Loading...
HomeMy WebLinkAboutPC Agenda 3-1-22 2 CITY OF PALM DESERT REGULAR PALM DESERT PLANNING COMMISSION MEETING AGENDA TUESDAY, MARCH 1, 2022 – 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER II. ROLL CALL III. PLEDGE OF ALLEGIANCE IV. SUMMARY OF CITY COUNCIL ACTIONS V. ORAL COMMUNICATIONS Any person wishing to discuss any item not appearing on the agenda may address the Planning Commission via the Zoom session at this point by giving his/her name and address for the record. Remarks shall be limited to a maximum of three (3) minutes unless the Planning Commission authorizes additional time. Because the Brown Act does not allow the Planning Commission to take action on items not on the agenda, members will not enter into discussion with speakers but may briefly respond or instead refer the matter to staff for a report and recommendation at a future Planning Commission meeting. THREE OPTIONS FOR PARTICIPATING IN THE MEETING Option 1 – To Participate by email: 1. Send your comments by email to: planning@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. Pursuant to Assembly Bill No. 361, the Planning Commission may be conducted via teleconference/virtual meeting and there will be no in-person public access to the meeting location. AGENDA REGULAR PLANNING COMMISSION MEETING MARCH 1, 2022 2 Option 2 – To Participate and Provide Verbal Comments by Using Your Internet, then click on “Launch Meeting.” 1. Click the link: https://palmdesert.zoom.us/j/84739707419 Option 3 – To Listen and Provide Verbal Comments Using Your Telephone 1. Dial (for higher quality, dial a number based on your current location): Telephone US: +1 669 219 2599 or +1 669 900 9128 or +1 213 338 8477 or +1 602 753 0140 or +1 971 247 1195 or +1 253 215 8782 2. Enter the Webinar ID: 847 3970 7419 followed by #. 3. Indicate that you are a participant by pressing # to continue. 4. You will hear audio of the meeting in progress. Remain on the line if the meeting has not yet started. 5. During the meeting, Press *9 to raise your hand to be added to the queue to provide public comment. When it is your turn, City staff will announce your name or phone number and unmute your line 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.org. VI. CONSENT CALENDAR ALL MATTERS LISTED ON THE CONSENT CALENDAR ARE CONSIDERED TO BE ROUTINE AND WILL BE ENACTED BY ONE ROLL CALL VOTE. THERE WILL BE NO SEPARATE DISCUSSION OF THESE ITEMS UNLESS MEMBERS OF THE PLANNING COMMISSION 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 February 1, 2022. Rec: Approve as presented. B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application for a lot line adjustment at 106 Menil Place. Case No. PMW22-0001 (Egan Civil, Inc, Indio, California). Rec: By Minute Motion, approve Case No. PMW22-0001. VII. CONSENT ITEMS HELD OVER AGENDA REGULAR PLANNING COMMISSION MEETING MARCH 1, 2022 3 VIII. NEW BUSINESS None 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 of a recommendation to the City Council for the adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA), and approval of a Hillside Development Plan to construct a 1,103-square-foot casita on a property located at 72240 West Upper Way. Case No. PP21-0005 (Rodolfo Lizarde—Level 7, Palm Desert, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2808, recommending to the City Council to adopt a Notice of Exemption, and approve Case No. PP21-0005. XI. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. CULTURAL ARTS COMMITTEE B. PARKS & RECREATION COMMISSION XIII. REPORTS AND REMARKS XIV. ADJOURNMENT I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda for the Planning Commission was posted on the City Hall bulletin board not less than 72 hours prior to the meeting. Dated this 25th day of February 2022. Monica O’Reilly Monica O’Reilly, Management Specialist II CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION PRELIMINARY MINUTES TUESDAY, FEBRUARY 1, 2022 – 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair John Greenwood called the meeting to order at 6:01 p.m. II. ROLL CALL Present: Absent: Chair John Greenwood Commissioner Joseph Pradetto Vice-Chair Nancy DeLuna left at 6:35 p.m. Commissioner Ron Gregory Commissioner Lindsay Holt Also Present: Robert W. Hargreaves, City Attorney Craig Hayes, Assistant City Attorney Martín Alvarez, Director of Development Services Eric Ceja, Deputy Director of Development Services/Economic Development Rosie Lua, Principal Planner Nick Melloni, Associate Planner Kevin Swartz, Associate Planner Jessica Gonzales, Senior Management Analyst Monica O’Reilly, Management Specialist II III. PLEDGE OF ALLEGIANCE Commissioner Ron Gregory led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTIONS Director of Development Services Martín Alvarez summarized pertinent City Council actions from the meeting of January 27, 2022. V. ORAL COMMUNICATIONS None PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 1, 2021 2 VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of January 18, 2022. Rec: Approve as presented. B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application to adjust two parcels at 865 and 867 Rock River Road (APNs 652-360-008 & 652-360- 009). Case No. PMW 22-0002 (Egan Civil, Inc, Indio, California). Rec: By Minute Motion, approve Case No. PMW 22-0002. Upon a motion by Commissioner Gregory, seconded by Vice-Chair DeLuna, and a 4-0 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Gregory, and Holt; NOES: None; ABSENT: Pradetto). VII. CONSENT ITEMS HELD OVER None VIII. NEW BUSINESS None IX. CONTINUED BUSINESS None X. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION of a recommendation to the City Council for the adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA), and approval of a summary vacation of an unused portion of San Pablo Avenue right-of-way at the southeast corner of Fred Waring Drive and San Pablo Avenue to be in conformance with the City’s General Plan. (City of Palm Desert, California, Applicant). Note, the staff report(s) and Zoom video of the meeting are available on the City’s website. Click on the following link to access: www.planning-commission- information-center. Associate Planner Kevin Swartz presented the staff report and offered to answer any questions. Chair Greenwood declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. With no testimony offered, Chair Greenwood declared the public hearing closed. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 1, 2021 3 Commissioner Gregory moved to waive further reading and adopt Planning Commission Resolution No. 2806, approving a recommendation to the City Council to adopt a Notice of Exemption and approving a summary vacation. The motion was seconded by Vice-Chair DeLuna and was carried by a 4-0 vote (AYES: DeLuna, Greenwood, Gregory, and Holt; NOES: None; ABSENT: Pradetto). B. REQUEST FOR CONSIDERATION of a recommendation to the City Council for the adoption of a Mitigated Negative Declaration in accordance with CEQA, and approval of a Change of Zone to establish a higher residential density (eight (8) units per acre), Tentative Parcel Map 38033, and a Precise Plan to construct 32 single- story condominium units, clubhouse, and pool/spa on 3.91 acres at the southwest corner of Gerald Ford Drive and Shepherd Lane. Case Nos. CZ 21-0001, TPM 38033, and PP 21-0008 (Desert Luxury Apartments, Las Vegas, Nevada, Applicant). Mr. Swartz reviewed the staff report and offered to answer any questions. Commissioner Gregory disclosed that he works for a firm that provided engineering services for this project and recused himself. Chair Greenwood declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. Mr. John Danielian, the applicant, stated that they made modifications to the project to accommodate concerns from the adjacent neighbors and received 38 signatures supporting this project. The applicant answered questions from the Planning Commission. With no further testimony offered, Chair Greenwood declared the public hearing closed. The Planning Commission appreciated the applicant’s flexibility and thanked the applicant for providing a very nice project. Vice-Chair DeLuna moved to waive further reading and adopt Planning Commission Resolution No. 2807, approving a recommendation to the City Council to adopt a Mitigated Negative Declaration and approving Case Nos. CZ 21-0001, TPM 38033, and PP 21-0008. The motion was seconded by Commissioner Holt and was carried by a 3-0 vote (AYES: DeLuna, Greenwood, and Holt; NOES: None; ABSENT: Gregory and Pradetto). C. REQUEST FOR CONSIDERATION of a recommendation to the City Council to adopt a Mitigated Negative Declaration in accordance with CEQA, and approval of General Plan Amendment 21-0002 to amend the City’s Housing Element and Safety Element of the General Plan. Case No. GPA 21-0002 (City of Palm Desert, California, Applicant). Vice-Chair DeLuna disclosed that she works for a company that is involved with a property in the Housing Element and recused herself. Deputy Director of Development Services Eric Ceja gave a PowerPoint presentation reviewing the staff report in detail. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 1, 2021 4 Chair Greenwood noted that the public hearing was left open from the meeting on January 18 and invited public testimony FAVORING or OPPOSING this matter. With no testimony offered, Chair Greenwood declared the public hearing closed. Commissioner Gregory moved to waive further reading and adopt Planning Commission Resolution No. 2804, approving a recommendation to the City Council to adopt a Mitigated Negative Declaration and approval of Case No. GPA 21-0002. The motion was seconded by Commissioner Holt and was carried by a 3-0 vote (AYES: Gregory, Greenwood, and Holt; NOES: None; ABSENT: DeLuna and Pradetto). XI. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. CULTURAL ARTS COMMITTEE Commissioner Holt mentioned that she shared the latest San Pablo Corridor Art Plan and sample art pieces. B. PARKS & RECREATION COMMISSION Mr. Alvarez stated that the Commission and Planning and Public Works staff are working together to recommend to the City Council moving forward with a Request for Proposals to design a regional park in the northern part of the City. XIII. REPORTS AND REMARKS None XIV. ADJOURNMENT With the Planning Commission concurrence, Chair Greenwood adjourned the meeting at 6:41 p.m. JOHN GREENWOOD, CHAIR ATTEST: MARTĺN ALVAREZ, SECRETARY MONICA O’REILLY, RECORDING SECRETARY CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT INTEROFFICE MEMORANDUM To: Martín Alvarez, Director of Development Services From: Kevin Swartz, Associate Planner Date: March 1, 2022 Subject: Parcel Map Waiver No. 22-0001 The City Surveyor reviewed the above-referenced Parcel Map Waiver (PMW) for 106 Menil Place and found the PMW to be technically correct. PMW 22-0001: Applicant: Egan Civil, Inc. c/o: Benjamin Egan 42945 Madio Street, Suite A Indio, CA 92201 Owner: Sandy Investments, LLC c/o: Richard Pruter PO Box 1455 Palm Desert, CA 92261 EXHIBIT "A" LEGAL DESCRIPTION PARCEL MAP WAIVER 22-0001 PARCEL "A" — Adiusted Lot 2 of Tract No. 25161 That certain parcel of land located in the City of Palm Desert, County of Riverside, State of California, more particularly described as follows: Lot 2 of Tract No. 25161, as shown by a map on file in Book 226 of Maps, pages 17 through 30 inclusive, Records of said County; TOGETHER WITH that portion of Lot 46 of said Tract No. 25161 more particularly described as follows (TRANSFER PARCEL "46-2"): BEGINNING at the northeast corner of said Lot 2; Thence along the easterly prolongation of the northerly line of said Lot 2 South 71`27'24" East a distance of 11.01 feet to a line parallel with and 11.00 feet easterly, as measured at right angles, of the easterly line of said Lot 2, Thence along said parallel line South 20'23'18" West a distance of 97.72' feet to the easterly prolongation of the southerly line of said Lot 2; Thence leaving said parallel line and along said easterly prolongation North 73°45'48" West a distance of 11.03 feet to the southwest corner of said Lot 2; Thence along the easterly line of said Lot 2 North 20'23'18" East a distance of 98.16 feet to the POINT OF BEGINNING. ALL TOGETHER CONTAINING: 0.37 Acres, (16,058 Square Feet), more or less. SUBJECT