subdivision. According to the requirements of PDMC 26.20.100 and the Subdivision Map Act, the map is consistent with the Palm Desert General Plan and UNSP. Public Input Public noticing was conducted for the October 5, 2021, Planning Commission meeting per California Government Code Section 65090 to 65096 and PDMC Section 25.60.060. The City published a public hearing notice on Saturday, September 25, 2021, in The Desert Sun. Additionally, staff mailed a total of seven (7) public hearing notices to all property owners within 300 feet of the project site. The public comment period occurred between August 29, 2021, and September 7, 2021. Conclusion The proposed VTTM 37506 Amendment No. 2 for building pad elevation revisions and lot line revisions substantially conform to the approved map. There are no new impacts as the changes do not alter the location of the tract, alter proposed improvements, or increase the number of residential lots. All changes have been reviewed and conform with City requirements. Staff recommends that the Planning Commission adopt a resolution approving Amendment No. 2 of VTTM 37506. October 5, 2021 — Staff Report Case No. VTTM 37506 Amendment No. 2 University Park Page 5 of 5 Environmental Review In November 2016, the City Council of the City of Palm Desert adopted an Environmental Impact Report (EIR) in support of the General Plan update and University Neighborhood Specific Plan. The EIR identified and studied specific environmental impacts associated with the build-out of the UNSP project boundaries. No new environmental impacts are identified by this project, which implements the UNSP. All mitigation measures identified in the EIR are incorporated into this project. No further environmental review is required. 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 Planning Commission Resolution No. 2799, attached to this staff report. LEGAL REVIEW DEPT. REVIEW FINANCIAL ASSISTANT CITY REVIEW MANAGER N/A %mr" 4&aW3e N/A N/A Robert W. Hargreaves Martin Alvarez, Director of Janet Moore Andy Firestine City Attorney Development Services Director of Finance Assistant City Manager City Manager: L. Todd Hileman: N/A APPLICANT: University Park Investor, LLC. 801 San Ramon Valley Boulevard, Suite F Danville, CA 94526 ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2799 2. Public Hearing Notice 3. Project Plans: 3.1. Revised Building Pad Elevation Exhibit 3.2. Revised Lot Line Exhibit PLANNING COMMISSION RESOLUTION NO. 2799 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO VESTING TENTATIVE TRACT MAP 37506 TO ADJUST BUILDING PAD HEIGHTS AND LOT LINES FOR A 46.3-ACRE PORTION OF A 174-ACRE RESIDENTIAL SUBDIVISION BOUNDED BY GERALD FORD DRIVE TO THE NORTH, PORTOLA AVENUE TO THE WEST, COOK STREET TO THE EAST, AND CITY-OWNED PROPERTIES TO THE SOUTH CASE NO: VTTM 37506 AMENDMENT NO. 2 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 511 day of October 2021, hold a duly noticed public hearing to consider the request by University Park Investors, LLC, for approval of the above-noted; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 20t" day of November 2018, adopt Planning Commission Resolution No. 2745 approving Tentative Tract Map 37506 for the subdivision of approximately 174 acres within the University Neighborhood Specific Plan (UNSP); and WHEREAS, the revisions to the building pad elevations and lot lines for Vesting Tentative Tract Map 37506 are necessary to accommodate proper drainage and utility infrastructure and do not create any new environmental impacts to the surrounding area; and WHEREAS, the University Park project implements the City's UNSP by incorporating specific design guidelines related to subdivision design standards, traffic calming, pedestrian and bicycle connectivity, open space, and housing product variation; 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 Planning Commission did find the following facts and reasons exist to justify the approval of said request: 1. The University Park project, as proposed, is consistent with the goals and policies of the Palm Desert General Plan and the UNSP, including that the project provides a variety of housing options, open space, pedestrian and bicycle connectivity, and density in proximity to California State University San Bernardino Palm Desert Campus (CSUSBPD). 