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HomeMy WebLinkAbout2017-12-19 PC Regular Meeting Agenda Packet CITY OF PALM DESERT REGULAR MEETING OF THE PALM DESERT PLANNING COMMISSION AGENDA TUESDAY, DECEMBER 19, 2017 — 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 I. CALL TO ORDER II. ROLL CALL III. PLEDGE OF ALLEGIANCE IV. SUMMARY OF COUNCIL ACTION V. ORAL COMMUNICATIONS Any person wishing to discuss any item not scheduled for public hearing may address the Planning Commission at this point by stepping to the lectern and giving his/her name and address for the record. Remarks shall be limited to a maximum of three minutes unless additional time is authorized by the Planning Commission. Because the Brown Act does not allow the Planning Commission to take action on items not on the Agenda, Commissioners will not enter into discussion with speakers but may briefly respond or instead refer the matter to staff for report and recommendation at a future Planning Commission meeting. Reports and documents relating to each of the following items listed on the agenda, including those received following posting/distribution, are on file in the Office of the Department of Community Development and are available for public inspection during normal business hours, Monday-Friday, 8:00 a.m.-5:00 p.m., 73510 Fred Waring Drive, Palm Desert, CA 92260, telephone (760) 346-0611, Extension 484. VI. CONSENT CALENDAR ALL MATTERS LISTED ON THE CONSENT CALENDAR ARE CONSIDERED TO BE ROUTINE AND WILL BE ENACTED BY ONE ROLL CALL VOTE. THERE WILL BE NO SEPARATE DISCUSSION OF THESE ITEMS UNLESS MEMBERS OF THE PLANNING COMMISSION OR AUDIENCE REQUEST SPECIFIC ITEMS BE REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE DISCUSSION AND ACTION UNDER SECTION VII, CONSENT ITEMS HELD OVER, OF THE AGENDA. AGENDA REGULAR MEETING OF THE PALM DESERT PLANNING COMMISSION DECEMBER 19, 2017 A. MINUTES of the Regular Planning Commission meeting of December 5, 2017. Rec: Approve as presented. Action: B. APPROVAL of a one-year time extension for Precise Plan 07-07 to construct a 17,600-square-foot professional office building located at 44-450 Monterey Avenue. Case No. PP 07-07 (Paul Delio, Palm Desert, California, Applicant). Rec: By Minute Motion, approve a one-year time extension for Case No. PP 07- 07 until December 19, 2018. Action: VII. CONSENT ITEMS HELD OVER Vill. NEW BUSINESS A. SELECTION of a Chairperson and Vice Chairperson. Rec: Nominate and appoint positions. Action: B. SELECTION of Commission Liaisons for Art in Public Places and Parks and Recreation Commissions. Rec: Nominate and appoint positions. Action: IX. 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 additional time is authorized by the Planning Commission. 2 GAPlanning\Monica OReilly\Planning Commissicn\20MAgenda\12-19-17 agn.docx AGENDA REGULAR MEETING OF THE PALM DESERT PLANNING COMMISSION DECEMBER 19, 2017 A. REQUEST FOR CONSIDERATION of a Specific Plan, a Mitigated Negative Declaration, and Tentative Parcel Map 37234 for a 32-acre multi-use development bounded by Monterey Avenue, Dick Kelly Drive, A Street, and Gateway Drive. Case Nos. SP/MND 16-342 and TPM 37234 (MC Properties, LLC., Westlake Village, California, Applicant). Rec: By Minute Motion, continue Case Nos. SP/MND 16-342 and TPM 37234 to a date uncertain. Action: B. REQUEST FOR CONSIDERATION to construct a 1,600-square-foot fitness center for Residence Inn by Marriott located at 38-305 Cook Street; and approval of a Notice of Exemption in accordance with the California Environmental Quality Act. Case No. PP 17-173 (Twenty Four Seven Hotels, Newport Beach, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2714, approving Case No. PP 17-173. Action: C. REQUEST FOR CONSIDERATION of a recommendation to the City Council to rezone three parcels from Open Space (OS) to Mixed Residential (R-2) and approve Tentative Tract Maps 37240, 37241, and 37242 for the construction of 69 condominium units on approximately 30 acres located on the former executive golf course at Palm Desert Country Club; and adopt a Mitigated Negative Declaration (MND) in accordance with the California Environmental Quality Act (CEQA). Case Nos. CZ/PP/CUP/EA 16-280 and TTM 37240, 37241, & 37242 (McFadden Architects, Palm Desert, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2715, recommending to the City Council approval of Case Nos. CZ/PP/CUP/EA 16-280 and TTM 37240, 37241, & 37242. Action: X. MISCELLANEOUS None XI. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES B. PARKS & RECREATION 3 GAPlanning\Monica OReilly\Planning Commission\2017\Agenda\12-19-17 agn.docx AGENDA REGULAR MEETING OF THE PALM DESERT PLANNING COMMISSION DECEMBER 19, 2017 XII. COMMENTS XIII. 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 15th day of December 2017. C) Monica O'Reilly, Recording Secr6 ary Please contact the Planning Department, 73510 Fred Waring Drive, Palm Desert, CA 92260, (760) 346-0611, for assistance with access to any of the agenda, materials, or participation at the meeting. 4 GAPlanning\Monica OReilly\Planning Commission\2017Agenda\12-19-17 agn.docx CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION PRELIMINARY MINUTES TUESDAY, DECEMBER 5, 2017 — 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 I. CALL TO ORDER Chair Nancy DeLuna called the meeting to order at 6:01 p.m. II. ROLL CALL Present; 41 Commissioner Lindsay Holt ll, i i oliii"1111 Commissioner Ron Gregory ��(" N Iji luu) Commissioner John Greenwood,�� ��tti ), i � 1��j�,. ���� (I� III!; IE Vice Chair Joseph Pradettoil�i Chair Nancy DeLuna Staff Present: Jill Tremblay, City Attorney Ryan Stendell, Director of Community Development Eric Ceja, Principal Planner Kevin Swartz, Associate Planner Nick Melloni, Assistant Planner Christina Canales, Assistant Engineer Monica O'Reilly, Administrative Secretary III. PLEDGE OF ALLEGIANCE Vice Chair Joseph Pradetto led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTION Director of Community Development Ryan Stendell summarized pertinent November 16, 2017, City Council actions. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 5, 2017 V. ORAL COMMUNICATIONS None VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of November 7, 2017. Rec: Approved as presented. Upon a motion by Commissioner Greenwood, second by Vice Chair Pradetto, and a 5-0 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None; ABSENT: None). iql VII. CONSENT ITEMS HELD OVER None VI I I. NEW BUSINESS None IX. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION of a Conditional Use Permit (CUP) to allow Palm Desert Auto to operate a car dealership and display up to 10 automobiles outdoors within its shared parking lot for sale purposes located at 41-700 Corporate Way, Suite A; and approval of a Notice of Exemption in accordance with the California Environmental Quality Act. Case No. CUP 17-022 (Palm Desert Auto, Palm Desert, California, Applicant). Associate Planner Kevin Swartz presented the staff report (staff report is available at www.c tyofpalmdesert.orq). Staff recommended adding the following condition: "The applicant shall not allow wash water from car washing activities to leave the site unless treated to remove pollutants prior to discharge into the street." He noted the condition was recommended after the agenda packet was sent out. Mr. Swartz offered to answer any questions. Commissioner Lindsay Holt asked how the applicant would treat the water from car washing activities. Mr. Swartz responded that staff recently notified the applicant of the condition. The applicant will be directed to discuss the matter with the Department of Public Works. 