TO all Covenants, Rights, Rights -of -Way and Easements of record. Graphically depicted on 'EXHIBIT "B", attached hereto and by this reference made a part hereof. PARCEL "B" — Adiusted Lot 46 of Tract No. 25161 That certain parcel of land located in the City of Palm Desert, County of Riverside, State of California, more particularly described as follows: Lot 46 of Tract No. 25161, as shown by a map on file in Book 226 of Maps, pages 17 through 30 inclusive, Records of said County; Page 1 of 4 EXCEPTING THEREFROM that portion of Lot 46 of said Tract No. 25161 more particularly described as follows (TRANSFER PARCEL "46-2"): BEGINNING at the northeast corner of said Lot 2; Thence along the easterly prolongation of the northerly line of said Lot 2 South 71`27'24" East a distance of 11.01 feet to a line parallel with and 11.00 feet easterly, as measured at right angles, of the easterly line of said Lot 2, Thence along said parallel line South 20"23'18" West a distance of 97.72' feet to the easterly prolongation of the southerly line of said Lot 2; Thence leaving said parallel line and along said easterly prolongation North 73°45'48" West a distance of 11.03 feet to the southwest corner of said Lot 2; Thence along the easterly line of said Lot 2 North 20'23'18" East a distance of 98.16 feet to the POINT OF BEGINNING. ALSO EXCEPTING THEREFROM that portion of said lot described as follows: BEGINNING at the Northeast corner of Lot 5 of said Tract No. 25161, said point also being on the Westerly line of said Lot 46; Thence South 79'17'17" East a distance of 4.01 feet; Thence South 06°49'12" West a distance of 97.84 feet; Thence North 81'38'10" West a distance of 4.00 feet to the Southeast corner of said Lot 5; Thence North 06,49'12" East a distance of 98.00 feet to the POINT OF BEGINNING. Pursuant to Certificate of Compliance PMW 97-20 recorded September 3, 1997 as Instrument No. 319701, Official Records of said County. ALSO EXCEPTING THEREFROM that portion of said lot described as follows: BEGINNING at the southernmost corner of said Lot 14 of said Tract No. 25161; Thence North 43,54'38" East along the Southerly line of Lot 14, a distance of 94.00 feet, distant thereon South 43°54'38" West 28.11 feet from the Southeasterly corner of said Lot 14; Thence leaving said Southerly line, South 12°12'33" West a distance of 39.96 feet, to a line 21.00 feet Southerly and parallel with the Southerly line of said Lot 14; Thence South 43'54'38" West a distance of 63.87 feet to a point on the Westerly line of said Lot 46, said point being on a non -tangent curve concave to the Northeast and having a radius of 282.00 feet, and through which point a radial line bears North 52'10'50" East; Page 2 of 4 Thence Northwesterly along said curve a distance of 21.36 feet through a central angle of 420'24" to the POINT OF BEGINNING. Pursuant to Certificate of Compliance PMW 04-03 recorded April 29, 2004 as Instrument No. 2004- 0317407, Official Records of said County. ALSO EXCEPTING THEREFROM that portion of said lot described as follows: BEGINNING at the Southwesterly corner of Lot 31 of said Tract 25161; Thence along a Westerly prolongation of the Southerly line of said Lot 31 North 88IE36'18" West a distance of 10.00 feet; Thence North 12°32'51" West a distance of 63.00 feet; Thence North 26°49'14" East a distance of 34.00 feet to the Northwesterly corner of said Lot 31; Thence along the Westerly line of said Lot 31 South 05°10'38" East a distance of 92.46 feet to the POINT OF BEGINNING. Pursuant to Certificate of Compliance PMW 07-14 recorded July 30, 2007 as Instrument No. 2007- 0491358, Official Records of said County. ALSO EXCEPTING THEREFROM, that portion of said lot described as follows: That certain parcel of land situated in the City of Palm Desert, County of Riverside, State of California, - being a portion of Lot 46, as shown on Tract No. 25161 filed in Book 226, Pages 17 through 30, inclusive of Maps in the Office of the County Recorder of said County of Riverside, more particularly described as follows: COMMENCING at the northwest corner of Lot 23 of said Tract No. 25161; Thence along the westerly line of said Lot 23, South 20'30'54" West 95.00 feet to the southwest corner of said Lot 23 and the TRUE POINT OF BEGINNING; Thence South 58°12'55" East 110.42 feet along the southerly line of said Lot 23 to a point on a non - tangent curve concave northwesterly and having a radius of 282.00 feet, a radial line of said curve from said point bears North 41"50'35" West, said curve being on the northerly right-of-way line of Tamil Place, said point also being the southerly most corner of said Lot 23; Thence along said curve and said northerly right-of-way line, southwesterly 47.93 feet through a central angle of 09"44'20" Thence North 50"46'51" West 87.16 feet; Page 3 of 4 Thence North 20°30'54" East 34.00 feet; to the TRUE POINT OF BEGINNING. Pursuant to Certificate of Compliance PMW 07-04, recorded October 8, 2008 as Instrument No. 2008- 0535020 of Official Records. ALSO EXCEPTING THEREFROM all oil, gas and mineral deposits, together with the right to prospect for, mine and remove the same as reserved by the United States of America in the patent recorded April 26, 1991 as Instrument No. 35226, October 18, 1960 as Instrument No. 89920 and September 13, 1961 as Instrument No. 78638 all of Official Records of Riverside County, California. ALL TOGETHER CONTAINING: 8.49 Acres, more or less. SUBJECT TO all Covenants, Rights, Rights -of -Way and Easements of record. Graphically depicted on 'EXHIBIT "B"', attached hereto and by this reference made a part hereof. This legal description was prepared by me or under my direction. Benjamin Daniel Egan, PLS 8756 Prepared: February 2, 2022 ;Nl- LAND .NOD NO. 8756 s� '5 Page 4 of 4 OF CkS 2/04/2022 STAFF REPORT CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT MEETING DATE: March 1, 2022 PREPARED BY: Nick Melloni, Associate Planner REQUEST: Consideration of a recommendation to the City Council for the adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA), and approval of a Hillside Development Plan (HDP) to construct a 1,103-square-foot casita on a property located at 72240 West Upper Way. Recommendation Waive further reading and adopt Planning Commission Resolution No. 2808 recommending to the City Council. 1. Adoption of a Notice of Exemption. 2. Approval of Case No. PP21-0005 to construct a 1,103-square-foot casita on a property located at 72240 Upper Way West. Architectural Review Commission Recommendation The Architecture Review Commission (ARC) reviewed the project at two (2) separate meetings, April 27, 2021, and February 8, 2022. On April 27, 2021, the applicant presented the project to the ARC as a discussion item to seek preliminary architecture comments from the Commission. No formal action was taken; however, the Commission requested additional renderings and line of sight exhibits to depict how the structure would integrate into the hillside setting. On February 8, 2022, the applicant presented an updated design package, which incorporated additional exhibits, line of sights, design considerations, including grading to reduce the apparent height of the casita from properties to the east and south, and desert native landscaping. The ARC found the design modifications to the site plan acceptable and that the structure integrated well into the hillside as viewed from properties in the surrounding area. The ARC approved the project in a 6-0 vote subject to the following: 1. Explore other material options for stone veneer detail with consideration to angular cuts necessary for the application of materials. If the stone veneer is not used, a dark color should be used in this area to assist with breaking up the façade. March 1, 2022 – Staff Report Case No. PP21-0005 West Upper Way Casita Page 2 of 8 2. Consider increasing the massing of areas in which the stone veneer is applied. 3. Street exposed windows should be recessed. 4. The fascia should be a metal material; avoid the use of wood for exterior finishes. 5. Incorporate different materials or colors for a cool roof instead of the proposed white to minimize contrast to the surrounding natural hillside environment. 6. Staff shall develop conditions of approval that assure all exterior building finishes, paving, ground covers, and re-naturalized slopes are appropriate to the hillside area before the project proceeds to the Planning Commission. Item Nos. 1-5 have not been addressed in the plan set presented to the Planning Commission at this time. These items are incorporated as conditions of approval on draft Planning Commission Resolution No. 2808. Staff has prepared conditions of approval per Item No. 6 of the ARC approval. These conditions are included in the draft resolution attached to this staff report. Executive Summary Approval of staff’s recommendation will adopt a resolution recommending approval of a HDP to the City Council for the development of a detached 1,103-square-foot, single-story casita on a 5.06-acre residential lot located at 72240 West Upper Way. If approved by Planning Commission, the project will proceed to a public hearing before the City Council for a final decision. The project conforms to the applicable requirements of the City’s General Plan and the development standards and guidelines for the Hillside Planned Residential Zone. The project has been reviewed by staff and incorporates design strategies to ensure the development and grading are integrated into the hillside area by preserving natural contours and topographic features and re-naturalizing areas of cut and fill. The development was reviewed and found to be exempt from CEQA review as the proposal is a small structure. The review has determined that this type of project will have no significant environmental impacts. Background A. Property Description: The project site is a 5.06-acre residential parcel composed of steep sloping areas generally located in the hillside areas along West Upper Way, to the west of Highway 74, and the Palm Valley Storm Channel. The project site is developed with a 2,873-square-foot single- family residence and detached garage, which were originally constructed in the 1960s under the jurisdiction of the County of Riverside. There are two additional vacant graded pads located on the site, where the hillside terrain has been partially leveled by rough grading. There is no record of approval or grading permits for the two remaining pads located on the parcel. March 1, 2022 – Staff Report Case No. PP21-0005 West Upper Way Casita Page 3 of 8 The western and southern portions of the parcel feature steep sloping hillside areas, with grades ranging between 20% and 57%, which are undevelopable. Access to the site is provided by a privately maintained, paved access road that bifurcates the property. Properties to the north, south, and east are hillside areas developed with single-family residential dwellings. Properties further to the west are hillside conservation areas and the Stone Eagle Golf Club. B. Zoning and General Plan Designation: Zone: HPR – Hillside Planned Residential General Plan: Rural Neighborhood C. Adjacent Zoning and Land Use: North: HPR – Single-family residence South: HPR – Single-family residence East: HPR – Vacant hillside property and private access roads West: OS – Open Space – Vacant conservation land Project Description The project is a HDP to construct a single-story, detached 1,103-square-foot casita on a 5.06-acre property located at 72240 Upper Way West in the hillside west of Highway 74. The casita will contain two bedrooms, two bathrooms, a central seating area, and a single-car attached carport. No kitchen is included on the floor plan. The casita will be located on an existing previously rough-graded pad. The applicant will grade a portion of the existing pad by exporting dirt to lower the pad height for the new casita to reduce views of the structure from downhill properties in surrounding areas. A. Site Plan: The project will construct a single detached residential casita structure on the site. The casita will be located on an existing graded pad located approximately 180’-0” to the south of the primary dwelling. Vehicle access to the site will be provided by an existing paved private access road