2. The University Park project is compatible with adjacent properties and surrounding uses, and development standards comply with the approved UNSP for the project area. 3. The University Park project is suitable and appropriate for the property in that the property is mostly vacant native desert land with roadway and utility improvements, and a Specific Plan was adopted for the project site that identifies this type of housing product variation, open space, pedestrian and bicycle connectivity, and the uses proposed along with the development pattern comply with applicable City standards and standards approved as part of the Specific Plan. PLANNING COMMISSION RESOLUTION NO. 2799 4. The proposed Vesting Tentative Tract Map amendment is not detrimental to the public health, safety, general welfare, or be materially injurious to the surrounding properties or improvements in the City of Palm Desert. 5. The project has complied with the provisions of the California Environmental Quality Act (CEQA) in that an Environmental Impact Report (EIR) was prepared for the UNSP and that implementation of the Specific Plan through a Tentative Tract Map requires an addendum to the EIR, as no new environmental impacts have been identified by the project proposal and all potentially significant environmental impacts have been mitigated. FINDINGS FOR APPROVAL: 1. That the density of the proposed subdivision is consistent with the applicable General Plan and specific plans. In 2017, the City Council adopted an update to the General Plan and concurrently adopted the UNSP. Both plans identified approximately 400 acres of vacant land bounded by Gerald Ford Drive to the north, Portola Avenue to the west, Cook Street to the east, and Frank Sinatra to the south as a unique development opportunity that can capitalize on synergies between a mixed housing neighborhood with strong pedestrian and bicycle connectivity to CSUSBPD. As proposed, the project provides eight (8) distinct housing product types, including alley-loaded homes, apartments, attached townhomes, and detached single-family homes, connected by open space, sidewalks, and trails. The subdivision of the project areas proposes tree-lined public streets, open spaces, pedestrian and bicycle connectivity, and roadways designed for lower vehicle speeds and implements and fulfills the goals of the UNSP. The UNSP identified 2,618 dwelling units within the project area. The project site, representing nearly one-half (%) of the UNSP project boundary, is subdivided to accommodate 1,069 dwelling units for a density of approximately six (6) dwelling units per acre. The density of the project is consistent with the General Plan and UNSP designation for the Neighborhood Low designation, which allows four to eight (4-8) dwelling units per acre (see Page 4-18 of the UNSP). The amendment to Vesting Tentative Tract Map 37506 to adjust building pad elevation heights and lot line adjustments does not create additional lots;therefore, the density of the proposed subdivision remains consistent with the applicable General Plan and the UNSP. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The amendment to adjust building pad elevation heights and lot line adjustments to the Vesting Tentative Tract Map 37506 were reviewed by all pertinent departments and agencies and concluded that it does not change the design and improvements of the tract map which were previously reviewed by the Planning/Land Development Division, Fire Department, and Public Works 2 PLANNING COMMISSION RESOLUTION NO. 2799 Department for consistency with the General Plan, UNSP, and emergency services. Lot sizes, street and utility improvements, circulation patterns, and drainage improvements meet all requirements of the General Plan and the UNSP. All perimeter streets are in conformance with the General Plan and modifications to the surrounding roadways that will improve vehicle circulation in the vicinity. 3. That the site is physically suitable for the type of development. The 46.3-acre portion of the 174+-acre site is suitable for the proposed development. Environmental, cultural, traffic, and other special studies were prepared for the UNSP, and an addendum to the EIR was prepared to address the specifics of the project. No environmental issues were identified that would indicate that development in this area would be unsuitable. In addition, existing residential and commercial development in the vicinity have successfully constructed similar types of development, and no obstacles to the development of those surrounding subdivisions were experienced. The amendment to Vesting Tentative Tract Map 37506 to adjust building pad elevation heights and lot line adjustments remains consistent with the originally approved project, therefore, the site continues to be physically suitable for the development. 