2 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\12-5-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 5, 2017 Chair DeLuna inquired if the customers and employees would park in another area or encroach on other tenant parking spaces. Mr. Swartz replied that the applicant has two parking stalls directly in front of the business and street parking is available. Commissioner Ron Gregory inquired if one of the parking spaces facing Corporate Way is an accessible parking space. Mr. Swartz replied that is correct il{II;Ih,�t"i1!fti' Commissioner Gregory pointed out that the accessible parking space may make it a little difficult to have two regular parking spaces. Mr. Swartz said the tenant at the end of the building does not have customers and Smog Dog's customers are by appointment only. With the tenant mixture, there should be enough parking. Commissioner John Greenwood asked if there are only three tenants in the building. Mr. Swartz replied that there are five tenants. Commissioner Greenwood asked who the other two tenants are. Mr. Swartz responded that one tenant is a management company, and the other tenant is an alarm company. Chair DeLuna clarified that the other two businesses would not need parking spaces for customers. Mr. Swartz replied that is correct. Chair DeLuna declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. AVI PERELZ, Corporate Way, Palm Desert, California, offered to answer any questions. Vice Chair Pradetto asked the applicant if he understood and agreed to the condition that staff has proposed for water treatment. MR. PERELZ replied yes. Commissioner Gregory inquired if the Department of Public Works will be monitoring the water treatment. 3 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\12-5-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 5, 2017 MR. PERELZ interjected that he takes the cars to Harv's Car Wash to get washed. Commissioner Gregory mentioned he visited the site and it looked cramped. He understood staff's recommendation of only having 10 spaces available for automobile sales, which would make the area look nicer. MR. PERELZ understood he cannot have more than 10 automobiles displayed for sale. II With no further testimony offered, Chair DeLuna declared the public hearing closed. Commissioner Greenwood commented that the CUP request is consistent with other approvals in the area and moved for approval with the additional condition recommended by staff. Commissioner Greenwood moved to waive further reading and adopt Planning Commission Resolution No. 2713, approving Case No. CUP 17-022, subject to conditions and adding the following condition: "The applicant shall not allow wash water from car washing activities to leave the site unless it is treated to remove pollutants prior to discharge to the street. Motion was seconded by Vice Chair Pradetto and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None; ABSENT: None). Chair DeLuna thanked the applicant for doing business in Palm Desert. X. MISCELLANEOUS Mr. Stendell introduced the new Assistant Planner Nick Melloni. He also introduced Mr. Daniel Arvizo, a temporary planner who will assist Planning staff process cannabis applications. He informed the Planning Commission that staff has advertised a public hearing for the Palm Desert Country Club case for the meeting of December 19. He noted that the case will draw a significant amount of public input, and representatives from the Sheriff's Department will be in attendance for the meeting. Lastly, he stated the City Council has tasked the City Manager to ask the City's Commissions and Committees if they have any goals for 2018 or if there is anything that the City should be doing differently. He said to call or email him if they have any ideas or concepts. He mentioned he had some ideas to bring to the Commission in the future. Chair DeLuna asked Mr. Stendell if he wants input on processes, policies, or anything in general. Mr. Stendell replied anything in general. 4 GAPlanning\Monica OReilly\Planning Comm ission\2017\Minutes\12-5-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 5, 2017 XI. COMMISSION MEETING UPDATES A. ART IN PUBLIC PLACES Commissioner Holt reported that the Art in Public Places (AIPP) Commission approved new AIPP program guidelines and are available on the City's website. The AIPP Commission also approved an Airstream display at the Hotel El Paseo. She recommended that the Planning Commission take a look at the art once the hotel opens. Chair DeLuna noted that the hotel will have restaurants open to the public. She asked staff if they know when the hotel will open. ��� Mr. Stendell replied no. lil i' B. PARKS & RECREATIONI���i Mr. Stendell reported that the Parks & Recreation Commission discussed goal setting for 2018. Commissioner Greenwood stated he has not received agendas or notices for the meetings. 14i iIIHN. "IlNil lluHliull�l. Mr. Stendell apologized and said he would check with staff. XII. COMMENTS Mr. Stendell and the Planning Commission wished the Recording Secretary Monica O'Reilly a Happy Birthday. Chair DeLuna thanked staff and the Sheriff's Department for the excellent work they do to make their job more enjoyable. Np� 0 5 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\12-5-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 5, 2017 XIII. ADJOURNMENT With the Planning Commission concurrence, Chair DeLuna adjourned the meeting at 6:27 p.m. NANCY DE LUNA, CHAIR ATTEST: I � I• RYAN STENDELL, SECRETARY ►li�I�� �I ��� ppl�;� PALM DESERT PLANNING COMMISSION '��������ll'I„►III ����� MONICA O'REILLY, RECORDING SECRETARY �� 'liI uq IIII lit it ,,;i!�II►ill ll�l�l BII ' N I;,,.{IIII►NN►III�II� �I�;i �o ,�� '''I` i�Ii,;� , �,IG�,j�, , a� ,H�HI�NB ���►;IH �I►I��,il �lil���� Ii ,I . ��GI���: , 'n,li:1 ►1�;1: "gill� ��r�yl��� fl�Ill � Glfl�l�►II�,;�,, � , 11110 6 GAPlanning\Monica OReilly\Planning Comm ission\2017\Minutes\12-5-17.docx PLANNING COMMISSION STAFF REPORT CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT MEETING DATE: December 19, 2017 REQUEST: Consideration of approval of a one-year extension for Precise Plan 07- 07 to construct a 17,600-square-foot professional office building located at 44-450 Monterey Avenue. Recommendation By Minute Motion, approve the applicant's request for a one-year time extension until December 19, 2018. Discussion On December 4, 2007, the Planning Commission approved PP 07-07 allowing the applicant to construct a 17,600-square-foot office building with 65 parking spaces. The project encompasses four lots at the cul-de-sac of Guadalupe Street. There are currently three existing homes owned by the applicant that would be demolished as part of the project. The project also proposes to utilize approximately 20 feet of the City-owned right-of-way that is no longer needed by the City. 411 Ap s. . r JI • .ram�+.� �..