running through the site. The applicant will install 2,550 square feet of concrete paving to create access for the casita by joining the existing private access road. Proposed grading is limited to preserve sloping hillside and undisturbed areas of the site. B. Architecture: The architecture of the proposed casita is desert contemporary and characterized by a butterfly-shaped roof and earth tone finishes. Exterior finishes include tan stucco, stack stone veneer, and exposed wood underside of the roof. The roof will utilize an acrylic-cool roof that will be finished in a tan or brown color that will blend into the surrounding hillside. The top of the roof will extend to a height of 16 feet, 7 inches, and the central portion will sit at a height of 13 feet, 0 inches. March 1, 2022 – Staff Report Case No. PP21-0005 West Upper Way Casita Page 4 of 8 C. Landscaping: The preliminary landscape plan shows the use of desert native vegetation. The plan proposes three (3) Washingtonia Filifera adjacent to the private road and one (1) Desert Museum Palo Verde. The plant palette also features the use of desert native shrubs such as Brittlebush, Coyote Bush, Creosote Bush, and Red Yucca. Cacti and agave are used as accent plantings in areas adjacent to the proposed structure where they are not visible from surrounding or downhill properties. Analysis The project site is designated Rural Residential (RR) by the Palm Desert General Plan Land Use Element (see page 30 of the General Plan). This designation is intended to conserve natural areas while providing the lowest intensity and amount of neighborhood development. Residential uses are permitted at densities of 0.05 to 1.0 dwelling units per acre. Uses such as guest houses may also be allowed. The project site is zoned Hillside Planned Residential (HPR), which allows residential uses at densities of one (1) dwelling unit per acre, subject to the approval of the City Council per Chapter 25.78 of the Palm Desert Municipal Code (PDMC). Land Use Compatibility The project is consistent with the Palm Desert General Plan goals and policies of the Land Use Element. The proposal is a guest casita and not considered an additional dwelling unit for the purposes of calculating residential density. The project, therefore, falls within the allowable density range established for the RR land use designation. Additionally, the project conforms with the intended built form and character established for the RR designation as the proposed development of the site is limited and preserves existing natural hillside areas located on the project site. The proposed project is consistent with the Goals and Policies of the General Plan, as demonstrated below: Land Use: Policy No. 3.1.5 Hillside Development. Limit development and grading in areas with slopes greater than 20 percent and limit the density and intensity of development in areas with slopes between 10 and 19 percent. – The proposed development limits grading to areas of the site with a grade less than 10%. Areas with grades greater than 10% are avoided or preserved. Policy No. 3.8.7 Natural environment. Maintain and enhance the natural environment as critical to the attraction of tourists and ensure that new development does not adversely affect the natural environment as a tourist draw. – The proposed development implements sensitive grading practices and architecture to integrate into the hillside area and does not adversely impact views of the hillside which are a characteristic element to the natural environment of the City of Palm Desert. Environmental Resources: Policy No. 6.2.3 Hillside grading. Continue to require the preparation of a grading analysis on hillside development to pre-determine where development should occur so as to minimize the March 1, 2022 – Staff Report Case No. PP21-0005 West Upper Way Casita Page 5 of 8 impact of new development on views of the City’s hillsides. – The project has designed the grading plan to integrate the development into the hillside and preserve sloped areas and the impact on views of the hillside area. Development Standards The project is subject to the development standards set forth by the PDMC Section 25.10 and 25.10.050(A) for the Hillside Planned Residential (HPR) Zone. The proposal conforms with the applicable standards of the HPR zone. A conformance determination of the project is provided for reference. Figure 1 – Project Conformance Determination STANDARD HPR ZONE PROJECT CONFORMS Height - 16’-7” N/A Front Setback - 41’-0” N/A Rear Setback - 582’-0” N/A Interior Side Setback - 47’-4” N/A Street Side Setback - - N/A Parking - 1 covered space Yes Maximum Dwelling Unit Size 4,000 square-feet 3,976 square-feet Yes Lot Coverage 10% 1.8% Yes Grading Grading associated with hillside development shall be evaluated based on consistency with the following design criteria per PDMC 25.10.050 (A)(9): A. Preserve natural contours of the land to avoid extensive cut and fill slopes to reduce the need for a staircase effect within developments. The proposed grading will disturb an area of 7,066 square feet (3.2%) of the existing site. Approximately 200 cubic yards of export are anticipated. The cut areas will reduce the elevation by approximately 3 feet, 0 inches. The grading preserves a natural berm around the perimeter of the casita pad to assist with screening the structure. No extensive cut or fill proposing in unnatural staircase-like pads are proposed. B. Architecture and landscape design which blends with the natural terrain to the greatest practical extent. The applicant proposes a contemporary architectural style with a prominent butterfly roof that blends into the hillside due to the color and low visibility within the hillside. The proposed structure is not on a prominent ridgeline and will have minimal visibility. The proposed landscaping utilizes a desert native plant palette to blend into the hillside area. March 1, 2022 – Staff Report Case No. PP21-0005 West Upper Way Casita Page 6 of 8 C. Retention and protection of undisturbed viewsheds, natural landmarks, and features including vistas and the natural skyline as integral elements. The proposed grading will occur on a previously disturbed portion of the site and shall be conditioned to re-naturalize previously cut portions of the hill area. The grading does not propose additional cuts or fills that would detract from undisturbed viewsheds, natural landmarks, or remove existing features such as boulders or other integral elements. D. Building Pad Area. The maximum area permanently disturbed by grading shall not exceed 10,000 square feet. The building pad area of the existing residence and proposed casita are approximately 8,602 square feet and less than the 10,000-square-foot limit required by the PDMC. E. Access Road or Driveway. Maximum permanent grading disturbance of natural terrain for the development of access to the approved building pad shall be 3,000 square feet. Roads shall be located and designed to blend with the natural terrain to the greatest practical extent consistent with the grading provisions listed in this subsection A.2. The proposed grading design includes an existing flat area of the site with approximately 2,550 square-feet of concrete. Theis new hard surface area is located towards the western rear portion of the site where it is less visible from areas to the south and east which look towards the hillside. Additionally, the project shall be conditioned to treat all new hard surface areas with natural color finishes to better blend into the hillside. F. Re-naturalization. All cuts, fills, or other areas temporarily disturbed by grading shall be re-naturalized, colored, and landscaped to blend with the adjacent undisturbed natural terrain to the satisfaction of the City Council. The project shall be conditioned to treat all new hard surface areas with natural color finishes to better blend into the hillside. Additionally, any disturbed grading areas will be re-naturalized or colored to blend with the adjacent undisturbed natural terrain. Public Input Public Notification: Public noticing was conducted for the March 1, 2022, Planning Commission meeting in accordance with PDMC Section 25.60.060 and additional requirements set by PDMC Section 25.78.020 (C)(2). A public hearing notice was published on Friday, February 18, 2022, in The Desert Sun. Additionally, notices were mailed to all property owners within 4,000 feet of the project site for a total of 1,713 public hearing notices. March 1, 2022 – Staff Report Case No. PP21-0005 West Upper Way Casita Page 7 of 8 Public Comments: City staff has not received comments in favor or opposition to the proposed project. Staff received several calls inquiring about the reason for the notice; however, did not express comments in favor or against the proposal. Environmental Review - CEQA Staff recommends that the Planning Commission find that the project is exempt from CEQA according to Section 15303 of the CEQA guidelines since the project is a Class 3 exemption for new construction or conversion of small structures. Class 3 is intended for projects characterized as new construction of small structures, which includes the construction of one single-family residence or a second dwelling in a residential zone. The property is zoned HPR, which permits the construction of residential structures and accessory structures. 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 3 exemption as it is a small residential guest house structure on a lot containing an existing primary residential structure. 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 surrounding areas is developed with limited single-family residential and similar residential structures such as casitas or accessory structures such as garages. 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 not located within an urban area per Fire Hazard Severity Zone maps available from the Riverside County Fire Department and depicted on Figure 8.6 on Page 120 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. 4. The project site is not located in proximity to any scenic highway. The nearest officially designated as a scenic highway are portions of State Route 74 located south of the Palm Desert City Limits. 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. March 1, 2022 – Staff Report Case No. PP21-0005 West Upper Way Casita Page 8 of 8 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 recommends that the Planning Commission adopt a Notice of Exemption for the project. Findings of Approval Findings can be made in support of the project and in accordance with the City’s Municipal Code. Findings in support of this project are contained in Planning Commission Resolution No. 2808, attached to this staff report. LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW ASSISTANT CITY MANAGER N/A Robert W. Hargreaves City Attorney Martin Alvarez Martin Alvarez, Director of Development Services N/A Janet Moore Director of Finance N/A Andy Firestine Assistant City Manager City Manager: L. Todd Hileman: N/A APPLICANT: Rodolfo Lizarde–Level 7 74350 Goleta Avenue Palm Desert, CA 92260 ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2808 2. Public Hearing Notice 3. Notice of Exemption 4. ARC Notice of Action and Minutes for July 27, 2021 5. Project Plans PLANNING COMMISSION RESOLUTION NO. 2808 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, CONSIDERING A RECOMMENDATION TO THE CITY COUNCIL FOR THE ADOPTION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVAL OF A HILLSIDE DEVELOPMENT PLAN TO CONSTRUCT A 1,103-SQUARE-FOOT CASITA ON A PROPERTY LOCATED AT 72240 WEST UPPER WAY CASE NO. PP21-0005 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 1st day of March 2022, hold a duly noticed public hearing to consider the request by Rodolfo Lizarde– Level 7, for approval of the above-noted project request; and WHEREAS, the Architectural Review Commission of the City of Palm Desert, California, did on the 8th day of February 2022, consider the request by Rodolfo Lizarde–Level 7 at its meeting and recommended approval to the Planning Commission of the above-noted project request; and WHEREAS, the project complies with the goals and policies contained in the City’s General Plan that promote sensitive grading practices for hillside development, preservation of scenic mountain views, and preservation of the natural environment; and WHEREAS, the project conforms with the Hillside Planned Residential (HPR) zone with the proposed addition of a residential casita; and WHEREAS, the project maintains a land-use pattern that provides an attractive building design that will integrate well with the hillside area and does not adversely impact views of the hillside area; 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 15303 New Construction or Conversion of Small Structures (Class 3) 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 WHEREAS, at said the 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, which are outlined in the staff report, exist to justify approval of said request: PLANNING COMMISSION RESOLUTION NO. 2808 2 NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. The proposed project has been reviewed pursuant to the requirements of California Environmental Quality Act (CEQA) and the State CEQA Guidelines. The Project is exempt from CEQA pursuant Guidelines Section 15303, New Construction or Conversion of Small Structures. The project involves the construction of an 1,103-square-foot, single-story detached residential casita on a parcel containing an existing primary residence. The project site is zone Hillside Planned Residential (HPR) which allows the development of single-family residential dwellings and accessory structures such as guest houses. The Planning Commission, based on the staff report and materials and testimony presented during the hearing, based on its own independent judgment, hereby finds that no further environmental review is required because the project is exempt from CEQA pursuant to CEQA Guidelines Section 15303. 