4. That the site is physically suitable for the proposed density of development. The project site is surrounded by planned residential and commercial developments to the south, east, west, and north. As proposed, the site layout and distribution of residential densities at a rate of approximately six (6) dwelling units per acre are consistent with surrounding development and the UNSP. The amendment to Vesting Tentative Tract Map 37506 to adjust building pad elevation heights and lot line adjustments does not affect the original density of the project; therefore, the density of the proposed subdivision remains physically suitable for the proposed density of the development. 5. That the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantial and unavoidable injury to fish or wildlife or their habitat. For purposes of the CEQA, an EIR was prepared and adopted by the City Council as part of the General Plan Update and UNSP. In addition, an addendum to the EIR has been prepared for the project to address project-specific impacts that were not previously addressed by the EIR. The addendum to the EIR did not identify any new impacts created by the proposed project. 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, with similar densities and limited wildlife is present at the site. Environmental studies performed at the site did not identify any endangered or sensitive species. In addition, the project will pay into the Coachella Valley Multi-Species Habitat Conservation fund for the development of raw land. The amendment to Vesting Tentative Tract Map 37506 to adjust building pad elevation heights and lot line adjustments does not present a change that will impact the previously analyzed environmental assessments for this project. 3 PLANNING COMMISSION RESOLUTION NO. 2799 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 tract map are in compliance with all grading, drainage, vehicle access, pedestrian, bicycle connectivity, and parking requirements. The property will be developed in accordance with the Uniform California Building Code. Grade changes and utility easements are accommodated by the buildings, street layout, and open space provided throughout the project site. Pedestrian access is provided to adjoining land uses via sidewalks and other pedestrian walkways, and the distributed open space contributes to a healthy community and neighborhood. The amendment to Vesting Tentative Tract Map 37506 to adjust building pad elevation heights and lot line adjustments does not substantially affect the design of the subdivision or the type of improvements that will cause a serious public health problems. 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 utilize and enhance existing drainage and utility distribution easements located within the project site. Improvements related to drainage will be provided to ensure the project area accommodates 100 percent of the 100-year storm. Surrounding perimeter City streets are built-out to the General Plan designation, and the developer will make modifications to surrounding streets to accommodate project access. Pedestrian connections and open space are provided throughout the project area, and enhanced pedestrian trails are provided within the project site. The amendment to Vesting Tentative Tract Map 37506 to adjust building pad elevation heights and lot line adjustments does not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby approve Vesting Tentative Tract Map Amendment No. 2, subject to conditions attached. 4 PLANNING COMMISSION RESOLUTION NO. 2799 PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 5t" day of October 2021, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN GREENWOOD, CHAIR ATTEST: MARTIN ALVAREZ, SECRETARY PALM DESERT PLANNING COMMISSION 5 PLANNING COMMISSION RESOLUTION NO. 2799 CONDITIONS OF APPROVAL CASE NO. VTTM 37506 AMMENDMENT NO. 2 PLANNING/LAND DEVELOPMENT DIVISION: 1. The development of the property and all buildings, road network, and open space within the project boundaries shall conform substantially with exhibits on file with the Development Services Department and as modified by the following conditions. 