•... T 1 06 December 19, 2017 — Planning Commission Staff Report Case No. PP 07-07 one-year extension Page 2 of 2 The original entitlements expired in December 2008, and the applicant has five additional extensions. Below is the timeline: • One-year extension through December 2009 • Two-year extension through December 2011 • Two-year extension through December 2013 • Two-year extension through December 2015 • Two-year extension through December 2017 The property is currently zoned Office Professional and designated Neighborhood Center within the General Plan. The approved project complies with both the zoning and General Plan. However, the development standards have changed and allow for a more significant project, including mixed-use developments and additional building heights. Staff is recommending a one-year time extension as allowed by Palm Desert Municipal Code Section 26.20.140 Extensions of Time. If approved, the project will remain in effect until December 19, 2018. The applicant has been made aware that staff will not recommend approval of any more time extensions, and that he either needs to proceed with the current project or look at alternatives that are more in keeping with today's zoning code and General Plan. Prepared by: Kevin Swartz, Associate Planner LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW CITY MANAGER N/AI-; N/A N/A Ryan Stendell Robert W. Hargreaves Director of Janet Moore Lauri Aylaian City Attorney Community Director of Finance City Manager Development APPLICANT: Paul Delio 42-215 Washington Street, Suite A Palm Desert, CA 92211 ATTACHMENTS: Applicant's letter for the time extension CAUsers\kswartz\Desktop\PC Staff Report Delio Extension.docx October 10,2017 City Of Palm Desert Planning Commission 73-150 Fred Waring Drive Re: Delio Professional Building P P07-07 Dear Planning Commissioners, We formally request a 2-year extension to the entitlements granted for the Delio Professional Building (PP07-07) to be located on Monterrey Avenue in Palm Desert. Thank you for your consideration. Sincerely, Paul Delio V -0 V7 I y 0 P H L M 0 1 1 R I 73-5 1 o FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2578 TEL: 760 346—o6ii FAX: 760 341-4564 info@palm-desert.org PLANNING COMMISSION MEETING NOTICE OF ACTION October 21, 2015 Mr. Paul Delio PMB 360 42-215 Washington Street, Suite A Palm Desert, California 92211 Subject: Consideration of a Two-Year Extension to Case No. PP 07-07 The Planning Commission of the City of Palm Desert considered your request and took the following action at its regular meeting of October 20, 2015: The Planning Commission granted approval of an extension (until December 4, 2017) to Case No. PP 07-07. Motion carried by a 5-0 vote. Any appeal of the above action may be made in writing to the City Clerk, City of Palm Desert, within fifteen (15) days of the date of the decision. Lauri Aylaian, Secretary Palm Desert Planning Commission cc: File,O Building & Safety Department Public Works Department Fire Marshal i,PRIM ON RICY(HO WOO PLANNING COMMISSION STAFF REPORT CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT MEETING DATE: December 19, 2017 REQUEST: Consideration of approval of a Specific Plan, a Mitigated Negative Declaration, and Tentative Parcel Map 37234 for a 32-acre multi-use development bounded by Monterey Avenue, Dick Kelly Drive, A Street, and Gateway Drive. Recommendation Staff recommends that the Planning Commission continue the project to a date uncertain. Discussion The applicant submitted the application on November 20, 2016. The proposal is to subdivide the 32 acres into four parcels. As part of the City's Housing Element, a portion of the 32 acres was designated for 200 affordable units. Parcel 1 —7.37 acres for commercial. Parcel 2—7.37 acres for commercial. Parcel 3—6 acres for residential/commercial. Parcel 4 — 11.44 acres for residential and designated for affordable housing. The City is requiring that 20% of the 200 units (40 units) will be allocated for affordable housing (below market rate). The applicant has stated that he will not agree with the City's affordable housing requirements, and has proposed alternative proposals that the City has not agreed upon. Staff sent out a legal notice anticipating that the applicant and the City would come to an agreement before the December 19tn meeting, but that did not happen. Therefore, staff is recommending that the Planning Commission conti e the /project to a date uncertain. Prepared by: Kevin Swartz, Associate Planner LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW CITY MANAGER N/A N/A N/A Rya _ Vd Robert W. Hargreaves Director of Community Janet Moore Lauri Aylaian City Attorney Development Director of Finance City Manager APPLICANT: MC Properties 2277 Townsgate Road, Suite 100 Westlake Village, CA 91361 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING COMMISSION STAFF REPORT DATE: December 19, 2017 REQUEST: Consideration of a request to construct a 1,600-square-foot fitness center for Residence Inn by Marriott located at 38-305 Cook Street; and adopt a Notice of Exemption in accordance with the California Environmental Quality Act. Recommendation Waive further reading and adopt Planning Commission Resolution No. 2714, approving the applicant's request to construct a 1,600-square-foot fitness center for Residence Inn by Marriott (Residence Inn) located at the southwest corner of Cook Street (Cook) and Frank Sinatra Drive (Frank Sinatra); and adopt a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Architectural Review Commission The Architectural Review Commission (ARC) reviewed the proposed project at their meeting on October 10, 2017, and recommended approval of the project's architecture by a vote of 5-0- 2 (Commissioners Brewer and McAuliffe absent). Commissioner McIntosh commented that the new building architecturally matches the existing hotel and is a nice addition and amenity for hotel guests. Background Analysis A. Property Description The project site is located at the southwest corner of Cook and Frank Sinatra. The 10-acre site includes two hotels and a restaurant: Courtyard by Marriott, Residence Inn, and Applebee's. The Residence Inn is comprised of seven separate hotel buildings, a main hotel lobby, and pool area. Main vehicle access into the site is provided along Cook and Frank Sinatra. B. Zoning and General Plan Designation Zone: PR-5 — Planned Residential 5 du/ac General Plan: Resort Entertainment C. Adjacent Zoning and Land Use North: PR-17 — Planned Residential/Undeveloped South: PR-5 — Planned Residential/Desert Willow East: PR-3.5 — Planned Residential/Desert Falls Country Club West: PR-5 — Planned Residential/Desert Willow December 19, 2017 — Staff Report Case No. PP 17-173 - Fitness Center Residence Inn Marriott Page 2of2 Project Description The project includes the removal of two existing tennis courts to accommodate the construction of a single-story 1,600-square-foot fitness center for Residence Inn, located at the southwest corner of Cook and Frank Sinatra. The proposed building is located near the center of the hotel site and will be constructed in the location currently occupied by the existing tennis courts. The building will be used as a recreational/fitness center for hotel guests of the Residence Inn. The fitness center is 17'-4" in height and has a red tiled roof. In addition, the building is finished in a brown stucco color. All exterior improvements and building massing are designed to match the existing Residence Inn. Analysis All new buildings which are not addressed in the original entitlements or applications of a site and are not permitted by right in the R-1 "Single-Family" zoning district, are required to submit a precise plan application for review. The applicant has complied with the Zoning Ordinance by submitting this application. The building height and exterior finishes comply with the Zoning Ordinance, and the use of a fitness center for the hotel does not require any additional zoning applications. Staff supports the proposal to construct a new fitness center for hotel guests at the Residence Inn. The building is designed to architecturally match the existing exterior improvements of the surrounding building and is