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 3 exemption as it is a small residential guest house structure on a lot containing an existing primary residential structure. 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 surrounding areas is developed with limited single-family residential and similar residential structures such as casitas or accessory structures such as garages. 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 not located within an urban area per Fire Hazard Severity Zone maps available from the Riverside County Fire Department and depicted on Figure 8.6 on Page 120 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. 4. The project site is not located in proximity to any scenic highway. The nearest officially designated as a scenic highway are portions of State Route 74 located south of the Palm Desert City Limits. 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. PLANNING COMMISSION RESOLUTION NO. 2808 3 6. The project site does not contain any existing designated historic resource and is not within a designated historic preservation district. SECTION 2. Project Recommendations. The Planning Commission hereby recommends the City Council approve and adopt the Hillside Development Plan application for the project. SECTION 3. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City’s office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Martin Alvarez, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings. SECTION 4. Execution of Resolution. The Chairperson of the Planning Commission will sign this Resolution, and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. 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 recommend approval to the City Council of Case No. PP21-0005. PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 1st day of March 2022, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN GREENWOOD, CHAIR ATTEST: MARTIN ALVARES, SECRETARY PALM DESERT PLANNING COMMISSION PLANNING COMMISSION RESOLUTION NO. 2808 4 EXHIBIT “A” CONDITIONS OF APPROVAL CASE NO. PP 21-0005 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, the 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 in order 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 in order 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. The Hillside Development Plan (HDP) shall expire if construction of the said project shall not commence within two years from the date of final approval unless an extension of time is granted; otherwise, said approval shall become null, void, and of no effect whatsoever. 5. Any proposed changes to this HDP will require an amendment to the application, which will result in a new public hearing. 6. 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. PLANNING COMMISSION RESOLUTION NO. 2808 5 7. Construction of said project shall commence within two years from the date of final approval unless an extension of time is granted; otherwise, said approval shall become null, void, and of no effect whatsoever. 8. Any proposed modifications to this approval shall require an amendment to the application, which will result in a new public hearing. 9. 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. 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 plans shall be submitted in accordance with PDMC Section 24.16 for any landscape, architectural, street, or other lighting types within the project area. 12. All exterior lighting sources shall be fully shielded and directed downwards and is subject to approval by the Palm Desert Development Services Department. Luminaries with total lamp lumens above sixteen thousand lumens shall not be used. 13. Final landscape and irrigation documents shall be prepared by a landscape architect registered with the State of California and shall be submitted to the City’s Development Services Department 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. 14. 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). Furthermore, the plans shall identify responsibility for the continued maintenance (such as homeowners’ association, landscape maintenance district, property owner, etc.). 15. All exterior equipment, and all appurtenances thereto, shall be completely screened from public view by 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. No rooftop equipment shall be permitted. 16. 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. PLANNING COMMISSION RESOLUTION NO. 2808 6 17. The applicant shall comply with the recommendations made by the City’s Architectural Review Commission (ARC), as referenced in the February 8, 2022, Notice of Action. 18. The applicant or any successor in interest shall comply with all applicable local, state, and federal laws and regulations. 19. 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. 20. The final design of all site walls shall be subject to review and approval by the Palm Desert Development Services Department. The design, material, color, and finish of all site walls shall be designed to integrate with the surrounding undisturbed natural hillside area in terms of color, form, and material. 21. The applicant shall ensure all proposed groundcover, paving, and other hardscapes shall be finished in a color that is compatible with the undisturbed natural terrain of the surrounding hillside area. 22. All cuts, fills, or other areas temporarily disturbed by grading shall be re-naturalized, colored, and landscaped to blend with the adjacent undisturbed natural terrain. 23. The exterior color of the casita structure shall be selected to blend with the adjacent undisturbed natural terrain. 24. The approved pad elevation of the casita shall be 768.50, as shown on the approved preliminary grading plan. Modifications to the approved pad height shall require approval by the Planning Commission, accompanied by additional plans and information to assess the impact on views of the hillside. 25. All landscaping shall match the approved landscape plan. Modifications to the approved landscaping plan shall be subject to review by the Development Services Department to assess the impact on views of the hillside. Dense landscape plantings and the use of non- native desert plantings are discouraged. Landscaping shall blend into the hillside and reflect the visual patterns found naturally in the adjacent natural terrain. LAND DEVELOPMENT DIVISION: 26. Prior to grading permit issuance, the applicant shall submit grading and landscape plans for review and approval by the Land Development Division. 27. Submit a PM10 application to the Land Development Division for approval. The applicant shall comply with all provisions of PDMC Section 24.12 regarding Fugitive Dust Control. 28. In accordance with PDMC Section 27.12, all manufactured slopes shall be planted or otherwise protected from the effects of stormwater runoff and erosion. 29. The applicant shall submit an erosion control plan for review and approval with the submittal of the precise grading plan. PLANNING COMMISSION RESOLUTION NO. 2808 7 30. The applicant shall abide by all provisions of City of Palm Desert Ordinance 843, Section 24.20 Stormwater Management and Discharge Ordinance. 31. Any deviation from the approved plans shall be reviewed for approval by the City Engineer prior to work commencing. 32. The applicant shall submit a geotechnical report with the grading plans for review and approval by the City Engineer. BUILDING AND SAFETY DIVISION: 33. This project shall comply with the latest adopted edition of the following codes: A. California Building Code and its appendices and standards. B. California Residential Code and its appendices and standards B. California Plumbing Code and its appendices and standards. C. California Mechanical Code and its appendices and standards. D. California Electrical Code. E. California Energy Code. F. California Green Building Standards Code G. Title 24, California Code of Regulations. H. California Fire Code and its appendices and standards. 34. The applicant shall coordinate directly with: Riverside County Fire Marshal’s Office CAL FIRE/Riverside County Fire Department 77933 Las Montañas Road, Ste 201, Palm Desert, CA 92211 Main: 760-863-8886 35. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per PDMC, Title 5. 36. 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. 37. Address numerals shall comply with Palm Desert Ordinance No. 1351 (PDMC 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. The applicant may request a copy of Ordinance 1351 or PDMC Section 15.28 from the Building and Safety Division counter staff. FIRE DEPARTMENT: 38. Fire Hydrants and Fire Flow: An existing fire hydrant capable of providing the minimum required fire flow appears to be located on Upper Way West; however, since the hydrant is more than 400 feet from the home, as measured by an approved route, an automatic fire PLANNING COMMISSION RESOLUTION NO. 2808 8 sprinkler system is required for the home. Fire sprinkler plans shall be submitted to the Office of the Fire Marshal for review and approval prior to installation. Reference 2019 California Fire Code (CFC) 507.5.1. 39. Fire Department Access: Prior to building permit issuance, a fire access site plan shall be approved. Electric gates shall be provided with Knox key switches to allow for rapid emergency access. Manual gates normally maintained locked should be provided with a Knox Box or Knox padlock. CFC 503.1.1, and 506.1. 40. Gate Access: Electric gate operators shall be provided with Knox key switches. Electric gate operators shall also be connected to a remote signal receiver compatible for use with the preemption devices on the Riverside County fire apparatus. The gate shall automatically open upon receiving a remote signal from the fire apparatus and remain in the fully open position for a minimum of 30 seconds. Ref. CFC 506.1. END OF CONDITIONS OF APPROVAL G:\Planning\Nick Melloni\Cases\PP\PP 21-0005 - Upper Way West Casita\PC\1. PP 21-0005 - Public Hearing Notice.docx CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 21-0005 NOTICE OF A PUBLIC HEARING BEFORE THE CITY OF PALM DESERT PLANNING COMMISSION TO CONSIDER A REQUEST BY LEVEL 7, FOR A RECOMMENDATION TO THE CITY COUNCIL FOR THE ADOPTION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND APPROVAL OF A HILLSIDE DEVELOPMENT PLAN TO CONSTRUCT A DETACHED CASITA AT 72240 WEST UPPER WAY. 