2. The applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these Project Approvals for the Project, or the Project Approvals themselves, Developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. Developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the Developer's approval of counsel, which shall not be unreasonably denied, and at the Developer's sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the Developer and cooperate in the defense. Developer upon such notification shall deposit with City sufficient funds in the judgment of City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both Parties elect to defend, the Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement to share and protect the information, under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and Developer shall coordinate their defense to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third- party litigation of Project Approvals without the Developer's consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless Developer materially breaches this indemnification requirement. 3. 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 development standards listed in the Palm Desert Municipal Code, and state and federal statutes now in force, or which hereafter may be in force. 4. The applicant shall record Tentative Tract Map 37506 within two (2) years of project approval. Multiple final maps may be recorded for this project. 5. Any proposed modifications to this approval shall require an amendment to the application, which will result in a new public hearing. 6. All Conditions of Approval listed in City of Palm Desert Planning Commission Resolution 2745 remain valid. END OF CONDITIONS OF APPROVAL 6 CITY Df P0IM DESERT 73-51D F'RED WARING DRIVE PALM DESERT,CALIFORNIA 92260-2578 TEL- 760 346—o6i x info@cityofpa1mdesert.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. VTTM 37506 AMENDMENT NO. 2 NOTICE OF A PUBLIC HEARING BEFORE THE CITY OF PALM DESERT PLANNING COMMISSION TO CONSIDER A REQUEST BY UNIVERSITY PARK INVESTORS, LLC, FOR A REVISION TO PAD ELEVATION HEIGHTS AND LOT LINES WITHIN AREA 3 OF VTTM 37506, A 46.3-ACRE PORTION OF A 174+ACRE RESIDENTIAL SUBDIVISION LOCATED SOUTH OF GERALD DRIVE, EAST OF PORTOLA AVENUE AND WEST OF COOK STREET The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA) has reviewed the project for consistency with the adopted University Neighborhood Specific Plan (UNSP) and the Environmental Impact Report (EIR) prepared for the project site and finds that the request to adjust building pad height elevations does not generate new environmental impacts and no additional review is required. Project Location/Description: Project Location: 174+ acres bounded by Gerald Ford Drive to the north, Portola Avenue to the west, Cook Street to the east, and vacant City-owned property to the south: APNs: 694-190-053 and 694-200-013 Project Description: The project applicant, University Park LLC., has submitted an amendment to the approved Vesting Tentative Tract Map 37506 to adjust the approved pad height elevations and lot lines within a 46.3-acre area of the University Park Residential Subdivision. This portion of the subdivision contains 169 single-family residential lots, 18 open space lots, and two (2) lots dedicated for City parks. In November 2018, the Planning Commission adopted Resolution 2745 approving the Vesting Tentative Tract Map. Palm Desert Municipal Code (PDMC) requires a new public hearing when there is a request to adjust the pad height more than six (6) inches to an approved map and to change lot dimensions. In this case, to accommodate drainage and grading of the site, pad height elevations for 18 parcels are being adjusted by up three (3) feet. Additionally, the lot lines of 108 parcels must be adjusted. These changes require a new public hearing. No changes to the number of approved lots are proposed. Recommendation: Staff is recommending that the Planning Commission adopt a resolution approving the proposed changes to the building pad heights and lot line modifications, subject to conditions. Public Hearing: The public hearing will be held before the Planning Commission on October 5, 2021, at 6:00 p.m. via Zoom. The hearing will be conducted in accordance with the City's emergency protocols for social distancing. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.cityofpalmdesert.org/our-city/committees-and- commissions/planning-commission-information-center. Comment Period: The public comment period for this project is from September 25, 2021, to October 5, 2021. Public Review: The plans and related documents are available for public review Monday through Thursday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Mr. Nick Melloni. Please submit written comments to the Planning/Land Development Division. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing. All comments and any questions should be directed to: Nick Melloni, Associate Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611, Extension 479 nmelloni@cityofpalmdesert.org PUBLISH: DESERT SUN MARTIN ALVAREZ, SECRETARY SEPTEMBER 25, 2021 PALM DESERT PLANNING COMMISSION G:\Planning\Nick Mellon i\Cases\TTM\TTM 21-0002-UNIVERSITY PARK REVISION#2-TR 37506\PC\2.TTM 21-0002-Public Hearing Notice (10.5.21).docxG:\Planning\Nick Melloni\Cases\TTM\TTM21-0002-UNIVERSITY PARK REVISION#2-TR 37506\PC\2.TTM 21-0002-Public Hearing Notice(10.5.21).docx D DRIVE MHTTF I L J EIL —1 I I \ nM / — — e Qp� e e \ \ —COLLEGE VIEW DRIVE _ \ 1 I I I \ J I I \ 5 \ 4 la 135 3 I � \ \ 2 \ I 1 6 23 \ \ 7 rF 9 \ 136 49 8 141 - 138 137 tGt 4847 9 10 220 COOP - _ 22 2 26 \ 139 �N 5 50 46 11 21 K s10 45 12 13 `u _ 18 19 20 gp 27 P8 \ U I / 134 51 44 43 14 15 16 17 42 1 /` 31 / 140 133 52 / c) / 33 30 53 4� Q 37 1 36 35 34 141 132 54 40 131 55 H ET 2 56 RADF \ _ .� � !� 143 129 57 58 - �RD IJRIVE - \ , \ 67 144 \ 128 127 59 60 61 _ 68 \ e 145 \ 126 125 62 63 64 69 146 �\ 70147 148 124 123 122 121 65 66 / 89 . 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Q 0' 400' 800' 1200' 1600' Liv uw SITE 0 Q SITE SCALE 1 "=400' � 'LO4-e 0o �s �F�� CD VICINITY MAP CN ° SITE ��� N �O�o ��o�° N.T.S.CL O ? �o O o U � m_ x w r] Q FRANK SINATRA DR.UNIVERSITY PARK AREA 3 ( PHASE 2 ) REVISED PAD ELEVATIONS 'NON v N i c'4 0 SHEET 1 i MSA CONSULTING, INC. x w > PLANNING >CIVIL ENGINEERING > LAND SURVEYING o INDEX MAP 34200 Bob Hope Drive, Rancho Mirage, CA 92270 U 760.320.9811 msaconsultinginc.com01 Q 01 v N \ LOT 5 \ 44 \ TTM 247.0 \\ \ p �i PE 246.8 \\® \\ ��' LOT 4 \ ® le TTM 248.0 ® \\ \\ PE 247.7 / �/� LOT 3 TTM 248.5 / \ / 0 /// �/� PE 248.2 LOT 2 TTM 249.5 /// � PE 249.0 / / \ / LOT 1 TTM O2465 / \ TTM 250.0 // PE 247.9 / \\ \\ LOT 23 \\ PE 249.5 / / \ TTM 225.0 \\ \\ / LOT 135 \ �\ PE 225.5 ® o \ TTM 258.0 / / \ \ LOT 7 \ \\ PE 255.5 / TTM 247.0 247.5 I\ LOT 24 \ \ TTM 224.5 \ LOT 136 / / / LOT 49 \ \ \ LOT 8 \ / PE 224.9 TTM TTM 258.0 / / 248.0 \ / \ / \ �\ TTM 246.5 PE 247.9 \ \\ PE 246.9 PE 258.5 \ \ / / \\ LOT 25 \ \ \ \ TTM 224.0 LOT 137 \ LOT 48 \ �\ LOT 9 / \ \ PE 223.9 TTM 261.0 , TTM 247.5 \ \ TTM 246.0 \ \ � LOT 22 LOT 138 PE 261.0 i \ PE 247.7 �\ PE 246.5 \ TM 227.5 TTM 263.0 i�� / / \\ LOT 47 \\\ \ TO 2 5. \T 10 TPE 227.0 \\ LOT 26 PE 263.0 \ TTM 223.0 LOT 139 / / \ \ TTM 247.0 \ \ �\ PE 246.0 PE 223.3 TTM 264.0 i i / \ PE 247.2 \ \ LOT 11 - - LOT 21 / PE 264.0 i LOT 50 \ i TTM 50.5 PE 2289\\ LOT 46 TTM 24 TTM 229.0 \\ �\ PE 245.5 . PE 20.5 TTM 246.7 � � LOT 27 PE 246.9 \ �\ LOT 12 _ LOT 20 / / // \ TTM 222.0 � \ LOT 45 \ \ TTM 244.5 - - - TPE 230.2 / \ \TM 230.5 PE 222.3 _ \ \ PE 245.0 LOT 13 LOT 19 TTM PE 246.4 \ \ \\ / TPE 232.7 i/ LOT 32 \ TTM 244.0 LOT 18 // \ LOT 28 PE 245.1 TTM 234.0 TTM 221.0 LOT 51 \ LOT 44 \ �� +1.1 LOT 17 PE 233.6 +0.7 / TTM 223.0 \ \ PE 220.9 / LOT 134 TTM 250.0 \ \ TTM 246.0 �� LOT 14 LOT 15 TOT 16 TTM 236.0 i/ // PE 222.8 \ TTM 261.0 PE 249.5 M 238.0 PE 236.1 i PE 261.5 \ \ PE 246.0 �� / TTM 240.5 TTM 240.0 PE 237.5 \ \ LOT 43 �\ PE 240.5 PE 239.6 \ \� TTM 245.5 / / j i LOT 31 \ \ LOT 52 \ PE 245.7 TTM 222.0 \ \ TTM 249.5 \\ LOT 42 _ _ - PE 222.3 \ \ \ PE 249.0 \ \ TTM 245.0 - - - \ \ LOT 140 \ \ LOT 133 PE 245.3 / / !� LOT 33 TTM 261.5 \ TTM 261.5 TTM 230.0 LOT 30 PE 261.5 PE 262.0 \ \ = LOT 34 PE 230.5 TTM 221.5 / \ LOT 53 \� LOT 41 / - - - - - - PE 221.4 \ \ TTM 249.0 \ \ \ / TTM 244.5 - - TTM 232.0 \ \\\ PE 248.5 \\\ \ PE 245.0 / / TM 232 5 LOT 35 PE 232 2 LOT 29 LOT 36\ \ LOT 132 \ / LOT 37 TM 234 0 PE 233.3 TTM 221.0 0.7 +0.8 PE 220.7 TTM 261.0 \ LOT 40 I I LOT 38 TTM 236.0 PE 235.0 LOT 141 \ PE 261.0 LOT 54 �\ \ TTM 241.0 LOT 39 TTM 238.0 PE 236.1 +1.0 TTM 248.0 T 262.0 62. \ \\ PE 247.5 \ \ / PE 240.8 I I TPE 238.8 PE 237.8 \ -1.2 / \\ \ \ LOT 131 \` \ \\ TTM 260.0 LOT 55 \ \ \ PE 260.0 TTM 247.5 \ PE 247.0 LOT 142 \ \ TTM 261.5 \ LOT 130 TTM 247.0 LOT 56 PE 261.5 \\ \ \ TTM 20 \\ \\ P PE 246.5 E 259.5 / LT 57 TOM 246.5 \ / LOT 67 LOT 143 \ \\ LOT 129 PE 246.0 / / TTM 226.0 PE 226.0 TTM 214 \ \ TTM 258.5 LOT 58 TM 246.0 PE 261.0 \\ \ PE 259.0 TPE 245.5 \ \ \ \ LOT 128 \ \\ \\\ TTM 258.0 LOT 144 \ \ \ PE 258.5 TTM 260.5 PE 260.5 \ LOT 127 LOT 59 ,\ \ LOT 68 TTM 257.5 TTM 243.0 TTM 230.0 \\\ \ \\� PE 257.5 PE 242.5 LOT 60 PE 230.0 N. LOT 145 \ � � \ LOT 61 TTM 260.0 \ \ LOT 126 TPE 2415TM 0 241.0 PE 260.0 \ \ TTM 257.0 PEM240.5 LOT 62 , \ \ PE 257.0 TTM 240.0 \\ \ LOT 125 PE 239.5 LOT 63 \ \ \ \ TTM 256.5 TTM 239.0 LOT 64 PE 238.5 PE 256.5 ,M LOT 146 \ � � `_.