an attractive amenity for guest staying at the hotel. Prepared by: E is Ceja, Principal Planner LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW CITY MANAGER N/A N/A N/A Robert W. Hargreaves Ryan Stendell Janet Moore Lauri Aylaian City Attorney Director of Community Director of Finance City Manager Development VENDOR: Twenty Four Seven Hotels c/o: Mr. Todd Berg 520 Newport Center Drive, Suite 520 Newport Beach, CA 92660 ATTACHMENT: 1. Draft Planning Commission Resolution No. 2714 2. Public Hearing Notice 3. Notice of Exemption 4. Applicant Provided Exhibits \\srv-fil2k3\groups\Planning\Eric Ceja\Case Files\PP\PP 17-173 Residence Inn\PC Staff Report-Residence Inn.doc PLANNING COMMISSION RESOLUTION NO. 2714 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN FOR THE CONSTRUCTION OF A 1,600-SQUARE-FOOT FITNESS CENTER FOR RESIDENCE INN BY MARRIOTT; AND ADOPTING A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT LOCATED AT 38-305 COOK STREET CASE NOS. PP 17-173 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 19tn day of December 2017, hold a duly noticed public hearing to consider the request by Todd Berg with Twenty Four Seven Hotels, for approval of the above-noted; and WHEREAS, the parcel is located in the Planned Residential 5 (PR-5) zoning district which allows hotel and ancillary commercial uses, subject to approval of a Conditional Use Permit (CUP); and WHEREAS, the Planning Commission, in 1998, granted approval of Precise Plan and Conditional Use Permit 98-2 to PDH Associates, LLC, for the development and use of the site for two hotels and restaurant; and WHEREAS, the construction and addition of this fitness center is in compliance with the existing CUP, in that the new building does not increase the number of available hotel rooms, traffic, or noise impacts on surrounding properties; and I9IIIIIIIIII�l�jIlVi�1iu41111�IIlUl�llllil!pu, "''" WHEREAS, said applications have complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act," Resolution No. 2015-75, the Director of Community Development has determined that the project will not have a negative impact on the environment and qualifies as a Class 32 Categorical Exemption for the purposes of CEQA• and i ,,,„ uiulillllfllll�lilliililllillllllll!Vi4o,,ll'" WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following findings to justify the approval of said request: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby approve of Precise Plan 17-173, subject to conditions attached. PLANNING COMMISSION RESOLUTION NO. 2714 PASSED, APPROVED, AND ADOPTED by the Planning Commission of the Palm Desert, California, at its regular meeting held on this 19'h day of December 2017, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOSEPH PRADETTO, CHAIRPERSON ! I�� ATTEST: jllilli i'��Nl 1 I I �I IIII," ���l►llj;ll��p i RYAN STENDELL, SECRETARY i�i�lfl If PALM DESERT PLANNING COMMISSION �'1'ii�l'I 'i�) ��I!► �j�► j �,,1 1►I�j►111�� ( � � I ( I I►III .�.Ily � ,��II�► �i►IIIIII,,,, II I;E��, �N�� ��I�i�IH�'" �r ,���l�I Ni����l�����1�l�!���I"II'41,1 , "'11l►,Ii��,►I�Il ,Ii�iil�'I!lI,IJ,;1""' �Illl�h►I l,��l`lflll�, �ill�►IIi�NN � , 1 �► .I lu ��I �l i►� Iial NI11�►i��ll���,�'I Ij;U i 2 PLANNING COMMISSION RESOLUTION NO. 2714 CONDITIONS OF APPROVAL CASE NO. PP 17-173 Department of Community Development: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. 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. 3. Any proposed changes to this Precise Plan will require an amendment, which will result in a new public hearing. 4. 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. 5. The approval of this application does not modify any conditions imposed by Conditional Use Permit 98-2. 6. Building mounted lighting fixtures shall conform to the City's Outdoor Lighting Ordinance. Department of Public Works: +ijlpljlllh 7. The applicant shall submit a grading plan to the Department of Public Works for review and approval. Any changes to the approved civil plans must be reviewed for approval prior to work commencing. 8. The grading plan shall identify all proposed and existing utilities. 9. The applicant shall abide by all provisions of City of Palm Desert Ordinance 843, Section 24.20 Stormwater Management and Discharge Ordinance. 10. The applicant shall submit a PM10 application for approval. The applicant shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 11. The Applicant shall pay the appropriate signalization fee in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55 and drainage fee in accordance with Section 26.49 of the Palm Desert Municipal Code and Palm Desert Ordinance No. 653. Department of Building and Safety: 12. This project shall comply with the latest adopted edition of the following codes: A. 2016 California Building Code and its appendices and standards. B. 2016 California Plumbing Code and its appendices and standards. C. 2016 California Mechanical Code and its appendices and standards. D. 2016 California Electrical Code. E. 2016 California Energy Code. F. 2016 California Green Building Standards Code. 3 PLANNING COMMISSION RESOLUTION NO. 2714 G. 2016 California Administrative Code. H. 2016 California Fire Code and its appendices and standards. 13. Submit an exit plan that labels and clearly shows compliance with all required egress features such as, but not limited to, common path of travel, required number of exits and separation, occupant load, required width, continuity, travel distance, elevators, etc. CBC 1001.1 14. Provide analysis to show compliance with minimum plumbing facilities for the proposed project. CPC Section 422.0 and Tables 422-1 and Table A (Occupancy and occupant load is determined using the CPC Table A) It appears that a urinal will be required. 15. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1265. 16. A disabled access overlay of the precise grading plan is required to be submitted to the Department of Building and Safety for plan review of the site accessibility requirements as per 2013 CBC Chapters 11 A & B (as applicable) and Chapter 10. 17.All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11 B- 206). 18. Detectable warnings shall be provided where required per CBC 11 B-705.1.2.5 and 11 B- 705.1.2.2. The designer is also required to meet all ADA requirements. Where an ADA requirement is more restrictive than the State of California, the ADA requirement shall supersede the State requirement. 19. Provide an accessible path of travel to the trash enclosure. The trash enclosure is required to be accessible. Please obtain a detail from the Department of Building and Safety. 20. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per Palm desert Municipal Code, Title 5. 21. 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. 22. Address numerals shall comply with Palm Desert Ordinance No. 1310 (Palm Desert Municipal Code 15.28. Compliance with Ordinance 1310 regarding street address location, dimension, stroke of line, distance from street, height from grade, height from street, etc. shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1310 or Municipal Code Section 15.28 from the Department of Building and Safety counter staff. 23. Please contact Cherie Williams, Building Permit Specialists II, at the Department of Building and Safety (760-776-6420) regarding the addressing of all buildings and/or suites. 