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 15303: Class 3 – New Construction or Conversion of Small Structures. Project Location/Description: Project Location: 72240 West Upper Way (Assessor’s Parcel Number 628-130-007) Project Description: The project applicant, Level 7, is requesting a Hillside Development Plan to construct a detached, single-story, 1,103-square-foot residential casita on a parcel developed with an existing residential dwelling. Recommendation: Staff is recommending that the Planning Commission adopt a resolution recommending approval to the City Council of the project request, subject to the findings and conditions of approval. Public Hearing: The public hearing will be held before the Planning Commission on Tuesday, March 1, 2022, 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 February 18, 2022, to March 1, 2022. Public Review: The project application is 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 FEBRUARY 18, 2022 PALM DESERT PLANNING COMMISSION Notice of Exemption FORM “B” NOTICE OF EXEMPTION TO: Office of Planning and Research P. O. Box 3044, Room 113 Sacramento, CA 95812-3044 FROM: City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 Clerk of the Board of Supervisors or County Clerk County of: Riverside 2724 Gateway Dr, Riverside, CA 92507 1. Project Title: PP 21-0005 2. Project Applicant: Level 7 - Rodolfo Lizard 3. Project Location – Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): 72240 West Upper Way / APN: 628130007 4. (a) Project Location – City: Palm Desert (b) Project Location – County: Riverside 5. Description of nature, purpose, and beneficiaries of Project: The Project is a Hillside Development Plan to construct a single-story 1,103-square-foot residential casita on a lot containing an existing primary dwelling. 6. Name of Public Agency approving project: City of Palm Desert 7. Name of Person or Agency undertaking the project, including any person undertaking an activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity: Rodolfo Lizarde – Level 7 8. Exempt status: (check one) (a) Ministerial project. (Pub. Res. Code § 21080(b)(1); State CEQA Guidelines § 15268) (b) Not a project. (c) Emergency Project. (Pub. Res. Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c)) (d) Categorical Exemption. State type and section number: Class 3 “Construction of Small Structures”; State CEQA Guidelines §15303 (e) Declared Emergency. (Pub. Res. Code § 21080(b)(3); State CEQA Guidelines § 15269(a)) (f) Statutory Exemption. State Code section number: (g) Other. Explanation: General Rule – Section 15061(b)(3) 9. Reason why project was exempt: This proposal is consistent with the City’s General Plan and zoning regulations; the project is the construction of a residential casita on a lot with an Notice of Exemption FORM “B” existing primary residence. 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. Has a Notice of Exemption been filed by the public agency approving the project?  Yes  No 13. Was a public hearing held by the lead agency to consider the exemption?  Yes  No If yes, the date of the public hearing was: TBD Signature:__________________________________ Date:_______________ Title:__________________________  Signed by Lead Agency  Signed by Applicant Date Received for Filing: (Clerk Stamp Here) Authority cited: Sections 21083 and 21100, Public Resources Code. Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION February 17, 2022 Rodolfo Lizarde – Level 7 74350 Goleta Avenue Palm Desert, CA 92260 Subject: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan for a Hillside Development Plan to construct a 1,103-square-foot casita on a property located at 72240 Upper Way West. The Architectural Review Commission of the City of Palm Desert considered your request at its meeting of February 8, 2022: By Minute Motion, the Architectural Review Commission approved Case No. PP 21-0005, subject to the following: 1) Explore other material options for stone veneer detail with consideration to angular cuts necessary for application of material, if stone veneer is not used a dark color should be used in this area to assist with breaking up façade; 2) Consider increasing the massing of areas which the stone veneer is applied; 3) Street exposed windows should be recessed; 4) Fascia should be a metal material, avoid use of wood; 5) Incorporate different materials/color for cool roof instead of proposed white to minimize contrast to surrounding natural environment; and 6) Staff shall develop conditions of approval that assure all exterior building finishes, paving, ground covers, and re-naturalized slopes are appropriate to the hillside area prior to the project proceeding to Planning Commission. The motion carried with a 6-0 vote. (AYES: Lambell, Latkovic, McAuliffe, McIntosh, Vuksic and Van Vliet; NOES: None; ABSENT: None) 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, ROSIE LUA, SECRETARY ARCHITECTURAL REVIEW COMMISSION cc: File CITY OF PALM DESERT ARCHITECTURAL REVIEW COMMISSION MINUTES TUESDAY, FEBRUARY 8, 2022 – 12:30 P.M. ZOOM VIRTUAL MEETING CITY OF PALM DESERT, CA I. CALL TO ORDER Chair Van Vliet called the meeting to order at 12:34 p.m. II. ROLL CALL Current Meeting Year to Date Commissioners Present Absent Present Absent Chris Van Vliet, Chair X 13 0 Karel Lambell, Vice Chair X 13 0 Nicholas Latkovic X 13 0 Michael McAuliffe X 13 0 Jim McIntosh X 13 0 Juan Mireles (Resigned) 8 1 John Vuksic X 12 1 Also Present: Rosie Lua, Principal Planner Kevin Swartz, Associate Planner Nick Melloni, Associate Planner Mitchell Wexler, Assistant Planner Melinda Gonzalez, Recording Secretary III. ORAL COMMUNICATIONS Principal Planner, Rosie Lua, read aloud oral communications advising the public of their opportunity to speak on items not on the agenda at this time in the meeting. No public comments were provided. IV. APPROVAL OF MINUTES A. MINUTES of the Architectural Review Commission meeting of January 25, 2022. Rec: Approve as presented. MINUTES ARCHITECTURAL REVIEW COMMISSION FEBRUARY 8, 2022 2 Upon a motion by Vice Chair Lambell, seconded by Commissioner Vuksic, and a 6-0 vote of the Architectural Review Commission, the minutes for January 25, 2022, were approved as presented. (AYES: Lambell, Latkovic, McAuliffe, McIntosh, Van Vliet and Vuksic; NOES: None; ABSENT: None). V. CASES It should be noted, associated staff reports, memos, attachments, and discussion on the following items can be viewed by visiting the Architectural Review Commission Information Center website at, https://www.cityofpalmdesert.org/our-city/committees- and-commissions/architectural-review-commission-information-center. A. FINAL DRAWINGS 1. CASE NO: MISC 21-0032 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a request to modify the architecture for an approved 388-unit multi-family apartment community, PP/CUP 16-394, formerly known as “The Sands” apartments located on a vacant 18.13-acre parcel on the south side of Hovley Lane East. APPLICANT AND ADDRESS: Bravo Gardens Apartments LLC, Palm Desert, CA 92260 LOCATION: SE Corner of Hovley Lane East and Jasmine Court ZONE: PR-17.5 Associate Planner, Nick Melloni, presented the item. Mr. Melloni noted this item previously appeared before the Commission on December 14, 2021 and was continued with numerous comments from the Commission for the applicant to address. Mr. Melloni advised the applicant provided a letter with responses to each of the comments from the Commission which was included in their resubmittal. Mr. Melloni turned the presentation over to the applicant and their architect, Vince Chupka, who answered questions from the Commission and provided additional details on the proposed architectural modifications to the project’s residential buildings and clubhouse. Discussion on the item ensued with Commissioners providing comments and concerns for the project. Principal Planner, Rosie Lua, invited comments from the public, to which there were none. Upon a motion by Commissioner Vuksic, seconded by Commissioner Latkovic, and a 5-1 vote of the Architectural Review Commission, Case No. MISC 21-0032, was approved subject to the following: 1) Revisit prominent architectural forms, massing and breaks in plane, with particular attention to details that cover multiple stories, proportion, depth, and size; 2) Revisit three- story arch design, consider the use of a base or other elements to provide more mass to the outer plane of the arch; 3) Revisit and increase depth of 6-inch wall MINUTES ARCHITECTURAL REVIEW COMMISSION FEBRUARY 8, 2022 3 masses; 4) Explore alternative options for placement of mechanical equipment to avoid overcrowding and excessive noise; 5) All mechanical equipment should be properly screened with access for service, use of other methods of screening in addition to landscape is encouraged; 6) Applicant will work with Planning staff to develop a landscape maintenance agreement which will ensure the upkeep of landscape utilized for screening and as a buffer between the project and Via Venezia; and 7) Project will be reviewed by staff and return to the ARC should there be any items that cannot be resolved with Applicant. (AYES: Lambell, Latkovic, McAuliffe, Vuksic and Van Vliet; NOES: McIntosh; ABSENT: None) A. PRELIMINARY PLANS 1. CASE NO: PP 22-0001 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan and Environmental Assessment to construct a new administrative facility building, storage building, parking lot expansion for The Living Desert Zoo & Gardens located at 47900 Portola Avenue. APPLICANT AND ADDRESS: PVG Architects, Palm Desert CA 92260 LOCATION: 47900 Portola Avenue ZONE: P Commissioner Vuksic advised the Commission his firm is representing the applicant. Commissioner Vuksic recused himself for this item due to a conflict of interest. Associate Planner, Nick Melloni, presented the item. Mr. Melloni mentioned this expansion project is in addition to the master plan for The Living Desert; a three phased project approved by the Planning Commission in 2015. Mr. Melloni turned the presentation over to the applicant and architect John Greenwood of PVG Architects, who answered questions from the Commission and provided additional details on the proposed project. In response to inquiry by Vice Chair Lambell, Mr. Greenwood explained there are a couple of places on the facilities building which provide an alternate option for materials. These alternates are included for approval to allow room for a budget friendly option should there be a need. He further added there is no change in the architecture, just the materials. Discussion on the item ensued with Commissioners providing comments and concerns for the project. Principal Planner, Rosie Lua, invited comments from the public, to which there were none. Upon a motion by Chair Van Vliet, seconded by Vice Chair Lambell, and a 5-0 vote of the Architectural Review Commission, Case No. PP 22-0001, was approved as presented. (AYES: Lambell, Latkovic, McAuliffe, McIntosh, and Van Vliet; NOES: None; ABSENT: Vuksic) MINUTES ARCHITECTURAL REVIEW COMMISSION FEBRUARY 8, 2022 4 2. CASE NO: PP 21-0005 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan for a Hillside Development Plan to construct a 1,103-square-foot casita on a property located at 72240 Upper Way West. APPLICANT AND ADDRESS: Level 7 - Palm Desert, CA 92260 LOCATION: 72240 Upper Way West ZONE: HPR Commissioner Vuksic rejoined the meeting. Associate Planner, Nick Melloni, presented the item. Mr. Melloni noted this item was reviewed by the ARC for discussion only in April 2021. Staff is recommending approval based on the findings and subject to the ARC’s direction for staff to develop conditions of approval to ensure the re-naturalization and incorporation of grading practices that preserve a natural appearance to the hillside area prior to the project proceeding to Planning Commission. Mr. Melloni turned the presentation over to the applicant, Rodolfo Lizarde, and owner, Mike Reilly, who answered questions from the Commission and provided additional details on the proposed project. Discussion on the item ensued with Commissioners providing comments and concerns for the project. Principal Planner, Rosie Lua, invited comments from the public, to which there were none. Upon a motion by Vice Chair Lambell, seconded by Commissioner McAuliffe, and a 6-0 vote of the Architectural Review Commission, Case No. PP 21-0005, was approved subject to the following: 1) Explore other