� TTM 259.5 TTM 237.0 PE 259.5 \ �\ \ \ `�\ PE 237.2 LOT 65 \ TTM 236.0 PE 236.0 _ 124 LOT 66 LOT 147 \\ \\ \ \ \ \`� \ TTM T254.0 TTM 235.0 PE 234.5 TTM 259.0 PE 254.5 LOT 123441 PE 259.0 ` \ TTM 253.0 PE 253.5 LOT 122 �� \ TTM 252.0 LOT 148 ♦'/� PE 252.0 LOT 121 `r„J TTM 258.5 TTM 251.0 PE 258.5 \ PE 251.0 LOT 120 LOT 149 TTM 250.0 TTM 258.0 PE 249.5 PE 258.0 LOT 119co 248.0 LOT 150 LOT 151 TTM PE248.5 LOT 118 TTM 257.0 TTM 256.0 / C PE 256.5 TTM 24 / ° PE 257.0 PE 247.00 LOT 117 ♦V Q / TTM 246.0 Z M7-C�ILPE 245.5 SFLOT 152 / V HE cl TTM 260.0 /� �7' c? PE 260.0 3 Q 00 N 0 N LOT 153 TTM 264.0 PE 264.0 o co w /// N v N �RUNIVERSITT50' '°°' 'S°' 200' M SA CONSULTING, INC. w > PLANNING >CIVIL ENGINEERING > LAND SURVEYING o SCALE 1 "=50' SHEET 2 34200 Bob Hope Drive, Rancho Mirage, CA 92270 U 760.320.9811 msaconsultinginc.com Q 01 v N LOT 69 TTM 226.0 u PE 226.5 n LOT 70 \ TTM 222.0 \ PE 222.5 ° co LOT 89 \ / TTM 237.0 \ / PE 237.1 � LOT TM 1. a ti j // \ 11 TPE 221.0 AC � � � TM 22O85 0 I � / � Hl/ / / PE 224.5 / LOT 90 r , / SHF ? V / TTM 240.0 240.0 / / / LOT 109 � �� � / TTM 254.0 2 ^ / LOT 72 PE 254.5 TTM 225.0 / TM 22a7 0 /// / PE-2 52.5 PE 225.7 LOT 110 , ` / -1.3 TPE 2255330.0 530 \ \\ / /TM 252.0 TTOM 2493 0 LOT 111 / LOT 108 TPE 252 0 \ \ 243.0 / // LOT 73 % a° TTM 261.0 LOT 112 LOT 86 / / TTM 228.0 / PE 261.5 TTM 251.0 / TTM 229.0 / PE 225.0 PE 251.5 LOT 113 / PE 227.7 // / -3.0 TTM 249.0 -1.3 \\ LOT 107 PE 249.0 LOT 114 LOT 115 / // \ TTM 262.0 TTM 248.0 LOT 92 / PE 262.5 PE 248.0 \ \\ TTM 247.0 PE 247.0 LOM 246 0 / TPE 246.0 / LOT 74 / TTM 230.0 \\\ LOT 106 PE 245.5 / TTM T23810 2/ / PE- 4 6 \\ \ \ TTM 263.0 PE 9.8 PE 263.5 ' / -1.2 ' LOT 105 I LOT 93 \ \ \ TTM 265.0PE 265.0 ' I TTM 24 PE 248.5 5 I I LOT 75 I I I LOT 154 \ \ I I I TTM 232.0 PE 230.5 ► I / TTM 262.0 \ \ I I PE 262.0 \\ LOT 104 LOT 84 I I I I -1.5 I I \ \ TTM 265.0 TTM 233.0 \ I I j I I I I PE 232.0 I J I I I \ \ PE 265.0 b LOT 99 -1.0 I I I I I l I \\\ \ LOT 101 LOT 100 TTM 253.0 I I I I I I I LOT 155 \ \ TTM 258.0 TTM 256.0 PE 253.5 I LOT 94 I I I I I TTM 263.0 \\ PE 257.5 PE 255.5 I ; I I I °p PE 263.0 \ \ \\\ LOT 103 TTM 250.0 LOT 76 I I PE 250.5 I I I I \\ \\ I I I I I TM 264.0TPE 233.0 TM 235.0 TPE 264.0 I I \ \ \ LOT 83 I I -2.0 I I I I \ I TTM 236.0 I ( I TTOT264.0 M \\\ \ \\\ _ PE 234.3 I I I PE 264.0 \ \ LOT 102 - - -1.7 \ \ \ TTM 263.0 \ PE 263.0 I I \\ \ I I LOT 95 LOT 157 \ \ \ _ - TTM 252.0 I LOT 77 TTM 265.0 \\ / I PE 252.5 I I TTM 238.0 I \ I PE 235.5 II PE 265.0 \ / LOT 82 I -2.5 _ - - - - - I TM 238.0 1 °p LOT 158 \ \ / , - I PE 236.6 TTM 265.0 \ / I I -1.4 PE 265.0 LOT 96 I 1 TTM 254.0 I LOT 78 ' LOT 159 \ // LOT 165 I i PE 254.5 III I PE 238.0 1 TTM 240.0 TTM 0 TTM 254.0 I I LOT 81 I I -2.0 1 PE 264.64.0 i LOT 164 PE 254.5 TTM 239.0 I 1 TTM 257.0 I PE 238.7 I I I 1 PE 257.0 I I I \ LOT 1TM 30 LOT 163 I I TTM 2 9 o T II I 1 \I \ °P PE 263 0 TTM 261.0 I PE 255.5 I 1 1 LOT 79 \ \ LOT 161 LOT 162 PE 261.0 I I 1 ' 1 TTM 241.0 \ I 1 1 \ \ TTM 262.5 262.5 TTM 262.5 240.5 I I PE \ PE 262.0 I LOT 80 1 1 1 \\ \\ TTM 241.0 I PE 241.0 1 1 \\ \ � I LOT 98 1 \\ \\ 1 TTM 256.0 \ \ LOT 166 ' 1 1 PE 256.0 \ \ \ TTM 260.0 PE 260.0 LOT 167 \ \\ \\ TTM 264.0 \ \ c PE 263.5 1 \ ® \ 0 LOT 168 TTM 267.0 j \\ PE 266.5 / \ Q \ .° \ Q LOT 169 \\ TTM 270.0 / \ PE 269.5 / \ o o 3 o co x / / o 04 rn v N do �� i RUNIVERSITT50' '°°' 'S°' 200' M SA CONSULTING, INC. w > PLANNING >CIVIL ENGINEERING > LAND SURVEYING o SCALE 1 "=50' SHEET 3 34200 Bob Hope Drive, Rancho Mirage, CA 92270 U 760.320.9811 msaconsultinginc.com Q 01 v N 40' 60' HP r _ HP - LINE/CURVE DATA TABLE LIVING SP. SETBACK II II I rLIVING SP. SETBACK-I I BEARING/DELTA RADIUS LENGTH 1 67 N08043'48"W -- 98.86' 1 5' 5' 1 I 1 68 47041 '05" 250.00' 208.06' 5' 1 69 33035'07" 532.00' 311 .84' 70 150 28'26" 532.00' 143.68' i1 1 � II II 71 48040'36" 250.00' 212.39' 72 N25050'58"E -- 100.98' 73 N14014'51"E -- 248.91 ' 74 N24008'41"W -- 95.79' / R_1 4, 4'_ © 239 -�� Q8j0-105' 60, 1 1 I 1 1 I 75 28027'27" 500.00 248.34' �° 0 46°54'33" 2 24" R o 46°54'33" aZZ16°29' LL -1 I 1 1 I 77 23009'01" 780.00' 315. 