24. Assembly Bill 1732 became effective March 1, 2017, which requires businesses to provide one "single-user toilet facility" which means a toilet facility with no more than one water 4 PLANNING COMMISSION RESOLUTION NO. 2714 closet and one urinal with a locking mechanism controlled by the user to be designated as an all gender toilet facility. Such facility shall be provided with appropriate signage indicating "All Gender." If you have or are providing separate facilities as part of your project then both must be designated as "All Gender." If your project is only providing one restroom facility then that facility must have the appropriate signage stating "All Gender." Health and Safety Code §118600. Fire Department: 25.The project may have a cumulative adverse impact on the Fire Department's ability to provide an acceptable level of service. These impacts include an increased number of emergency and public service calls due to the increased presence of structures, traffic, and population. The project proponents/developers will be expected to provide for a proportional mitigation to these impacts via capital improvements and/or impact fees. 26. Fire Department emergency vehicle apparatus access road locations and design shall be in accordance with the California Fire Code, City of Palm Desert Municipal Code, and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance. 27. Fire Department water system(s) for fire protection shall be in accordance with the California Fire Code, City of Palm Desert Municipal Code, and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance. 1. ,i11, 1�ii,N l' � n! !i) �,l) (�I I , i'i'��i 1!! I I��' � 11l� II 11, ►)(l I"'i' ,,�,,!!II'II� Ili��III��III� ►��., I'I� '�i����,NN INI N �ll��l�iili�ll�,, .... Ili , I,��,►,;., � ,1,� ���� , I ►��{f�IINiI.III�iIII�►!!'''i l��I� �� �fft I 'lll�,,,,�IUI► lli�!� it � lilt 5 CITY 0f P H [ M UISINI 73-510 FRED WARING DRIVE PALM DESERT,CALIFORNIA 92260-2578 TEL1760 346—o6it FAX:760 341-7098 info@palm-dcsc¢.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 17-173 NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT PLANNING COMMISSION TO CONSIDER ADOPTION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT FOR A REQUEST BY TWENTY FOUR SEVEN HOTELS FOR THE CONSTRUCTION OF A 1,600-SQUARE-FOOT FITNESS CENTER FOR RESIDENCE INN LOCATED AT 38-305 COOK STREET The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA), has determined that this project is Categorically Exempt from CEQA review under Class 32—15332 In-Fill Development Projects as this project is consistent with the City's General Plan and zoning regulations, the project site is less than five (5) acres in size and is surrounded by urban uses, the project site has no value as habitat, existing utilities serve the project site and are available, and approval of the project will not result in significant impacts to traffic, noise, air quality or water quality. Project Location/Description: Proiect Location: 38-305 Cook Street Proiect Description: A Precise Plan (PP) application has been submitted for the construction of a 1,600-square-foot fitness center at the Residence Inn located at 38-305 Cook Street.The new building will be located near the southwestern portion of the site and will replace the existing tennis courts at the hotel.The new building is approximately 17 feet in height and architecturally matches the existing hotel facade. Recommendation: Staff is recommending approval of the fitness center,subject to conditions. Public Hearing: The public hearing will be held before the Planning Commission on December 19, 2017, at 6:00 pm. Comment Period: Based on the time limits defined by CEQA, your response should be sent at the earliest possible date.The public comment period on this project is from December 9, 2017 to December 19, 2016. Public Review: The PP application and related documents are available for public review daily at City Hall. Please submit written comments to the Planning Department. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing.All comments and any questions should be directed to: Eric Ceja, Principal Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760)346-0611 eceja@cityofpalmdesert.org PUBLISH: DESERT SUN RYAN STENDELL, Secretary December 9,2017 Palm Desert Planning Commission NOTICE OF EXEMPTION TO: FROM: City of Palm Desert ❑ Office of Planning and Research 73-510 Fred Waring Drive Palm P.O.Box 3044,Room 113 Desert,CA 92260 Sacramento,CA 95812-3044 ® Clerk of the Board of Supervisors 2724 Gateway Dr,Riverside, or CA 92507 County Clerk County of. Riverside 1. Project Title: Residence Inn Marriott Fitness Center 2. Project Applicant: Twenty-Four Seven Hotels C/O Todd Berg 520 Newport Center Drive,Ste.520 Newport Beach,CA 92660 3. Project Location—Identify street address and 38-305 Cook Street cross streets or attach a map showing project site (preferably a USGS 15' or 7 1/2' topographical map identified by quadrangle name): 4. (a)Project Location—City:Palm Desert I (b) Project Location—County:Riverside 5. Description of nature,purpose,and beneficiaries The total project site is approximately 10 acres in size and of Project: includes a 3 story hotel and ten(10)2-story hotel buildings, inclusive of parking lots,landscape and tennis courts.The project is to remove the existing tennis courts and construct a 1,600 square foot fitness center in its place.The architecture for the new fitness center is compatible with the hotels. 6. Name of Public Agency approving project: 1 City of Palm Desert 7. Name of Person or Agency undertaking the Todd Berg project,including any person undertaking an I Twenty-Four Seven Hotels activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease,permit,license,certificate,or other entitlement of use from the Public Agency as part of the activity: 8. Exempt status: (check one) (a) ❑ Ministerial project. (Pub.Res.Code§ 21080(b)(1);State CEQA Guidelines§ 15268) (b) ❑ Not a project. (c) ❑ Emergency Project. (Pub.Res.Code§ 21080(b)(4);State CEQA Guidelines§ 15269(b),(c)) (d) ® Categorical Exemption. Class 32"In-fill Development Project"a—d State type and section number: 15332 (e) ❑ Declared Emergency. (Pub.Res.Code§21080(b)(3);State CEQA Guidelines§ 15269(a)) (f) ❑ Statutory Exemption. State Code section number: Notice of Exemption FORM`B" (g) ❑ Other. Explanation: 9. Reason why project was exempt: Project is consistent with the City's general plan and applicable zoning regulations.The site is surrounded by existing hotel and resort development and replicates the architecture of the existing hotel buildings.The site has no value as habitat,is served by existing utilities,and does not result in significant effects on traffic,noise,air quality,or water quality. 10. Lead Agency Contact Person: Eric Ceja,Principal Planner Telephone: (760)346-0611 11. If filed by applicant:Attach Preliminary Exemption Assessment(Form"A")before filing. 12. Has a Notice of Exemption been filed by the public agency approving the project? Yes ❑ No❑ 13. Was a public hearing held by the lead agency to consider the exemption? Yes® No❑ If yes,the date of the public hearing was:May 16,2017 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. Notice of Exemption FORM`B" CONDITIONAL USE PERMIT SUBMITTAL NEW FITNESS CENTER AT: • i�6y ��� k Residence ® z� ��� I� Inn Z ,Aarriott, - 2 U w � W H z 2 � 38-305 COOK ST. z LL as PALM DESERT, CA. 92211 VICINITY MAP PROJECT DATA APPLICABLE CODES SHEET INDEX ■ a t SCOPE OF WORK TYPE OF CONSTRUCTION APPLICABLE CODES.(AS OF JANUARV 1.2017) ARCHITECTURAL MECHANICAL i PROJECT NEW FITNESS CENTER V-B,FULLY SPRINKLERED CALIFORNIA CODE OF REGULATIONS(C.C.R.)GOVERNING THIS PROJECT: N•w^•�•P•SITE+• SHEETI SHEET DESCRIPTION SHEETSHEET DESCRIPTION 2016 CALIFORNIA ADMINISTRATIVE CODE OCCUPANCY GROUP . PART 1 B GROSS BUILDING AREA 2076 CALIFORNIA BUILDING CODE,(Ww on 8r 20151BC) PART 2 Ti 0 TITLE/COVER SHEET.VICINITY MAP, 1.500 SO FT(NEW FITNESS CENTER) 2016 CALIFORNIA ELECTRICAL CODE, PART 3 A SHEET INOEX a APN. 2016 CALFORNV MECHANICAL CODE. PART4 �w 620400,017 TOTAL LOT AREA :464,920 SO.FT.