material options for stone veneer detail with consideration to angular cuts necessary for application of material, if stone veneer is not used a dark color should be used in this area to assist with breaking up façade; 2) Consider increasing the massing of areas which the stone veneer is applied; 3) Street exposed windows should be recessed; 4) Fascia should be a metal material, avoid use of wood; 5) Incorporate different materials/color for cool roof instead of proposed white to minimize contrast to surrounding natural environment; and 6) Staff shall develop conditions of approval that assure all exterior building finishes, paving, ground covers, and re-naturalized slopes are appropriate to the hillside area prior to the project proceeding to Planning Commission. (AYES: Lambell, Latkovic, McAuliffe, McIntosh, Vuksic and Van Vliet; NOES: None; ABSENT: None) B. MISCELLANEOUS ITEMS None VI. COMMENTS Principal Planner, Rosie Lua, provided an update for the Desert Surf project. At the meeting held January 27, 2022, the City Council approved the DSRT Surf project with no conditions and a Development Agreement. Currently, DSRT Surf is through their MINUTES ARCHITECTURAL REVIEW COMMISSION FEBRUARY 8, 2022 5 first plan check and have recently submitted their building plans including the hotel, surf center, surf lagoon, and all off-site improvement. Anticipated completion for the project is 2024. Associate Planner, Kevin Swartz, provided an update on Avenida, Palm Desert. Last week staff and Commissioner McAuliffe met with the project architect who put together 3-D modeling and will formally submit renderings to staff soon. Once provided, staff will review and circulate to the subcommittee members, Commissioners’ McAuliffe and Vuksic, for review as well. Staff feels they are close to an approvable submittal. Ms. Lua moved onto the next item, an update on the Cultural Arts Committee. Commissioner Vuksic reported the next regularly scheduled Cultural Arts Committee meeting is February 9, 2022. Ms. Lua informed the Cultural Arts Committee recently held a special meeting to provide guidance on how to move forward with art pieces, including the rules and regulations, selection and/or voting process. Ms. Lua provided an update on Lincoln elementary school’s exterior paint color. The school has plans to repaint the wall a lighter gray color soon, however, currently it remains a dark color. Ms. Lua introduced the next topic, the home addition being constructed on El Cortez. Staff recalled this item was reviewed as a discussion item by the ARC a while back. At that time, the area had just been changed to an R2 zone, previously R1 zone, which changed the development standards. With new development standards for this area, staff brought the project to the Commission for a courtesy review and feedback. The project did not return to the ARC for review because it met the development standards as a permitted use, allowing approval at staff level. Commissioner McIntosh asserted his discontentment for the approval of construction for this project which the Commission had expressed numerous concerns for when providing feedback. Commissioner McIntosh inquired as to whether the City will reevaluate the situation. Ms. Lua advised she has been tasked to study and reevaluate the R2 zone. In reply to inquiry by Chair Van Vliet, to make changes staff would need to recommend a zoning change to the Planning Commission and then City Council for approval. Staff would need to complete a study to determine what would be presented to the Planning Commission and City Council for consideration to address concerns for the entire R2 zone. VII. ADJOURNMENT With Architectural Review Commission concurrence, Chair Van Vliet adjourned the meeting at 3:16 p.m. Rosie Lua, Secretary Melinda Gonzalez, Recording Secretary 72240 UPPER WAYOWNER/APPLICANT :72240 UPPER WAYPALM DESERT, CA 92260MICHAEL & TREA REILLYOCCUPANCY :PROJECT ADDRESS :SINGLE FAMILYAREA TABULATIONS:PROPOSED GUEST HOUSE:1,103 SQ.FT. TYPE V NON - RATEDPALM DESERT, CA 92260APN # 628-130-007FEMA FLOOD DESIGNATION:PROJECT AREAS:TOTAL LOT AREA: 220,553.33 SF 100 %EXISTING RESIDENCE & GARAGE:2,873 +/- SF 1.30EXISTING PAVEMENT: 2,067 +/- SF 0.94%PROPOSED CASITA: 1,103 +/- SF 0.50%PROPOSED PAVEMENT: 2,550 +/- SF 1.16%PROPOSED TOTAL COVERAGE: 8,602 +/- SF 3.90%BUILDING TYPE: RESIDENTIALBUILDING AREA: 1,103 SF .50% PRIVATERODOLFO LIZARDE A Guest HouseReilly Residencefor72-240 Upper WayCover SheetC-1GENERALPrecise Grading Plan1 of 3Precise Grading Plan2 of 3Floor PlanA2.0Roof PlanA2.1ElvetaionsA3.0 Cover Sheet - LandscapeCS-1Irrigation PlanIR-1Irrigation DetailsIR-2Planting PlanP-1Planting DetailsP-2Precise Grading Plan3 of 3 BEDROOM #2BEDROOM #1SITTING ROOMBATH #2BATH #1FLOOR PLANSCALE: 1/4" = 1'-0"LAUNDRYENTRYRODOLFO LIZARDE ROOF PLANSCALE: 1/4" = 1'-0"BUILT-UP ROOFING SPECIFICATION AND NOTES:RODOLFO LIZARDE SCALE: 1/4"=1'-0"CASITA - FRONT ELEVATIONSCALE: 1/4"=1'-0"CASITA - RIGHT ELEVATIONSCALE: 1/4"=1'-0"CASITA - REAR ELEVATIONSCALE: 1/4"=1'-0"CASITA - LEFT ELEVATIONRODOLFO LIZARDE RODOLFO LIZARDE - li � • ��'�'�• �4 �� it 1- �- � . - V� � � _ ` �� 4 ROW • � low • �4D 0., - • �� "— . ANOrI _ _02 we `rs 0 -� • to 1* • � • • Imp, d • � •AIP` /- on wv _A6 E.. _ -i7 •, y_ - ti_40 don Vow OW r j � _ _ 410 _ — ♦ . • we Ar 4 IL % �- PALM DESERT GRADING NOTES: 1. ALL GRADING TO BE DONE IN ACCORDANCE WITH THE CITY OF PALM DESERT GRADING ORDINANCE. 2. THIS PLAN IS FOR GRADING PURPOSES ONLY. ISSUANCE OF A GRADING PERMIT BASED ON THIS PLAN DOES NOT CONSTITUTE APPROVAL OF DRIVEWAY LOCATIONS AND SIZES, PARKING LAYOUT, BUILDING LOCATION, WALL HEIGHTS AND LOCATIONS, OFFSITE DRAINAGE FACILITIES, OR OTHER ITEMS NOT RELATED DIRECTLY TO THE BASIC GRADING OPERATION. 3. A LETTER OF CERTIFICATION FROM THE ENGINEER —OF —WORK STATING THAT THE GRADING, PAD ELEVATIONS/FINISHED FLOOR ELEVATION AND HORIZONTAL LOCATIONS OF FORMS ARE IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED PLAN, AND A COMPACTION REPORT FROM A SOILS ENGINEER ON ALL FILL AREAS ARE REQUIRED PRIOR TO THE BUILDING PERMIT ISSUANCE. 4. ALL WALLS SHOWN ON THESE PLANS SHALL BE APPROVED BY THE DEPARTMENT OF COMMUNITY DEVELOPMENT, ISSUED A SEPARATE PERMIT AND BE INSPECTED BY THE DEPARTMENT OF BUILDING AND SAFETY. THOSE WALLS SHOWN AS RETAINING WALLS SHALL BE CONSTRUCTED TO CITY OF PALM DESERT RETAINING WALL STANDARDS OR BE SUPPORTED BY ENGINEERING CALCULATIONS AND DETAILS. 5. THE ENGINEER —OF —WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED. 6. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING CONSTRUCTION, THE ENGINEER —OF —WORK SHALL BE RESPONSIBLE FOR DETERMINING AN ACCEPTABLE SOLUTION AND REVISING THE PLANS FOR APPROVAL BY THE DEPARTMENT OF PUBLIC WORKS. 7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ON —SITE, OFF —SITE AND ADJACENT UTILITIES, FACILITIES AND PROPERTIES. 8. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PROTECT ADJACENT PROPERTY OWNERS FROM NY AND ALL DAMAGE THAT MAY OCCUR FROM STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING FROM ANY AND ALL WORK IN CONJUNCTION WITH CONSTRUCTION OF THESE GRADING PLANS. 9. THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBLIC WORKS (760) 776-6450 AT LEAST 24 HOURS PRIOR TO COMMENCING ANY WORK. 10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL UTILITIES. FOR THE LOCATION OF UNDERGROUND UTILITIES, OR FOR EMERGENCY ASSISTANCE CALL: WATER COACHELLA VALLEY WATER DISTRICT 760-398-2651 SEWER COACHELLA VALLEY WATER DISTRICT 760-398-2651 ELECTRIC SOUTHERN CALIFORNIA EDISON 760-202-4291 GAS THE GAS COMPANY 1-800-427-2200 TELEPHONE VERIZON CALIFORNIA. INC. 1-800-483-1000 CABLE TIME WARNER 760-340-1312 DIG ALERT 811 11. ALL PROPERTY CORNER MONUMENTS SHALL NOT BE DISTURBED BY THE GRADING OPERATION AND RELATED WORK. ANY MONUMENT WHICH THE CONTRACTOR ANTICIPATES DISTURBING SHALL BE LOCATED AND REFERENCED BY A LICENSED LAND SURVEYOR OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING. ALL MONUMENTS DISTURBED OR REMOVED SHALL BE RESET BY A LICENSED SURVEYOR, OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING, AT THE CONTRACTOR'S EXPENSE. 12. THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CITY OF PALM DESERT DEPARTMENT OF PUBLIC WORKS, IF CONSTRUCTION HAS NOT COMMENCED WITHIN 12 MONTHS FROM THE DATE OF APPROVAL BY PUBLIC WORKS. ROOF MAX. 785.62 PRECAST CONCRETE CATCH BASIN SECTION BROOKS 181BT12 OR APPROVED EQUAL 1 IN THE CITY OF PALM DESERT, STATE OF CALIFORNIA PP 21-0005, 72-240 UPPER WAY WEST, GOVIT LOT 57, SECTION 30, T 5 S, R 6 E, SBM GRAPHIC SCALE IN THE SW 1/4 OF SECTION 30, T5S, R6E, SBM LEGEND: TC TOP OF CURB FL FLOWLINE 1W zao goo ®61\\\\ G GUTTER 8348b'�ISTfIdG RR�HYDRANT ��\ III`/////// %i \\\\Omll`\�\��� �! `\ii/%% //i TP TOP OF AC PAVEMENT \__ —I \1 (\(\\ \ \ \ �\ / \\\\�\\����� FS FINISH SURFACE ( IN TEST) I I \ \� \11 \ \ ��///%�- FF FINISH FLOOR l inch = 100 H. \ x832.(\ \®\\\\ UFF UPPER FINISH FLOOR (UPSTAIRS) PE PAD ELEVATION \\\^ \\\\\\V\\\\�\\��\\\\\ \ \ t\��\II Ij\\� ii///%////� GB GRADE BREAK LOT 55 \\\l �O� �Q \\\\I ) \�\ `\\� �\\\\\\\\\\1 1 _III 1`� �� i TOG TOP HIGH POGRATE INT �\ \ \ 1111 I 1 1 I \ \ \ < it _ / i / INV NVERTFOF PPE (ELM 03� ��� ��\\\\ (G EVIDC��ICOC� I I l 1 I\� �\ \ \\� \\\\\ \ \ \ \ � _ —{// TW TOP OF WALL s�� TRW TOP OF RETAINING WALL 1J RrF ri TSRW TOP OF STONE RETAINING WALL _ _ TSW TOP OF STEM WALL \/ TICS TOP OF CONCRETE SWALE /_ TF TOP OF FOOTING \\N\\\\\`=��� —_—_/ �/ / \\ ,• �� j / ,,1/1%� IJ NG NATURAL GRADE \ \\\ \ _� \�__ / / / / �' �\\\ l� % l _FIRE N CTIOMI ��y CPD CITY OF PALM DESERT \I \\/o�.` EXISITNG T\\\\\\\�`\ (p) PLANTER \\/ PROPOSED CONCRETE PAVEMENT LOT O5n\\\� /�1`,\ ��`O AeII,, I\'\1\\ ® PROPOSED AC PAVEMENT REMOVAL & REPLACEMENT \ \�—�—_/�// I / // �N \ PROPOSED BUILDING INTERIOR WALLS 2' '� A \\\\\\ \\\\\\0®\�\\\\\\�F.el1I\\\ PROPOSED BUILDING Z \\\ \\ �\\ \ \ \\\— i/i I I1 I I I ( ( \N, \� \\\ (� 6" DIA. CATCH BASIN IN PLANTER \\\\\ \\ I\(1 \\\RR 7 �\\\\\\\ \ \\\\ — i/�� II (ham\\\\\\\\ '`1) l T/1\\\\` 18" SQUARE PRECAST CATCH BASIN FS 117.25 \\\ \ \\ \ \ \ TYP \\\ \\\\ \\\ \ \\ \ \ \\� \ \ \ / /1 \\ \ \ \\\ \\\�\_//I/ / 1 / o It \\\ \\\\ \\\ \ \\\ \I / �\ \ \\\/ // l\\\\\ \ \\\\\\\\ _ / 1?m \ iiiiiiiii PROPOSED STORM DRAIN LINE j� I I I I I� LOT 63 13 (ELM 00➢ APH 526-130-018 „III 6 OUTLET BOX DETAIL TUTS 763.06'—PRECAST CONCRETE CATCH BASIN SECTION BROOKS 1818L24 OR APPROVED EQUAL `1"+ WASHED CRUSHED GRANITE STONE WITH NON —WOVEN FILTER FABRIC ALL 6 SIDES \ \ \ \ \ \fi6951\ \\\\ \\\`;___�// \ l\\\\\\ EARTHWORK QUANTITIES ESTIMATE: \ \� /iil� \ o \ \\ \ I� RAW CUT: 430 CY RAW FILL: 23 CY _�� \\\\\\\\;\1j �� U��\IIr�pp\\ \� ----%i i'"'�((T" �p\\\\ ^ STRIPPING(0.1'): 30 CY — )\\\1\ \ll ""�Y \ \\ p �r' \ \\ SUBSIDENCE(0.2'): 60 CY 0la\ suerorAL: 113 CY SHRINKAGE (15%): 17 CY EXPORT: 200 CY TOTAL ADJUSTED FILL: 130 CY LOCAtfOR & INDEX MAP CONSTRUCTION NOTES & QUANTITIES ESTIMATE: SCALE: 1 "=100' C.I =5' SHEET 1: COVER SHEET & DETAILS SHEET 2: PRECISE GRADING PLAN 1Q CONSTRUCT 6" PC CONCRETE PAVEMENT OVER 12" COMPACTED NATIVE SOIL TO 95% SHEET 3: SLOPE ANALYSIS Q2 CONSTRUCT 4" PC CONCRETE PAVEMENT OVER 12" COMPACTED NATIVE SOIL TO 90% Q INSTALL 6" DIA. CORRUGATED PLASTIC PIPE (CPP) ADS N-12 OR APPROVED EQUAL S=0.0100 UNLESS OTHERWISE NOTED ® INSTALL 18" SQUARE PRECAST CONCRETE CATCH BASIN BUBBLER BOX WITH Cl GRATE BROOKS 1818 OR APPROVED EQUAL PER DETAIL THIS SHEET © INSTALL 6" CIA AREA DRAIN WITH ATRIUM STYLE GRATE NDS 90S (SAND) OR APPROVED EQUAL © INSTALL 4" DIA VCP SEWER LATERAL S=0.0100 OR APPROVED EQUAL O7 INSTALL 4" DIA SEWER CLEANOUT PER CVWD STD DWG S-6 ® INSTALL ZOELLER 912-0082 4/10 CAST IRON SEWAGE PUMP ASSY OR APPROVED EQUAL O9 INSTALL 2" DIA PVC SCH 40 SEWER FORCE MAIN OR APPROVED EQUAL 10 INSTALL 1" DIA PVC SCH 40 WATER SERVICE LINE OR APPROVED EQUAL 11 SAWCUT & REMOVE EXISTING AC PAVEMENT 12 CONSTRUCT 4" AC PAVEMENT OVER 4" CL II AGG BASE OVER 12" COMPACTED NATIVE SOIL TO 95% 13 INSTALL 6" DIA RIP -RAP BED 12" DEEP NOTE: THE QUANTITIES SHOWN ON THESE PLANS ARE FOR THE PURPOSE OF OBTAINING A PERMIT ONLY! THE CONTRACTOR IS RESPONSIBLE FOR THEIR OWN QUANTITIES FOR BIDDING PURPOSES! PROJECT INFO PROJECT: GOV'T LOT 57 OF SECTION 30, T 5 S. R 6 E. SBM 72-240 UPPER WAY WEST PALM DESERT, CA 92260 FEMA FLOOD DESIGNATION: FLOOD ZONE: X PANEL* 060629C2209G REV. DATE: AUG. 28, 2008 ZONE