16' Cj 4g o 18" R\ � L_ GARAGE SETBACK_ 7g N75°45'09"W -- 498.84' CR-29' / 3 R=36 \ 286 12Sg LIVING SP. SETBACK 79 10059'44" 1000.00' 191 .91 ' L=29' \ �'36 2' _ CASITAS SETBACJ 80 N62051 '01"W -- 161 .80' 667 81 87°01 '51" 53.00' 80.51 ' ARK / RECREATION CENTER N NNcs` 8' N \ SLOPE 82 22001 '32" 800.00' 307.53' 6' �ti 385 68 h 1 tib� - 83 N23006' 11"E -- 30.09' 10% ��388� �6?o3 sF TYPICAL LOT SETBACKS 84 45037' 18" 800.00' 637.00' CONT. "� - 49.5 � � 247.5 '- �� / � s8 �' N s4'{y � FsjC' 85 N45°37 14 W -- 890.29 405 2s 40X80 ALLEY HOMES TYPICAL LOT SETBACKS 42 51 O. s. �ti 2 / �� 389 225.0 ?S �� 86 10 03 37 1000.00 175.58 ,� �`s, 9� o ��' � � SCALE 1 =30 ° > - W \\ 255. ��,- 247.o AS h �� �\ 60x100 CONVENTIONAL HOMES 87 N18 04 23 E -- 281 .99 y - 65 18 00 �� 390 >>8, 13 `�� 224 5 `l S� / SCALE 1"=30' 88 55009'51" 1080.00' 1039.82' CONT. 0 431 x ti ° 90 �� 248.0 Qp >' 246.5 R Zf 71 $� \ \ 89 N280 08 00„E -- 267.80 � 391 404'� o- 2�70 - \ \ 670 95 N37044'05"W -- 63.85' 2443705 s A Qp, 246.0408 96 14052'03" 400.00' 103.79' 24290 sip, stj, 245.5 S' 69 °' 4. -- p g 393 0 w "° kti 229.0 �' 223.0 s �6) 7j, 97 N52°36'08"W 92.32' sy 264.0 rn_ 91 432 428 cp �6 2 Q �' S r °w. r' 2 32 .46.7 sro, �r�, 245 0 394 4 `402 s. o. $ 24090 Rs / S� ` ! \ 98 23009'01" 1061_00' 428.70' \ v' 6A p 6p. 427 q, 244.5 395 45 401 -230.5 5° 1 2� ��, �0s �� Q �` 246.3 �0' S7' ^ 45' s- _ 99 N75 45 51 W 625.55 ' 245.1 1 39' 4 ' 400 23 414 s o 410 � ° »6 433 S• 89 � �O�;9Sg,i 100 N14°14'51"E - 68.00' 126 `� �, 234. 2\ t� �bL �' S 20 \ 9 9261. , 250.0 so AS, 246 4p- l / 397 239880 2339690 1 223.0 s 221 .0� D O l,. 261• 425 46 / 40 5 240.0 - .-5a As 5 °- 6 �/ �p� EXISTING 8" VCP 101 48 41 30 300_00 254.95 �S w� 245.5 424 a oo - A SEWER STUB ° „ 102 N49°45'30"W 435.34' _ 3 5� 22230 S 3 / 11 s ° , » , 522 15 - 249.50 245.0 `� ^� 5 ' 47' 4T 415 9 3 193.48 INV.+/- 103 77 28 17 53.00 71 .66 \ `�- - �. 94 1.5 ♦ 4 w � 48' � s h 412 ^� 260.0 264.0 261 .5 ♦ 1 435 _,� S 423 24 ^ 40, 40 16 230.0� �' 22-1 5 �8 N 3 73 104 34 45 11 300.00 181 .97 >s HP a�T6 �o5 s9 ♦62 249.0 so. 4S' �244.5 ^ -4 ,�' 6' 45' 418 24373 32.0 � o�' 411 SIN 105 N54000'31"E -- 12.97 ` \\\ �0 523 �- ,♦ > \ ^ 422 421 �o �6 6 , 221.0 RETENTION BA3AC/FT/ Q -- ;c �� \ o. 9 14 �^ 436 / 236. 235.0 2 ) I s 106 N89 21 54 W 71 .37 � \ 262.0 6p- ♦♦6 248.0 _ - 45 S Io 95°22 12 N45 20 E \\ 26 0 56' / 241.0 2 .8 38. �� � / „i 121 ° „ o- 29'/ o� � 5 0• O \\ , 6' 0 513 ♦ %� 43� / rn a� `� 45, - 14 , \ ? R=46 / jr �� \ >�- ,��0 0- �s.� � 260.0 ^ 247.5 60' 27' 67, �3 °� 46 -- � L=77' � 524 \ ♦ s �\ 4���> '� 261 .5 °� 5 ,♦♦ 20 s 1 - -`\1 \ 86 6, �s?J o1/1\ 7sr. o� 6p. 96 6p, 259.0 so. ♦ 6 ^ 439 0' �'�,� b O EN PA / A K / o 6 cn 9 ? %� N89°56'20"W -25 0� 511 ♦� 246.5 0 5� 449 ' EXISTING DOG s / s 261 .0 258.5 6 ♦ O\11g' 14 �57� 1 s O' ♦ 6g. ^ 246.0• 1 ,� /0 PARK/RETENTION BASIN \ 264.0 60� w ♦♦ `� 8 EXISTING \ \�>u' > Tg 9 0 63. ♦ 26 13 `a o STORAGE= 4.4 AC/FT \ 44 26065 6p G).© 258. 0 6'�' 4 n 2l 0 442o. 4 2 v .. \ TO BE \ EASEMENT FL \ 509 9 ♦ °• � \ ABANDONED NAP \ \\ 527 0\ 257.5 •♦ ^ 242.0 443 g `�� 6 1 O \\ 60 s 508 6g �, 671 241 .0 444 °' S / s 3 0 ,v 4PN: 694-190-054 I 257.0 0 507 N PARK ' ^ 240.0 445 / 5' 7 ' - 00 451 ° N 6 0 `b ,/ N 239.0 s �I_�i r \ 528 0 256.5 so. 0 447 Sp / oo, o '' fo ? v S o I ^ / �• 452 ^ ' 259.5 ' 506 " ' • / ^ 0 3` ~ �g < 222.0 • �% S� 4 °', LOT MATRIX LOT MATRIX LOT MATRIX LOT MATRIX 254.0 60 . \ oo ;� °l° -_ _ / i/ / 2 0 504 60 •• / 23580 S`a h' �`'� - LOTS SQ FT LOTS SQ FT LOTS SQ FT LOTS SQ FT 126' I � 2 2.0 60 ��� 0 8 � '80' ho �°' / � 1 O 1 4.0 ry 258. ss' ` I 2�51 0 ss. •�� �^ 0 80 ° S/ "� ' 383 * 3,929 434 7, 153 488 6,520 540 6,988 250.0 / so : • 66 S . 384 3,574 435 7,027 489 6,300 541 6,871 � 53 0 501 • 23 0 �`L 601, 6a \ 0 248. 25�0 ss' / / �\ �22 8'9 3�W` / 385 3,577 436 7,530 490 7,545 542 7,403 _ <.�2 0 so, ^ / o \ 499 / 1°�' �" 470 g 1 221 .0 386 3,579 437 7,530 491 11 ,455 543 13,021 O 257.0 \ �2 N 256.0 !�'� 6 0 246 0- 7 224.5 ��� 4 387 3,810 438 7,530 492 8,648 544 10, 126 FL \ 264.0 110' 30 0' `n \ ^d 1 6S. 388 4,755 439 7,530 493 8,677 545 9, 130 \ ��� h ,� 6j, N 60 14 8 � 389 3,955 440 7,530 494 546 9,096 \�256.0 �7g 1 F�'`� s 40.0 ^ 0 0 FL / � 680�o' �0.0 60 �� 4 � "Y 469 z 390 4,095 441 7 020 495 9,4380547 8 620 47' 0 60, I 25. 