=1067 AC 2016 CALIFORNIA PLUMBING CODE. PARTS A1.0 SITE PLAN jj DISTUREB AREA 3,300 SO.FT.= 0.Q76 AC 2016 CALIFORNIA ENERGY CODE. PART 8 E A LEGAL DESCRIPTION BUILDING TYPE RESIDENCE INN 2016 CAUFORNIA FIRE CODE. PART 9 A2.0 FLOOR PLAN PARCEL 1 OF PARCEL MAR NO.29485 (E)BUILDING AREA:51,190 SO.FT.=1.176 AC 2)16 CALIFORNIA GREEN BUILDING STANDARDS CODE. PART 11 ✓•rn•1N d LOCATED IN THE NE QUARTER OF SECTION (N)BUILDING AREA: 1.500 SO.FT.=0.034 AC 2)16 CALIFORNIA REFERENCED STANDARDS CODE, PART 12 A4.0 ROOF PLAN 2D 4,TOWNSHIP 4 SOUTH,RANGE 6 EAST, TOTAL BLDG.AREA:52.090 SO.FT.=1.218 AC Pg FIT IAL LIST OF APPLICABLE STANDARDS -y+ SAN BERNARDINO BASE MERIDIAN AS EXTERIOR ELEVATIONS LL �"4 PARKING NFPA 17 DRY CHEMICAL EXTINGUISHING SYSTEMS 2117 EDITION Alp SECTIONS _ EXISTING-TO BE PROVIDED FOR NFPA 72 NATIONAL FIR E ALARM CODE(CALIFORNIA AM ENDED) .16 EDITION CURRENT GUESTS ONLY NFPA 2AI CLEAN AGENT FIRE EXTINGUISHING SYSTEM 2115 EDITION e�PNlm Desert r a w rMn✓ PARTIAL.LIST OF FEDERAL CODES AND STANDARDS Ww.aM ....« A AMERICANS WITH DISABILITIES ACT(ADA),TITLE II _ = ALL CONSTRUCTION SHALL COMPLY WITH THE 2016 CALIFORNIA BUILDING CODE.WHICH IS BASED ON THE 215 INTERNATIONAL BUILDING CODE(ISCI.ALSO 2016 CAUFORNIA PLUMBING,MECHANICAL, CITY OF PALM DESERT NOTES PROJECT SUMMARY ELECTRICAL,FIRE CODE ENERGY CODE ANDA LOTHER LOCAL CODES AND ORDINANCES SHALL COMPLY THE CITY BUILDING INSPECTOR HAS THE AUTHORITY TO REQUEST FULLY REVISED PLAN SHEETS WITH ALL CONSTRUCTION WORK HOURS-OCTOBER IS T TO APRIL 30TH THIS PROJECT IS FOR A NEW 1,500 SQUARE FOOT FITNESS CENTER BUILDING DESCRIBED AS FOLLOWS FIELD CHANGES CLOUDED W/DELTAS TO BE SUBMITTED FOR CITY PLAN REVIEW VMEN HE/SHE DETERMINES D- THE NUMBER OF FILED REVISIONS WARRANT SUCH A REQUEST. Q MONDAY-FRIDAY 7:OOAM TO 5.3DPM BUILDING WILL BE ONE STORY c BUILDING ADDRESS TO COMPLY WITH ORDINANCE 1285.LOCATION AND HEIGHT TO BE APPROVED BY PALM L SATURDAV B:OTA TO ALLOWED DESERT BUILDING OFFICIAL SUNDAV NOT ALLOWED Lu w GOVERNMENT CODE BUILDING TO COMPLY WITH CALIFORNIA CODE TITLE 22 DIVISION 6 CHAPTER 3 W _ HOLIDAYS NOT ALLOWED W � Z CONSTRUCTION NARK HOURS-MAY IST THROUGH SEPTEMBER 30TH Z MONDAY-FRIDAY B:OOAM TO 700PM ELECTRICAL W w SATURDAY B:DOAM TO SDWm SUNDAV NOT ALLOWED SHEET SHEET DESCRIPTION H W GOVERNMENT CODE = Z HOLIDAYS NOT ALLOWED Q VIOLATION OF THE ABOVE WORK HOURS IS A CITABLE OFFENSE UNDER PALM DESERT R MUNICIPAL CODE SECTION 9.24.070. UTILITIES DEFFERED APPROVALS A APPROVED TEMPORARY SANITARY FACILITIES(I.E.CHEMICAL TOILETS SHALL BE ON THE CONSTRUCTIO SITE PRIOR TO REQUEST FOR FIRST INSPECTION).(HEALTH AND SAFETY CODE,SECTION 5416) WATER COACHELLA VALLEY WATER DISTRICT....................... (70D)3DS-2f51 • TRUSSES 3 B.CONTRACTOR AND/OR OWNER SHALL PROVIDE A TRASH BIN TO INSURE PROPER SEWER...._.. ..... ._. ...........COACHELLA VALLEY WATER DISTRICT........ ___.p60)3932851 FIRE SPRINKLERS CLEAN-UP OF ALL BUILDING MATERIALS.(ORDINANCE N0.282 PALM DESERT MUNICIPAL GAS... .....................................................THE GAS COMP ANY.....__................................................................................._...(7BD)3231851 • FIRE ALARM CODE) ELECTRIC.........................................................SOUTHERN CALIFORNIA EDISON.............................__...._..................................(/BO)988-7788 CIVIL TELEPHONE...................................._...............VERIZON COMMUNICATION...................................................._..........._......_......(7B0)7783B03 THE BUILDING IS EQUIPPED WITH A FIRE SPRINKLER SYSTEM AND FIRE ALARM SYSTEM.CONTRACTOR TO CABLE T V .....SPECTRUM CABLE .............. ................._....(780)32.8810 PROVIDE FIRE SPRINKLER AND FIRE ALARM PUNS INDICATING ALL MODIFICATION AND FIRE SPRINKLERS/ C.STORAGE OF BUILDING MATERIALS N DEBRIS SHALL BE CONFINED TO THE LOT OF USA .............. ......... ......UNDERGROUND SERVICE ALERT ................(800)227-2800 ALARM REQUIREMENTS.THE PLANS SHALL BE APPROVED BY THE ARCHITECT OF RECORD PRIOR TO SHEET SHEET DESCRIPTION WHICH THE PERMIT IS ISSUED.ADJACENT VACANT PROPERTIES MAY NOT BE UTILIZED - ---"""" FORT IS PURPOSE UNLESS WRITTEN PERMISSION OF THE OWNER IS ON FILE WITH THIS SUBMITTING FOR APPROVAL TO THE RIVERSIDE COUNTY FIRE DEPARTMENT 1 OF 2 COVER SHEET OFFICE,THE PUBLIC RIGHT-OF-WAY SHALL BE MAINTAINED IN A CLEAR CONDITION AT ALL TIMES.(PALM DESERT MUNICIPAL CODE,CHAPTER 8.02) 2OF 2 PRELIMINARY PRECISE GRADING PLAN U n D.ADDRESS NUMERALS SHALL COMPLY MATH PALM DESERT ORDINANCE NO.1285. PALM DESERT MUNICIPAL CODE MUNICIPAL CODE SECTION 15.28 YOU MAY REQUEST A COPY AT THE BUILDING REQUIREMENTSQ 0 U DEPARTMENT DiglSafely UTILITIES NOTE .100 . °w E.SITE WALLS.RETAINING WALL,TRASH ENCLOSURES,CARTPORTS.SITE LIGHTING, VERIFYCONIECTION POINTS FOR POWER TELEPHONE ANDCATV SYSTEMS PRIOR To TEMPORARYPOWER POLES,POOLS,SPAS,SITE LIGHTING,SIGNAGE.EMERGENCY DIG ALERT DIAL TOLL FREE CONSTRUC 1 ALL CONTRACTORS AND SUBCONTRACTORS SHALL HAVE A CURRENT CITY Of PALM DESERT BUSINESS ?PN TION APPROXIMATE OI- CA Y LOTIONS INOICATED FOR TRANSFORMER LOUTIONS. GENERATORS,GREASE INTERCEPTORS AND SPRAY BOOTHS REQUIRE SEPARATE O 1 1 ETC. LICENSE PRIOR TO PERMIT ISSUANCE PER PALM DESERT MUNICIPLE CODE,TITLE 5, 3 Q SUBMITTALS,APPROVALS AND PERMITS. V COMPLY WTH ALL UTILITY COMPANY REQUIREMENTS.PROVIDE ALL RELATED CONDUITS,PULL z N AT LEAST TWO BOXES AND RISERS. 2.SCHOOL TAX FEES MUST BE PAID PRIOR TO THE ISSUANCE OF YOUR BUILDING PERMIT. F.GENERAL CONTRACTOR AND/OR OWNER BUILDERS SHALL SUBMIT A COMPLETED DAYS BEFORE YOU DIG CONTRACTORSHALLVERRYAC LDEPTHANOLOCATIONOFALLEXISTING UTIES PRIOR LANDSCAPE PLUMBING SUB-CONTRACTORS LIST TO THE BUILDING 6 SAFETY DEPARTMENT PRIOR TO TO CONSTRUCTION...CALL UNDERGROUND SERVICE ALERT(TOLL FREE BOo-Z]T—)PRION To 3.THE TRAFFIC UNIFORM MITIGATION FEES(TUMF)MUST BE PAID AT TIME OF ISSUING THE BUILDING PERMIT. REQUESTING A FINAL INSPECTION PER PALM DESERT ORDINANCE NO.00.ABSOLUTELY TRENCHING,ORA W,EXCAVATING.DRILLING,PPE PUSKW,PWNTING TREES,DIGGING NO SLAG-CONTRACTOR'S LISTS WILL BE ACCEPTED UNLESS ALL REQUIRED INFORMATION UNDER GROUND SERVICE ALERT OF SOUTHERN FENCE PO 5T Ho FA ESETC.TIEVMALLSUPPLY INFaaMTION OR LOCATEAND MARK ANY SHEETSHEET DESCRIPTION SHEET SHEET DESCRIPTION CALIFORNIA UNDER GROUND CILITIES. IS PROVIDED ON THE APPROPRIATE FORM. PR-1 PREUMINARY OVERALL SITE PLAN PR-2 PR EUMINARY PLANTING PLAN PR-3 PRELIMINARY COLOR PLANTING PLAN OWNER ARCHITECT CIVIL LANDSCAPE MECHANICAL ELECTRICAL PLUMBING Plot DAY:08/31/17 TWENTY FOUR SEVEN HOTELS PEARSON ARCHITECTS,INC. WATSON ENGINEERING LUIS A.SANDOVAL 6 ASSOCIATES INC CONSTRUCTION AND DEVELOPMENT LANDSCAPE ARCHITECTURE S..m AS NOTED 520 NEWPORT CENTER DRIVE,SUITE 520 74-M HWY 111.SUITE 8 50-270 MONROE STREET 45-175 PANOMARAMA,STE.C NEWPORT BEACH,CA 92980 PALM DESERT,CALIFORNIA 82260 INDIO,CALIFORNIA 92201 PALM DESERT,CA 92280 D­ G.RIDS TEL 760.779.1937 EXT.21 TEL:78D275.0553 i TEL(323)940-IWI FAX 7B0.778.87N FAX FAX 760.T766ST7 Job:sT FAX(780)5884965 FAX:- a : CONTACT:TODD BERG,PROJECT MANAGER E-MAIL:CRAIGOPEARSON-ARCHITECTS.COM E-MAIL'LWN CONTACT:CRAIG PEARSON CONTACT VATSON®LIAWEN LLOYD W WATSON G.COM CONTACT:LUIS SANDOVAL Sheet g EMAIL:TBERG®247HOTELS COM EMAIL:LUISSARGNOFUND.COM T1 .0 CUP SUBMITTAL SET- 08/31/17 p irTi wlp �am<T O� m�<qnq m�p �pDm n cc�n AAA; 20t8 >D nmTZmt A� m m y$ =0 1 c-0 825.83't y Q i ^i O Dp ; E . sca� °nm s cg b A d Ar y , r / L > � Y / tom A 4 � I 112.y� SACK ��f I ti I I am � I 1 J I � �J • (E)21 11 } / •I DRIB VEWAYI 1 0 ToT I Oym / / N r m I I r L � I m L / r / 1 --- / ' N Cn I 1 m 1 I I m I o0 N I 1 1 I I '^ H ny V/ 1 I F m m I 10 AIm II �}•t I 00. 