DEFINITION: DETERMINED TO BE OUTSIDE 0.2% ANNUAL CHANCE FLOOD. TOPOGRAPHY: EGAN CIVIL INC. 49-945 MADIO STREET, SUITE "A" INDIO, CA 92201 (760)404-7663 OFFICE began®egoncivil.com EARTHWORK QUANTITIES: RAW CUT: 430 CY RAW FILL: 23 CY IMPORT: 0 CY EXPORT: 200 CY APN & LEGAL DESCRIPTION: APN 628-130-007 GOV'T LOT 57 OF SECTION 30, T 5 S, R 6 E, SBM OWNER: MICHAEL & TREA REILLY 72-240 UPPER WAY WEST PALM DESERT, CA 92260 (206)200-2024 ENGINEER: ESSI ENGINEERING 77-570 SPRINGFIELD LANE, SUITE C PALM DESERT, CA 92211 (760)772-8400 OFFICE ESSI SHAHANDEH essi.shahandeh@eeicompany.com SOILS ENGINEER: SLADDEN ENGINEERING 49-050 GOLF CENTER PARKWAY, SUITE F INDIO, CA 92201 (760)863-0713 BRETT ANDERSON b a nderson®sladdenen gineeri n g. com DESIGN/BUILDER: GREGORY SCOTT YOUNG -OS ANGELES, CA 2175 SF WATER: COACHELLA VALLEY WATER DISTRICT (760)398-2651 375 SF SEWER: SEPTIC ELECTRIC: EDISON (800)655-4555 170 LF TELEPHONE: FRONTIER (888)669-9034 CABLE: SPECTRUM (855)986-4919 1 EA GAS: SOUTHERN CALIFORNIA GAS (213)244-1200 8 AREAS: PARCEL: 220,553.33 SF (5.063 AC.) 10 LF EXISTING RESIDENCE/GARAGE: 2,873+/— SF (1.30%) (0.066 AC.) EXISTING PAVEMENT: 2,067+/— SF (0.94%) (0.047 AC.) 1 EA PROPOSED CASITA: 1,103+/— SF (0.50 %) (0.025 AC.) PROPOSED PAVEMENT: 2,550+/— SF (1.16%) (0.059 AC.) 1 EA PROPOSED TOTAL COVERAGE: 8602+/— SF (3.90%) (0.197 AC.) DISTURBED AREA: 7,066 SF+/— (3.2%) (0.162 AC.) 245 LF REFERENCE DATA: 200 LF GOV'r LOT 57 OF SECTION 30, T 5 S, R 6 E, SBM 190 SF THOMAS BRO: PAGE 848 GRID B-5 CVWD DWG 1969, 3000, 3108, 3233 60 SF 4.4 TONS EASr PALM CANYON DRIVE (ST HWY 111) 4DE OF MOUNTAINSIDE EL PASEO DRIVE `� >! SHADOW MOUNTAIN DRIVE pc r E ^ Wr( R ` 5z BURSERA WAY HAYSTACK ROAD SECTION "A -A" 4 MESA VIEW DRIVE SCALE 1"=10' w I HILLS WAY ANDREAS CANYON DRIVE SOILS ENGINEER'S CERTIFICATE: �" F I CERTIFY THAT I HAVE REVIEWED THESE PLANS AND FIND THAT THEY ARE IN CONFORMANCE WITH THE CITY PERMIT #: RECOMMENDATIONS 7-01 PROJECT GRADING REPORT BY EARTH SYSTEMS SOUTHWEST DATED DECEMBER 4, OFESS/O ANY MODIFICATION OF THIS PLAN 2001 AS FILE 08427-01 REPORT N0. XX—XX—XXXX, 554—XXXX, DATED XXXXX XX, 2021 PREPARED BY THIS OFFICE. RF L ANpFq/F G1NYO,V h 02F. Zc � RryE �`L No. C45389 Psoz MUST BE APPROVED BY THE CITY- SLADDENCIVIL mBRETT L. ANDERSEN, PROFESSIONAL ENGINEER, C45389 DATE ENGINEERING q� F�''�P CITY ISSUE DATE: n 45-090 GOLF CENTER DRIVE, SUITE "F" OF CAL\ INDIO, GA. 92207 PRIOR TO CONSTRUCTION. (760)863-0713 OFFICE (760)863-0847 FAX VICINITY MAP NITS 2-3-2022 BENCHMARKENGINEER CITY CITY OF PALM DESERT PLAN CHECKED BY: REVISIONS ROFESS/O RIFESS/ 3ARp CITY OF PALM DESERT CPD 127 — 2" BRONZE DISK IN SOUTH END OF CONCRETE MARK BY DATE APPR. DATE P\� 4'9� �Ssl ��3�0�,�„GFIELoa„E,sUIrEA DEPARTMENT OF PUBLIC WORKS ��e�G�C9/ SHEET 1 CATCH BASIN ON WEST SIDE OF HWY 74 SOUTH OF PALOWET �� " ' ty PAwDrsem,CA922n PRECISE GRADING FOR �o NGINEERING QW)D243000FFlCE • DR. 24.6'S'LY OF SOUTHERN BCR, 1.1' W. OF CURB W No. 47834 s m oeolnzaaziFnx APPROVED BY CIVIL 8 No. 48279 LEI m �p 72-240 UPPER WAY WEST of ® ELEVATION: 898.708 (NGVD88 DATUM) SSUPERVISION OF �1 fl YYF1 YY 3 pp Know wY.aYs b010W- BASIS of HEARINGS: BEARINGS SHOWN HEREON ARE BASED iDi, ADD srAD�nAA, E"DiNEEAi�D ��""i�D sDa��i� TRAPPIc z GOY T LOT 57 OF SECTION ��, S, R E, SBM 3 SHEETS Call before ou di UPON THE CA OF HWY 74 TAKEN AS N17*55'43"E PER PREPARED UNDER THE DIRECT" CITY FILE NUMBER Y 9- PARCEL MAP 16259 AS FILED IN BOOK 89 OF PARCEL MAPS Ji CIV\� �P TOM cARCIA DATE Jj. CIV1� \T AT PAGES 35 THROUGH 37 INCLUSIVE, O.R. RIVE CO. q)FDi- CAS\E DATE: R.CEE 48 OF Pueuc WORKS q)F CAS APN 64 OF O—OQ] ESFAN 9IAR SH AHANOEH, R.C.E. N0. 47834 EXP. 12/31 /21 R.C.E. 48279 LANDSCAPE \� LOCATED IN THE SW 1/4 OF SECTION 30, T.65., R.6E, SHH&M � �� 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 II Y 1 I I J i/ EXISTIN a' CIA WATER MAIN I ' 1 1),—,� __ �___. I I I I I 1 1 11 1 1 1 1 l l 1 1 I'J1 1 1 1 11 ______________ I / 1�—I +1� \— �� 5B)�-4i ' \ \ \ \ -- — 1----------- ----i- '1—\ 1)\\ _— ��--___-- -� - -� ---__ ---'_'—_-- \`\ �\\\ \ \ 1 1 1 1 1 1 1 I INo 1"1 ` I---- 1 __�-------- I I 1 \ \ �iII \\\ \ �� _�, __-_ fi' DIM MAIN I nv vv t v v `� vL _- ___, --_ - , \ \\\� \ --__f \\\ \\\\\ \\`\ \ \� — v \ 1 1 1 1 1 1 1 1D 11 v/ v EXISTING I I 1591_/ —�� �_ _ t8891 I I I \ 11'k\\\ ` 1'2\ �\�_—___--_--(,50}—= _--= \\\\\ 1 I I I I h (CVWD G NO \ BOOSTER STATION) SEE L OwG NO 1 \/ I I \\ \\\ \ I \ I I I I I I I I II I I I I I I I I I I I I I I I I I I I /__ - -- Y \ \ —_ --- —�— —__ —__ ----- - _p55} / _- _- --_- - EDOW O/H P01 R �{FS _-_--_-____-_____ ---�_--_----�_-_-_--___-- y/i//yllll ,, ._J __-- \\, /�/////// /'/\`/� h / /' ]6C I\ /—i`�i _-- --_ --- `_-_---_\�` \ \\\\\\ \ \ �� 60$FDRA—AV'Qal! lflE-R16 )\\\ \ \ \\\\\ \\De \ �° UBP AR EXISTING G tIJ / Pl / ANCHORS ♦ — `•.\\\\\\ —� �6Oa�20.00 REMaN , i _— _ •4' _: r 6e �. (s A v / a i> I A 9 �) �•,/ // /,' _— \ aD`ra ]se My ]66. Da //// Goxtt ��E i \ / L� 6 — 3D N ]V0A� A A 1 11 IIII A 11 II II 11 II 2 1 / // / / / ram] /,�c°ti' , i >sa. \ �2 I `: `} 1� II 11 II II 11 / .tfiT.at >s> .. N Rs 54M/CUT /� J —I '.� Teo-fiO �, j 1-'j 111 II II �� \ %\ f5 III jJ1j j11 1 / ��nmd1 �T]�&b I I AASF I"IW I I / / / / / / ' / `' •— y 1 ` , K - \ 1 PROPOSED ROOF O T m I 1 1 I 1 ) II �,�YtlQ('. FrylEl ]IO\01 / //// // /////'/ /'r // // ��/tSPA) i/ 6 I (P) I I��:.:� V I V _ n qT f A S 11 /'/ •� / ///'//// .. qcb / 525' G2' S� °F.I v / 7 '/ to.00 G / I I 111 CASTIA I / (FOOL) /: . // rl y FF 769.04 / 8.50 U i I PE 7Pao>osm i'/, /,� >66 � � tF) /�, �� y /i / i, 3r SII //j/ / , 81��\ r , / ' / / / / rr?��rrrr rr�'(�P J // rr r i= / \--- �_- RIDGE LmE .\PROPpsEp i / /Z / 6 --, QEOFKiNE���-� s . _-` -` -(>s / / g0 / / / / efi F 9 5 /."//' ,' G IWOC) UK ]6�].f%n 605 6600 /,bd' // ','//,', ,, __ i'/,'/',', \\\\ \ �� 21RA 01 �WFA IMF` _\ _ /,/ / ,/i', ////// EiS X. (]sal �` -,-` -\ �\ _ _ _ �� / / / r / / / / / / / / -(7551 C EXISTING O/H POWER LINES BE fAl \\ CONSTRUCTI�FI- NOTES: - '--_-- // /i /i / _____1�P ]Dj//� ,/ ��___________ ///rr//�'i //ii i /i i I\ (so ]zti.efi> /( - P /// /'i / S _.. _-___'___ / , // / / , // / / / / / , /, / / \ \ \ 1 CONSTRUCT 6' PC CONCRETE PAVEMENT WER 12' coMPncreo RAArL aL m 9sx----___ -- �� / ` \ — / _ _ O LUNSTRUCT 4 PC CONCRETE PAVEMENT OVER lY COMPACTED NATIVE SOIL EOS -EOWJE- Q/ / / / / / / I \\ \ O3 INSTALL �' DIA. CORROGAT£D PLASTIC PIPE (CPR)ADS N-12 OR APPROVED001DO-111E$SS O11�Rwllf 1 rEp \// / / / / / / / \ \ \ \ \ \ \ © INSTALL 1A" SQUARE PRECAST CONCRET�CATCH BASIN BUBBLER BOX WITH CI GRATE BROa($ 1818-BRf�PFPOVED `�\ iWAL'PER-OCFAL 51lEF 1 / //// / r , / `\ LONN EXISTING \ ,/, I / // ,///, // / \ /, / —__ \\ \ \ \ /.. \/� \ _ / /,, / / // / / / I \ \ _ _ / / / \ — _ / // __ _ ///// / / / / /, / / / , / / / / / / / CLE ON _ -5 R L / :^a / i , / /// \/'/ , , / / / / / I \ �— \ \ \ DI `1✓ INSTALL 6" I)IA AREA DRAIN WITH ATRIUM $iTIE GRATE NDS 90S (SA---TiPPRWE0rt6W1—__ \\ ��\ \______________________ __ I,, /,/ , ,/// / // ,/ // TIC SYSTEM SEE..SflsVSTENG Ein EXPANSION G / / / / //////,/ / / / /� / / / \ \ \ \ \ �\ A INSTALL 4' DIALNCP BUSER LATERALS- 0390 OR APPROVED EWAL - - - PLAN BY OTHERS N, A A V --__-__- \ \ A \ - __ A E NOCHAIN \�'/A ^ /V/'J ///// // /'//% / / / A A A / %' 1 ` `\ \ V A ` AV A0INSTALL4" DIA HAVEN CLEANOUT PHf S�nD SID IRMI- _ AV _ /II/ /' / j (o j /p/ / / / /' '/ / V LINK FENCING / / / / //, /, / / / \ , / / V A\ V A A __ ` IIII/j EXISTING CHAIN _ / / / / , /, / / , / / A `� />� V INSTALL ZOELLER 912L0062 4/10 CAST SEWAGE PUMP ISST OR APPROVEp�OU1� ). �F>s_s _ - LINK GATE ( ', / V v V A\ AV 9 O -(]35)__ - / / / A'IN J V IN WILL 2" DIA PVC SCII`4D SEWER FORCE'MAIN OR APPROVED EQUAL __------------________-IAVA ____ __ _ / / ✓� n/ 1 / / / '� l i i v `V10 vv / / / d-Iry // / / / /, / / _- )I / I vv A IrvSTALPI" pA PVC SCH AS WATER SERVICE LINE OR APPROVED EQUAL ___ __---__- \ , / / / / / / T �W'1 ` \ \ 11 UL / //�/ •GW ANC 1- A\ \` SAWCUT &�EMOVE EXISTING PAVEMENT �_ \ `\ `\vv\ \`V 12 /O -(Z- _- ) /, y /' / /'/ ,/ J.V 11 f>`v CONSTRUCT 4WAC PAVEMENT W� 4C a N �c BA$EVDVEfi 12' COMPACTEO 141W'5 L 10 95F ��` __ \! _,11 / //' 1 1 A - - `V ` AV A\ QINSTALL 6" DIA RIPE RAP BED IEER, V A A\\V A A A\ \V - 2-$-2�22 \ 1 A �- V \ A �2\ _ _ BENCHMARK: CPO 127 - 2- BRONZE DISK m SOUTH END OF CONCRETE ENGINEER REMSIONS cm pEESSr -�S'S'I n CITY OF PALM DESERT DEPARTMENT OF PUBLIC WORKS PAN CHECKED BY OFESSr QP� CITY OF PALM DESERT SHEET "mz fir DATE APPq. oA1E PRECISE GRADING FOR 74 pF PALOWET CATCH BASIN ON WEST %DEERN CIFHC �o,Vp�� �p fye+ C' \ '9 f • .SOUTH . 11 DR OF SOUTHERN BCR, 1 Y W. OF LDRB T` y W N, 4 NcwEERING u APPROVED BY GIVIL 5 NP 492]9 72-240 UPPER WAY WEST OF 3 ELEVATION. G9GS ("RINGS DATUM) = a A GOV'T LOT 57 OF SECTION 30, T 5 S, R 6 E, S6M 3 SHEETS vu W few. 6Asis OF gFAg NGs NDOF Know what's IJBIOW. C911 before tli BEARINGS SHOWN HEREON ARE BASED UPON THE C/L OF HWY J4 TAKEN AS N17-55'43"E PER p TRAFFIC PREPARED UNDER IHE DIRECT SUPERVISION OF CITY FILE NUMBER DATE you 9- PARCEL MAP 16259 AS FILED IN BOOK 59 OF PARCEL MAPS AT PAGES 35 THROUGH 37 INCW9VE. O.R. RIM. CO, 'Ff CIV1l a/fa DATE: TOM GARCIA DIRECTOR OF PUBLIC MORM5 S> CIVM1 ,�iP 'r/!'a WN 63-�-W7 PP 2FM LANDSCAPE ay@ ESFANDIAR H. R0.E XO E%P. 12/31/21 R.CE. 4B2J9 �tFp� LOCATED IN THE SW 1/4 OF SECTION 30, T.55.. R.5E.. SBB&M EXISTING CAFENNn (FOOL) BOSCHMAR . CPB 127 z BRONZE DISK IN SOUTH EAR OF CONCRETE CATCH BASIN ON WEST SIDE OF HWY 24 SOUTH OF PALOw • Ore 24.es LY OF SOUTHERN BCR, 1,1' W. OF CURB ELEVAnON- 93.703 (NGVD58 DATUM) wM1at's bB10W. sS OF RENRNGS BEARINGS SHOWN HEREON ARE BASES ^ Call bafo:= d5g PARCEON L+MAP /16259HAS FWY ILEDINBOOK N AS NB9 v OF PARCELMAPS AT PAGES 35 THROUGH 37 INCLUSIVE, O.R. RIV. CO. I/ / / / PROPOSED OAYOGHT LINE 7!lq LIMITS OF DISTURBED ARCO PC a2�®R - O 41_ o'yryyg4 "m�G�NGINEERINV 4 z =PREPARED CIIYOFHALM❑ESERI rS•IS�•'� I—I� /� POEPAR7MENT OF PUBLIC WORKSRY .- APPROVED BY: UNDER 1HE BwECT SUPERVISON OF TOM TORLIO DATE\F DATE DIRECTOR OF PUBLIC WORKS ESFANMAR SHAHANDEH, RFE. NIX54D4 E%P. 12/31/21 R.0 E. 482]9 P AN CHECKEnREMSIOes CIVIL 10) TRAFFIC LANDSCAPE PAD CASTIA IR FF 769.04 PE 768.50 PROPOSED of D GRAPHIC S( I_W .4mm ( 1N FEET) 1 1u r = l0 BE ' ' ' / ,, 23-202$ peFEssronq CITY OF PALM DESERT POM ggkN,9lec SHEET 3 PRECISE GRADING FOR a ]9 m 72-240 UPPER WAY WEST OF A GOV'T LOT 57 OF SECTION 30, T 5 S, R 6 E, SBM 3 SHEETS CITY FILE NUMBER x of cu.\F APN 0-007 PP 21-0005 LOCAIE6 N 1HE SW 1//44 OF OF SECTION CO. 7.55.. R.SE... SB9&M BEDROOM #2BEDROOM #1SITT ING ROOMBATH #2BATH #1LIMIT OF WORKLIM IT OF WORKLIMIT OF WORKLIMIT OF WORKCOVER SHEET IRRIGATION DETAILS PLANTING PLAN SHEET DESCRIPTION P-1 IR-2 IR-1 SHEET NO. CS-1 PLANTING DETAILSP-2 REILLY RESIDENCE LANDSCAPE PLANS PALM DESERT, CALIFORNIA IRRIGATION PLAN N.T.S.COVER SHEETCS-1COVER SHEET NAME: ADDRESS: EMAIL: MICHAEL REILLY 72-240 UPPER WAY W. PALM DESERT CA, 92260 REILLY.M@LANEPOWELL.COM I-10 F R E E W A Y 72-240 UPPER WAY WEST PALM DESERT, CA 92260 REILLY RESIDENCE78-060 Calle Estado Suite #16 La Quinta, California 92253 (760) 698-9696 RAY@RAYMARTINDESIGN.COM RAY MARTIN DESIGN CORP. Landscape Design / Management NORTH RMDCCVWD NOTATION: NO PERMANENT STRUCTURES OR TREES WITHIN CVWD AND/OR USBR EASEMENTS. CVWD WILL NOT BE RESPONSIBLE FOR DAMAGE OR REPLACEMENT OF ANY SURFACE IMPROVEMENTS, INCLUDED BUT NOT LIMITED TO, DECORATIVE CONCRETE, LANDSCAPING, CURB GUTTER,SIDEWALKS, PLANTERS, GATES AND RELATED IMPROVEMENTS INSTALLED WITHIN CVWD AND/OR USBR EASEMENTS. NO TREES TO BE LOCATED WITHIN 15 FEET OF CVWD IRRIGATION, SEWER AND WATERLINES REILLY RESIDENCE LOT 57 OF SECTION 30, T5S, R6E, SBM APN: 628-130-007 JOB SITE I-10 F R E E W A Y RAINBIRD NON-PRESSURE LATERAL LINE PIPING - PVC SCHEDULE 40 (ALL PVC) PROPOSED 3/4" HOUSE WATER METER, IRRIGATION POINT OF CONNECTION - TO BE INSTALLED BY CVWD PIPE SLEEVING SHALL OCCUR UNDER ALL MAJOR HARDSCAPE. SLEEVING SHALL BE SCH. 40 PVC AT 2X THE DIAMETER OF THE PIPE. EXISTING PRESSURE MAINLINE PIPING, VERIFY EXACT LOCATION IN FIELD. SCHEDULE 40 PVC #MIP-1000-T RAINBIRD A KBI INDICATES ELECTRIC CONTROL VALVE SIZE INDICATES FLOW IN GALLONS PER MINUTE INDICATES ZONE TYPE INDICATES CONTROLLER NUMBER XB-10-PC-1032 BALL VALVE (FULL PORT). REFER TO DETAIL "B" ON IRRIGATION DETAIL SHEET IR-2 RAINBIRD RAINBIRD 1400 SERIES XB-SERIES BUBBLER 1402 FULL250.50 GPM- 30-1 GPH - XB-20-PC-1032RAINBIRDXB-SERIES 