2 2 5 0 , / �,/ o��3'W �O�- o / ��'�♦'As, 4 so 15' >> `O m 391 3,563 442 7,020 496 8,638 548 9,371 �Y/ 9 R 535 rn ♦♦ ' 253.0 493 60 `v 7 10S' / p ' / 392 3,542 443 7,020 497 7,846 549 9,260 3 �,° 264.0 Gj 490 ♦ 2 25 0� 4 0 ^� w1 26,1 .0 , s rn 4 �1 455 J 678 / 393 3,884 444 7,020 498 7,053 550 9,323 \\ 394 3 585 445 7 020 499 6 739 551 10 126 TEMPORARY BAS IN A _ 264.0 �o`� ° ♦♦�3, © 0 6p' 225.0 �o 264.0 (S OFFSITE HYDROLOGY �i TB G 489 ♦� \` 4 0 �22 CO c� FG \ � � _ � ' 101 � s . I 10 395 3,561 446 7,605 500 6,480 \ WSEL 262.0 �1 262.0 498 2 6. ,; %� 1 o z; 396 3,872 447 7,020 501 7,020 \�\\BA�I N TOP = 264.0 � �` �o � 46.0 rn ,�1 467 a _ ' NBtQS I N BOTTOM = 256.0 �\ �- / so• 62'6� T �\ 1 ° `•2,29.8 �, � I �� 397 3,585 448 9, 189 502 6,480 MAXIMUM LOT SIZE: 11 ,931 SF \ \ 263.0' 6 � 8 w i , , �° 1 - \ CO z ri� 398 3,585 450 8,517 503 6,480 AVERAGE LOT SIZE: 5,536 SF 248570 63' 61' \ 61 62' �.'� N o 106' z I 399 3,926 451 7,475 504 6,480 MINIMUM LOT SIZE: 3,280 SF O yo 96' 60' 79' 6 61 248 3 _ w \ 60, 1) 265.0 465..0 �� �� \ I 106' 23 N 400 3,874 452 8,017) 505 6,480 \ \\ r �' 0 537 so `� I I 24 32. � w� 401 3,625 453 ,2 506 6,480 \ \\\ �sJ ♦ �� 263.0 E , o°� 485 S 483 ao 482 53. 2 4'_ _ I 107� 402 4,002 454 6,396 507 7,853 o \\ /� o � �-258.o � 25 253:gyp � 4 �'1 NON-RESIDENTIAL / 271 .0 10 264.0 '� "' w w LOTS MATRIX o \ \ \\ /// 266.o' 6p, I 25 0,,,, fl 403 4 199 455 6,762 508 7,853 1� f \ \ /// FL/HP 66, '`� 264.o ,6 �. \ , �„ 107 1 ° 3.0`1 `� I 404 4,073 456 6,851 509 7, 194 EMERGENCY SPILLWAY p 7 3 "' 4 664 12,874 Q I NV.= 262.0 �\ // 4 \ \ ti 539 \ 60 2 0 g2 4 107' i 405 4,374 457 6,897 510 6,823 665 27,668 26� �1 �,Q 9 406 3,360 458 6,941 511 3,823 FG4 0 �� \\ O 540 o c� 106 50 5 0 a 1 0 45. z 407 3,360 459 6,947 512 6,622 667 16, 0 s , $ 104 07 1 D C - 235.5 w 667 146,420 Kv o z o0 408 3,360 460 6,971 513 6,533 Tom\ 271 .0 60' � 10 6 ' 75\ ,-<, 1 236.E 107' w m� '� 409 4,205 461 7 514 7,604 668 18,803 © 265�0 0. TB ��� 541 \� 547 2 .0 126 I J 460 0 .0 W 410 4,288 462 8,845 O 515 6,322 669 49,348 2s FL �O6° 6 264.0 6p, �cv� 1 546 254.0 � 238 o CO M 670 19,880 s TF� \\ �2�` % 1257.0 I ^, 10 163,_, PI - 238.0 411 4, 136 463 8,866 516 7,713 671 27,441 441 'Oo4' 57' 545 `' 25 1 0 412 4,228 464 8,094 517 7,739 0 63.0 261 .0 I 9 1 _ 107 1 v ca I I I 5 0 �"'� ' _N 413 4,003 465 8,645 518 7,592 672 14 816 Q p N �4 ; _ 461 ' 673 48,047 U) °'Ls \� ��� �o I 74 'J 241.0 22 414 3,830 466 8,607 519 7,600 674 5,962 N F \ o I 0 100' 4 \ °`�1� ` 415 4, 56 467 8,554 520 6,784 o qsF \ 543 262.5 97 I � gg 1•0 `o 416 3 808 468 7 652 521 7 961 675 3,232 262.5\ a, 9' 548 480 674 �_ I �` 676 3,090 100 50 0 100 200 300 T \ \ ` \ 60. I o 56.0 2 6, 241 .5 ` 417 3,800 800 469 7,631)631 522 3 64. . y 271 .0 \ \, \ \ � 677 3 774 FL \� T6 g;6°� 0 5490 1 O$' ��� 418 3,753 470 8,555 523 6,702 678 80 725 0 \ 419 3,830 471 10,335 524 6,319 F4 SCALE: 1 "=100' % \ �\ �o \;, �'��� ® �`'> >� 420 3,815 472 7, 181 525 7,084 7. x o 1 5 115 473 474 6 025 526 8 547 1 SEWER EASEMENT 18 42 \ 01 7 0 �> \ 9 423 4, 169 475 6,985 528 9,328 PUBLIC ACCESS 5i 1. r ��� 424 3,944 476 7,077 529 9,700 L INGRESS AND FL3 0 \ \ i S� 425 3,439 477 7, 177 530 9,761 EGRESS EASEMENT o © �� 426 3,439 478 6,651) 651 531 9,500 \ 15 427 3,439 479 6,653 532 9,736 DRAINAGE EASEMENTCD l ��o 00 4 428 3,458 480 8,492 533 7, 168 co Ile} \ FF` �: 429 3,579 481 6,823 534 7,621 10 621 535 g 372 A ROAD EASEMENT AS Q � 430 3,822 482 6, DISCLOSED ON THAT ° tip' \�f���fF EMERGENCY SPILLWAY 431 * 1 D1 483 9,419 536 8,344 CERTAIN SURVEY ON MSA CONSULTING INC. REVISIONS �1� o� �6ti�o9�f INV.= 269.0 432 7,659 484 8,367 537 7,455 FILE IN BOOK 27, THIS REVISION OF THE VESTING TENTATIVE MAP IS INTENDED TO REPLICATE THE �.? \ ��� �� `9 �o 433 7,611 485 8,678 538 7,643 PAGE 56 OF RECORDS ORIGINALLY APPROVED VESTING TENTATIVE MAP DATED: 11 20 18, PREPARED BY >>, \r'�o Apo 486 539 7,426 OF �� MICHAEL BAKER INTERNATIONAL, EXCEPT FOR THE INFORMATION SHOWN IN RED \ 1 ON SHEET 1 AND 6. MSA CONSULTING INC. IS RESPONSIBLE FOR THE REVISED ��� \ \1P 6'c�° J * = 40x80 (Alley)ley) 487 7,250 >- RED INFORMATION. 2;2)- \ o = 60x1OO (SFR) OL m BY MARK R E V I S 10 N S APPR. DATE BY MARK R E V I S 10 N S APPR. DATE PREPARED BY: DEVELOPER: CITY OF PALM DESERT, CALIFORNIA SHEET REVISED PAD ELEVATIONS LOTS 401, 417, 418, 421, c SMS Oj 454-460 AND 464-470 B UNIVERSITY PARK INVESTOR , LLC REVISED LOT LINES AND LOT MATRIX, LOTS 383-414, �432-452 AND 462-521 Michael ' 3875 HOPYARD ROAD UNIVERSITY PARK v SUITE 180 N T E R N A T I 0 N A L PLEASANTON , CA . 94588 VESTING TENTATIVE TRACT MAP NO. 37506 75410 Gerald Ford Drive, #100, Palm Desert, CA 92211 1 (925)467-9900 AREA 3 Phone: (760) 346-7481 - MBAKERINTL.COM g OF