1 O V O D / < (E)3O1' 1 (E)30'-1- DRIVEWAY I DRIVEWAY 1 1 rz --- — — —-—-- --—-—-- --- - — —-— COOK —STREET— — — ------------- — — --- 0 C 0 C (D D r '6 g {(i s NEW FITNESS CENTER AT'. D)ORL030(M ARCHITECTS,INC. 531 Ys r Residence 00 D N N Inn SITE PLAN ■ w O A _ %arrioff. 0 Oy ARCHITECTURE-PLANNING-INTERIOR DESIGN mO 38305 COOK ST. vPALM DESERT,CA 92211 D 10'A' I I I I I I I I I I I I I I I I I I I I 13 - - ❑ ❑ I c� I I I I I I I ❑ ❑ N I x I ,4 I Z a l0m �m I m m A I I I T-10' 1T-7 I I I � 4 Do T I 0 p I ?� I g 0 I O m I I �m I Z ❑ ❑ 4 ❑ ❑ D 0 C C ca K D r NEW FITNESSCENTERAT'. DDOMYD W ARCHITECTS,INC. 1 D - a e Residence FLOOR PLAN 00 N Inn' ■ 0 S Aarnott. H ARCHITECTUREvPLANNING-INTERIOR DESIGN 0 3"05 COOK ST. .wsa+..w�ecrs ric 4 J PALM DESERT,CA 92211 D I I F,-1 1 r L L � _ - - - L - - - - - -' J A � r INa SLOPE RIDGE 5 12 I I � I r 9r J L I LJ I I SLO I I I 51 SL 5 2 6:72 I I 11 IL I I � !r I I I SLOPE SLOPE_ n O Lum O — I z SLsO12 SL sPE OPEee � —� J L h� J I D 0 C 0 U) C D r o _ NEW FITNESS CENTER AT ®'ym®ARCHITECTS,INC. g D s Residence ROOF PLAN ■ CO � Inn' A Aarnott. vOi ARCHITECTURE�PLANNING�INTERIOR DESIGN 38-305 COOK ST, owrury n.cwRecrs..�c f: v PALM DESERT,CA 92211 +1 T-4" ROOF - - - - - - - - - +1 T-8" ;siaeata 9 +14'-4" eoae III �Y s ROOF ROOF OIL Lj� T.O.P. �. ,. ,<: _� . "-.�. ,F T.O.P. z LL +6'-0" _ it ii x T.O.W. :x' tz z 3 4/1 Q s if ftp - — F.F. U I NORTH ELEVATION ■ SCALE:1/4"-1'-0" o,L+1 T-4" - - r,+17'-4" ROOF ROOF +1 T-8" - „ 777777777777 _ - ROOF /p yr z O ti'i y t r J h+01-0" - -— w F.F. F.F. p w x EAST ELEVATION WEST ELEVATION w +1 T-4" ROOF - - - - - - - - - - G� +1 T-8" < U Vi y V O Y 40 rrr ii it it it ii � r/ ii ii +0.-0" AL F.F. N t Data'.0&131117 SOUTH ELEVATION Snb AS NOTED D.—GUSRAVA - SCALE:1/4"=1'-0" bb Shoat A6.0 CUP SUBMITTAL SET- 08/31/17 II I I I I I I � I I I I �j „o oob o' y I z � _ o �f I NI 'I Ij 1ti T Z m m m U) m z 0 m �m ti � Cn p m m `y \ \\ (� II O i. \ b Z \t \� u C/) m m \\ A O O Z Co lI V/ D r W mg yl g NEW FITNESS CENTER AT. ODERL 30CM ARCHITECTS,INC. y i Residence w � Inns' SECTIONS ■ IF Eo*oµYTM'govNry I karnori. O > ARCHITECTURE,PLANNINGwINTERIOR DESIGN ' 38 J05 COOK ST. Q vPALM DESERT.CA 92211 Pe.xsw nacrnecu..c PALM DESERT GENERAL NOTES: IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 1. ALL WORK SHALL K DONE IN ACCORDANCE WITH THIS PLAN,THE STANDARD DRAWINGS PR�p CISE /� T T T T THOUSAND AND SPECIFICATIONS OF THE CITY OF PALM DESERT,THE STANDARD SPECIFICATIONS y�_�J, I 1(//�\\N� \\\\\\\UVIII \\\\\\\UVII� CA TH ED R A L g R PALMS FOR PUBLIC WORKS CONSTRUCTION AND THE CALTRANS STANDARD PLANS CITY O P AND CALTRANS STANDARD SPECIFICATIONS WHEN APPLICABLE. 2. NO CONSTRUCTION IS AUTHORIZED WITHOUT THE APPROPRIATE PERMITS ISSUED BY i B9MED CT ft THE CITY OF PALM DESERT PUBLIC WORKS DEPARTMENT. FITNESS CENTER GERALD FORD PALM 3. THE ENGINEER-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED. RESIDENCE INN BY MARRIOTT PALM DESERT a FRANK SINATRA DE4. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING CONSTRUCTION, 3S-3O C00K STREETTHE ENGINEER-OF-WORK SHALL BE RESPONSIBLE FOR DETERMINING AN ACCEPTABLE 7�SOLUTION AND REVISING THE PLANS FOR APPROVAL BY THE DIRECTOR OF PUBLIC WORKS, r ALM DESERT, CA 92260 SHEETINDEXRANCH AYE 5 ADJACEN7urlTHE �mEs,F GBLmESSPONSIBLE FOR ANDPROPERTIES.LDAMAGESTOONSITE,OFFSFTEAND AUGUST, 2017 1 COVER SHEET MIRAGE 'mINDIO __ 6. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PROTECT O1fV•�. \ I 1�I __11- I �--� I'. .� .[ III-,]- I f " I I 1 2 PRECISE GRADING PLAT/ ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY OCCUR FROM }6 It `1-� - - f ,' I I L- - 111 STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING FROM ANY AND ALL F f PA a ,a WORK IN CONJUNCTION WITH CONSTRUCTION OF THESE IMPROVEMENT PLANS. T-`•� I I 1 + I ! I I ! 1 1 � `* _-. - i-'S EXISTING UNDERGROUND UTILITIES NDIAN 7. THE CONTRACTOR AT NO EXPENSE TO THE CITY,SMALL PROVIDE ALL NECESSARY I I ,tom fry. (� I�1 5A71FAKy SEWER -8"S-- TELEPHONE CONDUIT I i fi SAMPLES AND TESTS THAT THE DIRECTOR OF PUBLIC WORKS MAY REQUIRE TO ASSURE i.^ WATER LINE -6'w-- ELECTRICAL CONDUIT -E--E WELLS'^ C THAT QUALITY OF MATERIAL AND WORKMANSHIP AREIN ACCORDANCE WITHTHE ` +!!_. - - - - "tt �`LS ty ! STORM DRAIN -24`S.O.- STREET LIGHTING -SL--SL rgn• ; y' SPECIFIDATIDNB. 'EF" � I I� .-'} '� (.• ,�` * ,i '�, W DlS lNE -2'G-- TRAFFIC SICILY -SIG--SIG 74 IRRIGATION LINE -20'RR.- CABLE TELEVISION -CAI--CAI LA 8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK AND SHALL MAINTAIN ALL ' lLy_7 I r ' J•T QU I N TA FACILITIES,COMPLETED AND UNCOMPLETED,UNTIL ACCEPTED BY THE CITY. , I r l l T i '* 1\J i ` y _ �i ., Y EXISTING TOPOGRAPHY VICINITY MAP 9. ALL SURVEY MONUMENTS WITHIN OR BOUNDING THE WORK LIMITS,WHETHER FOUND FROM L (- •1 t' ? "+�a-'' ?'a T T f \i dg l+ - _c BLOCK WALL TOP OF SLOPE NOT ro SCALE RECORD OR BY INSPECTION.SHALL;PRIOR TO ANY CONSTRUCTION,BE LOCATED AND T 1 I I ! - 1 q v 4 BOARD FENCE 1- TOE OF SLOPE REFERENCED BY A LICENSED SURVEYOR OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE T I {l i d-- -�I 4 i- - _t S" �6 `,,Y �' V -X--X-WIRE FENCE OIRECTION OF FLOW LAND SURVEYING.THE REFERENCED MONUMENTS DISTURBED OR REMOVED DURING N t J 1i� OWN LINK FENCE RETAINING WALL CONSTRUCTION SHALL BE RESET IN ACCORDANCE WITH SECTION 8771 OF THE LAND 1 �grC " 1 ` T"}a✓• 1 �� y 3 _ SURVEYORS ACT AND CITY STANDARDS AND REQUIREMENTS AT THE CONTRACTOR'S { Ry J _ _- _ I - j ® SANITARY SEWER N.H. 4-�POLE&GUY ANCHOR b GAS METER PROJECT INFO EXPENSE. (`'" i{ 1 - • r ��y `�P j ryI.^~ A - ® STORM DRAIN M.N. 4 ELECTRICAL POLE � RALROAD TRACKS 10,THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBLIC WORKS IN PALM DESERT { ! } f '- ` -- 1 I �l is TELEPHONE VAULT q TELEPHONE POLE ea' RAILROAD SIGNAL .? \ JOINT USE POLE ` TRAFFIC SIGN o PULL BOX PROJECT: AT(760)776-64W AT LEAST 48 HOURS PRIOR TO COMMENCING ANY WORK. --+` '-�'( 4..(' C N J i F RESIDENCE INN BY MARRIOTT PALM DESERT R 11 (J WATER METER STREET NAME SIGN o- STREET LNiR 1 1 U tr r• - T�' 78305 COOK STREET 11.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL -�; g � `' f n JJ(( FIRE H1'OR'V1f • MAIL BOX ® VALVE PALM DESERT,CALIFORNIA 92260 UTILITIES.FORTHE LOCATION OF UNDERGROUND UTILITIES OR FOR EMERGENCY -r"` �` - - F II r` B f {-+ y F'I PP17173 ASSISTANCE CALL: 1.> - {Fl G.J TILL •!� Oc.O.SANITARY SEWER CLEANOUT Ovia PEDESTRIAN R15N BUtTON ` f ;•1 f�`- i },( PROJECT DATA WATER COACHELLA VALLEY WATER DISTRICT 760398-2651 -' PROPOSED FITNESS CENTER �c r \ (�1, , --JD STREET Lahr(UPRIGHT) ® TRAFFIC SIGNAL coxmoLlER TOTAL LOT AREA 10.74 AC. SEWER COACHELLA VALLEY WATER DISTRICT 760398-2651 L v. ��TT_ _ t TRAFFIC SIGNAL TRAFFC SIGNAL ON Sa1N1 WST IRA1 DISTURBED AREA 5,000 SO FT ELECTRIC SOUTHERN CALIFORNIA EDISON 760-2024291 �}, ��� ��`'� _ _ GAS THE GAS COMPANY 1�00-427-2200 �yy / / 'J J _:a BUILDING TIE:FITNESS CENTER TELEPHONE VERIZON CALIFORNIA,INC. 1 W0 483.1000 _ k �J + 1 1 ) F-R--'STREET LIGHT&TRAFFIC Q TRAFFIC SIGNAL LOOP DETECTOR-6'a 6' BU0.DING AREA 1,500 SQ F7 CABLE TIME WARNER 76 0 3 40-1 31 2 CY 7 A/L /� 1 I'i.. j i SIGNAL ON MAST ARM PRIVATE LANDSCAPE AREA 3,5W SO FT �x�.S r`� } "'+'r A WALIc-DON'T WMX O TRAFFIC SIGNAL LOOP DETECTOR-6 OLl PUBLIC LANDSCAPE AREA N/A DIG ALERT 1-BOO227-2600 9 �7 /'� � ` PEDESTRIAN SIGNAL L r} CITRUS TREE 12.THE DEPARTMENT OF PUBLIC WORKS DOES NOT ASSUME ANY RESPONSIBILITY FOR THE -"�.,~ U3 i �3•_ (-t L 1"� - / I + I `arm TOPOGRAPHIC AND BOUNDARY SURVEY. ,n J � �,' I l CONCRETE SURVEY PERFORMED BY:WLD SURVEYING ACCURACY OF THE QUANTITIES SHOWN HEREON. ,r� (� t '"'I"'.T'"T.L)I� ]T 'y ���� �` � DECIDUOUS TREE 'F f [_ .