30-2 GPH - RAINBIRD ( 6 ) STATION CONTROLLER - WALL MOUNTED RESIDENTIAL CONTROLLER. (OUTDOOR MODEL)ESP-LXME WITH RSD SERIES RAIN SENSOR AND FLOW SENSOR, REFER TO DETAIL "E" ON IRRIGATION DETAIL SHEET IR-2 DRIPZONE DRIPZONE FEBCO PROPOSED 1-1/2" BACK FLOW PREVENTER, INSTALLED BY PRIVATE CONTRACTOR825Y NOTED ON PLAN. ELECTRIC CONTROL VALVE FOR TREE BUBBLERS, SIZE AS 100-DV XERIGATION CONTROL VALVE KIT FOR DRIP AREAS - SIZE INDICATED ON PLANXCZ-100-PRF DRIP EMITTER LOW WATER USE DRIP EMITTER MOD WATER USE BEDROOM #2BEDROOM #1SITT ING ROOMBATH #2BATH #1LIMIT OF WORKLIM IT OF WORKLIMIT OF WORKLIMIT OF WORKBEDROOM #2BEDROOM #1SITT ING ROOMBATH #2BATH #1LIMIT OF WORKLIM IT OF WORKLIMIT OF WORKLIMIT OF WORKDRIP Z O N E: 1 A D R I P Z O N E : 1 A DRIP Z O N E: 2 A .3A 1" 2 TREES PALMS/ .2A 1" 2 .1A 1" 2 DRIP/ SHRUBS DRIP/ SHRUBS PIPE SIZING CHART SYSTEM DETAIL 'L' SHEET LI-10. REFER TO PLANT LIST / EMITTER SCHEDULE FOR EMITTER MODEL # AND GPH FOR EACH PLANT SPECIES SHEET LI-10. REFER TO EXAMPLE DRIP EMITTER LATERAL 1" 1-1/2" 1-1/4" 2" PIPE SIZE 3/4" 1/2" 16 GPM 40 GPM 26 GPM 60 GPM MAX. ALLOWABLE FLOW 10 GPM 5 GPM 1/8" = 1'-0"IRRIGATION PLANIR-1IRRIGATION PLAN HYDROZONE INFORMATION TABLE Proposed 3/4" Water Meter Irrigation Point of Connection Controller No. Valve Circuit No. Plant Types Irrigation Method Area (sf) % of Landscape Area TOTAL 1 2 3 A Low/Mod Drip Drip 450 8,900 5% 100% A A Low/Mod 1,957 22% 2,870 32% LOW WATER USING PLANTS-ETWU. = 58.00 x .2 x 4,977 x .62 / 748 / .9 = 53.17 TOTAL ESTIMATED WATER USE = 61.18 MAXIMUM ALLOWABLE WATER USEAGE = 58.00 x .45 x 8,900 x .62 / 748 = 192.53 MODERATE WATER USING PLANTS-ETWU. = 58.00 x .5 x 300 x .62 / 748 / .9 = 8.01 CAHUILLA HILLS PALM DESERT NON-IRRIGATED LANDSCAPE AREA (D.G. OR SYN-LAWN ONLY)- D.G. OR SYN-LAWN (NON-IRRIGATED) LANDSCAPE AREA 41% BubblerHigh 3,623 3,623 SQFT. CVWD WATER CALCULATIONS - ZONE 2 0 GRAPHIC SCALE 8 16 32 1/8" = 1'-0" 72-240 UPPER WAY WEST PALM DESERT, CA 92260 REILLY RESIDENCE78-060 Calle Estado Suite #16 La Quinta, California 92253 (760) 698-9696 RAY@RAYMARTINDESIGN.COM RAY MARTIN DESIGN CORP. Landscape Design / Management NORTH RMDCCVWD NOTATION: NO PERMANENT STRUCTURES OR TREES WITHIN CVWD AND/OR USBR EASEMENTS. CVWD WILL NOT BE RESPONSIBLE FOR DAMAGE OR REPLACEMENT OF ANY SURFACE IMPROVEMENTS, INCLUDED BUT NOT LIMITED TO, DECORATIVE CONCRETE, LANDSCAPING, CURB GUTTER,SIDEWALKS, PLANTERS, GATES AND RELATED IMPROVEMENTS INSTALLED WITHIN CVWD AND/OR USBR EASEMENTS. NO TREES TO BE LOCATED WITHIN 15 FEET OF CVWD IRRIGATION, SEWER AND WATERLINES REILLY RESIDENCE LOT 57 OF SECTION 30, T5S, R6E, SBM APN: 628-130-007 REF. B MAINLINE ISOLATION VALVE I-3 AS01 SCALE:N.T.S. REF. F QUICK COUPLER VALVE I-3 AS01 SCALE:N.T.S. REF. G PIPE / WIRE / SLEEVE INSTALLATION I-3 AS01 SCALE:N.T.S. REF. E WALL-MOUNT CONTROLLER / WIRELESS ET SENSOR I-3 AS01 SCALE:N.T.S. 48" SECTION/ELEVATION LEGEND 1.WIRELESS 'ET' SENSOR :MODEL WSS-SEN. INSTALL SENSOR UP TO 800' FROM RECEIVER (LINE OF SIGHT). PRACTICAL INSTALLATION - UP TO 200' 2.SUITABLE POST, POLE, OR ROOF GUTTER MOUNT. MOUNT IN LOCATION WHERE SENSOR CAN RECEIVE FULL SUN, IS OPEN TO RAINFALL AND OUT OF SPRINKLER SPRAY PATTERN 3.FINISH GRADE 4.BUILDING FLOOR BY OTHERS OR FINISH GRADE FOR OUTSIDE WALL MOUNT 5.LOW VOLTAGE CONTROL WIRE IN RIGID PVC CONDUIT PVC ELECTRICAL SWEEP EL 6.WIRELESS SOLAR SYNC RECEIVER MOUNTED ON WALL NEXT TO CONTROLLER 7.SOLAR SYNC MODULE MOUNTED INSIDE CONTROLLER 8.CONTROLLER 9.117v POWER SOURCE IN RIGID ELECTRICAL CONDUIT 10.120 VOLT POWER SUPPLY IN J-BOX, BY OTHERS. REFER TO ELECTRICAL PLAN 11.RIGID ELECTRICAL CONDUIT (1/2") FOR UNDERGROUND RUN IF SPECIFIED, BY OTHERS. REFER TO ELECTRICAL PLAN 1 2 6 7 8 9 5 4 10 11 3 2" SECTION/ELEVATION NOTES: A.SET TOP OF VALVE BOX 1/2" ABOVE FINISHED GRADE IN TURF AREAS. B.IN SHRUB AREAS INSTALL VALVE BOX 2" ABOVE SOIL LEVEL OR 1" ABOVE MULCH LAYER, WHICHEVER IS HIGHER. LEGEND 1.QUICK COUPLING VALVE. SEE LEGEND FOR SPECIFICATION 2.PVC SCH 80 NIPPLE- QCV SIZEx 3" 3.PVC SCH 40 EL, TxT 4.PVC SCH 40 ST. EL (2 REQ.) 5.PVC SCH 80 NIPPLE- QCV SIZEx12" 6.PVC SCH 40 FITTING, TEE / ELL 7.DRIPLINE PVC EXHAUST MANIFOLD 8.#4 REBAR 36" MIN. LENGTH 9.LANDSCAPE FABRIC 10.SUPPORT BRICKS (3 REQ.) 11.3/4" CRUSHED GRAVEL, MIN. 1 CUBIC FOOT 12.STAINLESS STEEL CLAMP (2 REQ.) 13.FINISH GRADE 14.10" ROUND SPECIFICATION GRADE VALVE BOX WITH "T" COVER. HEAT BRANDED MARKED "FV" TAN IN 'DG' & GREEN IN LAWN. 13 12 11 8 14 9 1 10 5 1/2" 74 6 3 2 4 2" MIN 6" MAX REF. A VALVE BOX LOCATION I-3 AS01 SCALE:N.T.S. CL 6"MAX. SECTION/ELEVATION LEGEND 1.PVC MAINLINE PIPE / MANIFOLD SUBMAIN PIPE. SEE LEGEND FOR DEPTH AS PER SPECIFICATION 2.LANDSCAPE FABRIC, MINIMUM 4.5 OZ. MATERIAL. SEE SPECIFICATIONS FOR APPROVED TYPE 3.PVC SCH 80 COMPACT BALL VALVE, INSTALL VALVE CENTERED IN BOX. REFER TO LEGEND FOR SPECIFICATION 4.8" ASTM D3034 PVC SEWER PIPE, LENGTH AS REQUIRED. CENTER PIPE OVER BALL VALVE. USE FABRIC TO FILL IRREGULARITIES 5.3/4" CRUSHED GRAVEL, FILL TO 2" BELOW TOP OF SLEEVE AND 3" BELOW BALL VALVE FOR SUPPORT 6.SUPPORT BRICKS, MIN. 4 REQ. 7.SITE SOIL 8.FINISH GRADE 9.12" RECTANGULAR SPECIFICATION GRADE VALVE BOX WITH BOLT DOWN 'T' COVER. HEAT BRAND "BV" ONTO LID. REFER TO LEGEND FOR SPECIFICATION. TAN IN 'DG' & GREEN IN TURF. 1 6 7 9 2 3 5 4 8 2" 1/2" 2" NOTES: A.CONTRACTOR TO PROVIDE ONE STANDARD 30 INCH SPRINKLER KEY WRENCH FOR THE OPERATION OF BALL VALVES. B.IN SHRUB AREAS INSTALL VALVE BOX 2" ABOVE SOIL LEVEL OR 1/2" ABOVE MULCH LAYER, WHICHEVER IS HIGHER. LEGEND 1.RCV HEAT BRANDED ON TO VALVE BOX LID 2.APPROPRIATE STATION NUMBER HEAT BRANDED ON TO VALVE BOX LID 3.RECTANGULAR SPECIFICATION GRADE VALVE BOX, TYP. 4.QUICK COUPLING VALVE BOX, TYP. 12" 12" 12" TYP.12"12" PLAN VIEW RCVRCVQCV A1 RCVA2 A3 NOTES: A.CENTER VALVE BOX OVER REMOTE CONTROL VALVE TO FACILITATE SERVICING VALVE. B.SET RCV AND VALVE BOX ASSEMBLY IN GROUND-COVER/SHRUB AREA WHERE POSSIBLE. C.SET BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE. D.AVOID HEAVILY COMPACTING SOIL AROUND VALVE BOXES TO PREVENT COLLAPSE AND DEFORMATION OF VALVE BOXES. 2 3 EDGE OF SIDEWALK 1 SECTION/ELEVATION DEPTH WIRING 6" & LARGER 3" & 4" 21/2" & SMALLER - 18" 12" -- 24" 24" 36" BESIDE 24" 24" 36" A B C D 36" 30" 24" - 36" E F 36" 36"36" 30"30" -MAIN MAIN BESIDE NOTES: A.LINES MUST HAVE MIN. CLEARANCE OF 4" FROM EACH OTHER & 24" FROM OTHER TRADES B.RUN WIRING BESIDE MAINLINE AT LOCATION SHOWN, TAPE & BUNDLE @ 10' O.C. C.TIE A 24" LOOP IN ALL WIRING AT CHANGES IN DIRECTION D.ALL SLEEVES MUST BE 2X THE DIAMETER OF THE PIPE WITHIN E.ALL SLEEVES MUST HAVE FOAM LEGEND 1.UNDISTURBED SOIL 2.COMPACTED BACKFILL 3.LATERAL LINE 4.CONTROL WIRING 5.MAINLINE TRACER TAPE OR AWG #6 BARE COPPER TRACER WIRE, REFER TO LEGEND FOR SPECIFICATION F D E C B A 1 2 3 4 5 7 2 8 9 10 11 6 SEALANT INSIDE PIPE F.ALL SLEEVES MUST EXTEND 12" MIN. DISTANCE PAST EDGE OF ROADWAY, CURB, OR SIDEWALK G.CONTRACTOR MUST ADJUST MAINLINE AROUND ALL STREET LIGHT LOCATIONS, LIGHT BOLLARDS, TREE ROOT BALLS, (MIN. 5' CLEARANCE), AND OTHER OBSTACLES 6.PVC MAINLINE, SEE LEGEND FOR SPECIFICATION 7.HARDSCAPE / PAVING 8.SAND BACKFILL 9.LATERAL SLEEVE 10.MAINLINE SLEEVE 11.WIRE SLEEVE RAIN BIRD PESB-PRS-D WIRE, COILED ID TAG: RAIN BIRD VID SERIES VALVE BOX WITH COVER: WATERPROOF CONNECTION RAIN BIRD SPLICE-1 (1 OF 2) FINISH GRADE/TOP OF MULCH PVC SCH 40 ELL PVC SCH 80 NIPPLE (CLOSE) PVC SCH 80 NIPPLE (LENGTH AS REQUIRED) PVC MAINLINE PIPE PVC SCH 40 TEE OR ELL BRICK (1 OF 4) 1 2 3 5 6 4 7 8 10 9 11 12 13 14 15 16 LENGTH, HIDDEN) AND RAIN BIRD PESB WITH NP-HAN 30-INCH LINEAR LENGTH OF REMOTE CONTROL VALVE: RAIN BIRD VB-STD SCH 80 NIPPLE (2-INCH SCH 40 ELL PVC SCH 40 MALE ADAPTER PVC LATERAL PIPE 3.0-INCH MINIMUM DEPTH OF 3/4-INCH WASHED GRAVEL REF. D ELECTRIC REMOTE-CONTROL VALVE I-3 AS01 SCALE:N.T.S. LEGEND 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 FINISH GRADE/TOP OF MULCH VALVE BOX WITH COVER: RAIN BIRD VB-STD 30-INCH LINEAR LENGTH OF WIRE, COILED WATERPROOF CONNECTION: RAIN BIRD DB SERIES 1-INCH BALL VALVE (INCLUDED IN XCZ-PRB-100-COM KIT) ID TAG REMOTE CONTROL VALVE: RAIN BIRD PESB (INCLUCED IN XCZ-PRB-100-COM KIT) PRESSURE REGULATING QUICK CHECK BASKET FILTER: RAIN BIRD PRB-QKCHK-100 (INCLUDED IN XCZ-PRB-100-COM KIT) PVC SCH 40 FEMALE ADAPTOR LATERAL PIPE PVC SCH 80 NIPPLE (LENGTH AS REQUIRED) PVC SCH 40 ELL PVC SCH 80 NIPPLE (2-INCH LENGTH, HIDDEN) AND PVC SCH 40 ELL PVC SCH 40 TEE OR ELL MAINLINE PIPE 3-INCH MINIMUM DEPTH OF 3/4-INCH WASHED GRAVEL PVC SCH 80 NIPPLE, CLOSE (INCLUDED IN XCZ-PRB-100-COM KIT) REF. C DRIP SYSTEM VALVE I-3 AS01 SCALE:N.T.S. LEGEND AND RESULTS RETURNED TO LANDSCAPE DESIGNER * PERCOLATION TEST TO BE DONE FOR DEEP WATERING SET ON UNDISTURBED NATIVE SOIL TREE PIT PER PLANTING DETAILS. PVC LATERAL PER PLAN. PVC RISER - SCH. 80 MARLEX 90 DEG. STREET ELL. JOINT FINISH GRADE TREE OR PALM ROOT BALL TREE OR PALM TRUNK LEGEND RAINBIRD 1402 BUBBLER. N.T.S.IRRIGATION DETAILSIR-2IRRIGATION DETAILS72-240 UPPER WAY WEST PALM DESERT, CA 92260 REILLY RESIDENCE78-060 Calle Estado Suite #16 La Quinta, California 92253 (760) 698-9696 RAY@RAYMARTINDESIGN.COM RAY MARTIN DESIGN CORP. Landscape Design / Management NORTH RMDCCVWD NOTATION: NO PERMANENT STRUCTURES OR TREES WITHIN CVWD AND/OR USBR EASEMENTS. CVWD WILL NOT BE RESPONSIBLE FOR DAMAGE OR REPLACEMENT OF ANY SURFACE IMPROVEMENTS, INCLUDED BUT NOT LIMITED TO, DECORATIVE CONCRETE, LANDSCAPING, CURB GUTTER,SIDEWALKS, PLANTERS, GATES AND RELATED IMPROVEMENTS INSTALLED WITHIN CVWD AND/OR USBR EASEMENTS. NO TREES TO BE LOCATED WITHIN 15 FEET OF CVWD IRRIGATION, SEWER AND WATERLINES REILLY RESIDENCE LOT 57 OF SECTION 30, T5S, R6E, SBM APN: 628-130-007 4'3'2'BEDROOM #2BEDROOM #1SITTING ROOMBATH #2BATH #1LIMIT O F W O R KLIMIT OF WORKLIMIT OF WORKLI M I T O F W O R K 1/8" = 1'-0"PLANTING PLANP-1PLANTING PLAN0GRAPHIC SCALE816321/8" = 1'-0"72-240 UPPER WAY WESTPALM DESERT, CA 92260REILLY RESIDENCE78-060 Calle Estado Suite #16La Quinta, California 92253(760) 698-9696RAY@RAYMARTINDESIGN.COMRAY MARTIN DESIGN CORP.Landscape Design / ManagementNORTHRMDCCVWD NOTATION:NO PERMANENT STRUCTURES OR TREES WITHIN CVWD AND/OR USBR EASEMENTS.CVWD WILL NOT BE RESPONSIBLE FOR DAMAGE OR REPLACEMENT OF ANY SURFACEIMPROVEMENTS, INCLUDED BUT NOT LIMITED TO, DECORATIVE CONCRETE,LANDSCAPING, CURB GUTTER,SIDEWALKS, PLANTERS, GATES AND RELATEDIMPROVEMENTS INSTALLED WITHIN CVWD AND/OR USBR EASEMENTS.NO TREES TO BE LOCATED WITHIN 15 FEET OF CVWDIRRIGATION, SEWER AND WATERLINESREILLY RESIDENCELOT 57 OF SECTION 30, T5S, R6E, SBMAPN: 628-130-007 N.T.S.PLANTING DETAILSP-2PLANTING DETAILS72-240 UPPER WAY WEST PALM DESERT, CA 92260 REILLY RESIDENCE78-060 Calle Estado Suite #16 La Quinta, California 92253 (760) 698-9696 RAY@RAYMARTINDESIGN.COM RAY MARTIN DESIGN CORP. Landscape Design / Management NORTH RMDCCVWD NOTATION: NO PERMANENT STRUCTURES OR TREES WITHIN CVWD AND/OR USBR EASEMENTS. CVWD WILL NOT BE RESPONSIBLE FOR DAMAGE OR REPLACEMENT OF ANY SURFACE IMPROVEMENTS, INCLUDED BUT NOT LIMITED TO, DECORATIVE CONCRETE, LANDSCAPING, CURB GUTTER,SIDEWALKS, PLANTERS, GATES AND RELATED IMPROVEMENTS INSTALLED WITHIN CVWD AND/OR USBR EASEMENTS. NO TREES TO BE LOCATED WITHIN 15 FEET OF CVWD IRRIGATION, SEWER AND WATERLINES REILLY RESIDENCE LOT 57 OF SECTION 30, T5S, R6E, SBM APN: 628-130-007 REIL LY CASITA LINE OF SIGHT M AP IN PALM DESERT, CALIFORNIA 1000 ft N➤➤N REIL LY CASITA LINE OF SIGHT PERSPECT I VE IN PALM DESERT, CALIFORNIA 500 ft N ➤➤N Image Lands at / Copernic us Image Lands at / Copernic us Image Lands at / Copernic us 1A F4 N- Av W EALE NoPTHRIDGE TRAIL A4 A� - '5imz. -.4 ti- �7.y.� r, ':'y ;'' . `r ., s .. SI � � �� ... ._����k .�. �� i•,;I ':..7''sY �1.i 7s� • ��- - y _. ..- .. .mow:"ram:?� �a�:cn'` .. - •• .�.:9s�'�ii+ L J' m 46 r•` i `tia w � - �A'W� 'y o'Lv5dR 5- firTT i. y. & v. 1, x- ok• Y - �eu ;A 5 ki 6`1 t y ff CROF EST Ak z ��e •1� a• �. r .:. r ip r �, is ,•. �� ?;�� .�`'. �''�': - - 11 �r - •E- - .i L. �.S � F • _ _ -ti S. r 1 • 1 a • :�i ;sue.. `.�• _ �'� - z7c - •F ' 1 f -'t� i'r ,.. �.rtin ..,.�_. r, ... � � .....,+:- � . ... � ..,... � .... .-..., -. .4;'•-';'.7'�.;�i�'n-'�.....r. wl�• ��4 ��,;�... , - �`''• � , ;i•��'.�� �:rrr� . .�.tVun.n YH'.��..�T%: � �:;:'-�• ..J"�� � �9�- %i=� .�7.'h�L � r y � � i f fir' T �,� "� � •• � '! �� ,� � � •'�• }`ems; _ : ""��. '�, T � � � r �r.f. E - •'� Ag- AMA 6f . . . . . . . . ... 'Z LC -4,