✓�,- YY 11 ��I � DATE OF SURVEY:&19/2017 1��,d 13.THE STRUCTURAL SECTION SHALL BE AS PER THE STATE OF CALIFORNIA DEPARTMENT ASPHALT� APN AND LEGAL DESCRIPTION' OF TRANSPORTATION,HIGHWAY DESIGN MANUAL TEST NO.301-F FOR DETERMINATION pfi" EDGE OF PAVEMENT PALM TREE 620 4 0 0-01 7 BY THE R-VALUE METHOD. INDEX MAP 7LEGAL DESCRIPTKN:PARCEL 1 OF PARCEL MAP NO. 14.THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CRY OF PALM BUILDING 29465 LOCATED IN THE NE QUARTER OF SECTION 4, DESERT DEPARTMENT OF PUBLIC WORKS,IF CONSTRUCTION HAS NOT COMMENCED WITHIN (-T o1 TREE STUMP TOWNSHIP 4 SOUTH,RANGE 6 EAST,SAN BERNARDINO IN FEET) f_; UNDERGROUND STRUCTURE �. BASE MERIDIAN. 12 MONTHS FROM THE DATE OF APPROVAL BY THE DIRECTOR OF PUBLIC WORKS. 11HCN 4o FT PALM DESERT GRADING NOTES: cR"HIC SCALE ® OVERHANGING STRUCTURE � SHRUBBERY FEMA FLOOD DATA 15.ALL P.C.C.AND A.C.REMOVALS SHALL BE OUTLINED TO NECESSARY WORKING LIMITS AND C.C. TO A MINIMUM DEPTH OF 2 INCHES PRIOR TO REMOVAL.ALL DEBRIS 1. ALL GRADING IS TO BE DONE IN ACCORDANCE WITH THE CT'OF PALM DESERT 8. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO MAP NO.06066CI6156 CREATED BY THE REMOVAL OPERATIONS SHALL BE DISPOSED OF AWAY FROM THE JOB GRADING ORDINANCE. PROTECT ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY ZONE X SITE IN A MANNER AND LOCATION ACCEPTABLE TO ALL CONCERNED AGENCIES AND OCCUR FROM STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING EARTHWORK QUANTITIES: ORGANIZATIONS. 2. THIS PLAN IS FOR GRADING PURPOSES ONLY.ISSUANCE OF A GRADING FROM ANY AND ALL WORK IN CONJUNCTION WITH CONSTRUCTION OF THESE RAW CUT:20 CY PERMIT BASED ON THIS PLAN DOES NOT CONSTITUTE APPROVAL OF DRIVEWAY GRADING PLANS. LEGEND. RAW FILL:90 CV 16.ALL P.C.C.AND A.C.IMPROVEMENTS DAMAGED BY THE CONTRACTOR'S OPERATIONS LOCATIONS AND SIZES,PARKING LAYOUT,BUILDING LOCATION.WALL HEIGHTS TC TOP OF CURB SHRINKAGE:WA SHALL BE RESTORED TO THEIR ORIGINAL CONDITION BY THE CONTRACTOR AT NO COST AND LOCATIONS,OFFSITE DRAINAGE FACILITIES,OR OTHER ITEMS NOT RELATED 9. THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBLIC WORKS(760) G GUTTER IMPORT:70 CV TO THE CITY OF PALM DESERT. DIRECTLY TO THE BASIC GRADING OPERATION. 778{M50 AT LEAST 24 HOURS PRIOR TO COMMENCING ANY WORK FL FLOWLINE EXPORT:0 CY TP TOP OF AC PAVEMENT 17.STREETS IN THE CONSTRUCTION AREA SHALL BE KEPT CLEAN AT ALL TIMES. 3.A WET SIGNED LETTER OF CERTIFICATION FROM THE ENGINEER-OF-WORK STATING 10.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND FS FINISH SURFACE PROTECT ALL UTILITIES.FOR THE LOCATION OF UNDERGROUND UTILITIES, 18.THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEARING OF THE PROPOSED WORK AREA LOCATIONS OF FORMS ARE IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED OR FOR EMERGENCY FF FINISH FLOOR ASSISTANCE CALL: PE PAD ELEVATION CIVIL ENGINEER OWNER GB GRADE BREAK LLOYD W.WATSON TODD BERG PLAN,AND A COMPACTION REPORT FROM A SOILS ENGINEER ON ALL FILL HP HIGH POINT WATSON ENGINEERING RESIDENCE INN BY MARRIOTT 19.NO PUBLIC STREET SHALL BE CLOSED TO TRAFFIC WITHOUT PRIOR WRITTEN APPROVAL AREAS ARE REQUIRED PRIOR TO THE BUILDING PERMIT ISSUANCE. WATER COACHELLA VALLEY WATER DISTRICT 760398-2651 TOG TOP OF GRATE 50.200 MONROE ST, 38.305 COOK STREET OF THE DIRECTOR OF PUBLIC WORKS. SEWER COACHELLA VALLEY WATER DISTRICT 76D398-2651 INV INVERT OF PIPE INDIO,CA B2201 PALM DESERT,CA 92260 4. ALL WALLS SHOWN ON THESE PLANS SHALL BE APPROVED BY THE ELECTRIC SOUTHERN CALIFORNIA EDISON 760-2024291 TW TOP OF WALL PM:(760)275-1553 PH:760480.9631 20.NO TRENCHES SHALL REMAIN OPEN OVERNIGHT WITHOUT PRIOR WRITTEN APPROVAL OF DEPARTMENT OF COMMUNITY DEVELOPMENT,ISSUED A SEPARATE PERMIT AND BE GAS THE GAS COMPANY i4100427-2200 TRW TOP OF RETAINING WALL THE DIRECTOR OF PUBLIC WORKS. INSPECTED BY THE DEPARTMENT OF BUILDING AND SAFETY. TELEPHONE VERIZON CALIFORNIA,INC. 1-800483-10(0 TF TOP OF FOOTING RETAINING WALLS SHALL BE CONSTRUCTED TO CITY OF PALM DESERT CABLE TIME WARNER 760340-1312 NG NATURAL GRADE SOILS ENGINEER ARCHITECT: 21.FAILURE TO COMPLY WITH ANY OF THE ABOVE ITEMS SHALL BE SUFFICIENT CAUSE FOR RETAINING WALL STANDARDS OR BE SUPPORTED BY ENGINEERING CALCULATIONS DIG ALERT 1300-227-2600 CPD CITY OF PALM DESERT THE CITY TO ARRANGE FOR NECESSARY WORK TO BE COMPLETED BV OTHERS.COSTS TO AND DETAILS. (P' EXISTING BRETT ANDERSON CLIFF CORTLAND COMPLETE THE WORK BY OTHERS WILL BE CHARGED TO THE CONTRACTOR 11.ALL PROPERTY CORNER MONUMENTS SHALL NOT BE DISTURBED BY THE PLANTER SLADDEN ENGINEERING P-260 H ARCHITECTS GRADING OPERATION AND RELATED WORK ANY MONUMENT WHICH THE PROPOSED CONCRETE PAVEMENT 45-090 GOLF CENTER PARKWAY 74-260 MWV 111 STE.B 22.ALL LANDSCAPING AND IRRIGATION THAT IS DAMAGED BY CONSTRUCTION ACTIVITIES SHALL 5. THE ENGINEER-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS CONTRACTOR ANTICIPATES DISTURBING SHALL BE LOCATED AND REFERENCED BY SURE F PALM DESERT,CA 92260 BE REPAIRED OR REPLACED TO THE APPROVAL OF THE CITY AND THE PROPERTY OWNER COMMENCED. A LICENSED LAND SURVEYOR OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE ® PROPOSED WALL INDIO,CA 92201 PH:760-779-1937 LAND SURVEYING.ALL MONUMENTS DISTURBED OR REMOVED SHALL BE RESET PH:76036M713 23.CONTRACTOR MUST OBTAIN APPROVAL FOR ANY LANE CLOSURES A MINIMUM OF 48 HOURS 6. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING BY A LICENSED SURVEYOR,OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE INDICATES CONCRETE REMOVAL LANDSCAPE ARCHITECT: STRUCTURAL ENGINEER: IN ADVANCE. CONSTRUCTION,THE ENGINEER-OF-WORK SHALL BE RESPONSIBLE FOR LAND SURVEYING,AT THE CONTRACTOR'S EXPENSE. RAY LOPEZ WA DETERMINING AN ACCEPTABLE SOLUTION AND REVISING THE PLANS FOR RAY LOPEZ ASSOCIATES 24.CONTRACTOR SHALL CALL THE PUBLIC WORKS DEPARTMENT TO REQUEST INSPECTION A APPROVAL BY THE DEPARTMENT OF PUBLIC WORKS. 12,THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CITY 56960 JACKS ON STREET MINIMUM OF 24 HOURS PRIOR TO STARTING CONSTRUCTION.CONTRACTOR SHALL KEEP THE OF PALM DESERT DEPARTMENT OF PUBLIC WORKS,IF CONSTRUCTION HAS NOT VISTA SANTA ROSA.CA W74 INSPECTOR INFORMED OF PROGRESS OF THE WORK ON A DAILY BASIS.IMPROVEMENTS 7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ON-SITE, COMMENCED WITHIN 12 MONTHS FROM THE DATE OF APPROVAL BY PUBLIC WORKS. PH:760-206-9696 PLACED WITHOUT INSPECTION MAY BE REJECTED AND ARE SUBJECT TO REMOVAL. OFFSITE AND ADJACENT UTILITIES,FACILITIES AND PROPERTIES. REFERENCE DATA: ANY MODIFICATION 0 F THIS PLAN CITY PERMIT CUP S FOR PRECISE ARDING PAVING AND DRAINAGE SOILS ENGINEER'S CERTIFICATE PLANS FOR COURTYARD DING,PAVING PREPARED BY WATSON WE HAVE REVIEWED THIS GRADING PLAN AND AND CHRISTIANSEN,APPROVED BY RICHARD FOLKERS FOUND IT TO BE IN SUBSTANTIAL CONFORMANCE HACKER AND BY EERO G,INC.SURVEY ON 9/18f2008 BY WITH THE RECOMMENDATIONS OF OUR SOILS HACKER ENGINEERING,INC. REPORT FILE NO. O MUST B E APPROVED B Y THE CITY PARKING LOT RECONSTRUCTION RESIDENCE INN BY MARRIOTT PALM DESERT.FILE NO.G•1228 NOTE:LOCATIONS OF BUILDINGS AND SIDEWALKS SHOWN ON THE ABOVE PLANS MAY VARY FROM FIELD SHOTS. BRETT ANDERSON,PE.C4538A DATE CITY ISSUE DATE: SLDDENFNGINEERING PRIOR TO CONSTRUCTION. N S TR U C TI 0 N. 45-M GOLF CENTER PARKWAY,SUITE F INDIO,CA 92201 PH:(780)663-0713 FOR CRY USE ONLY jjga'I �}�i7'til�j 7¶ BENCTION,I MII< ENGMIEER CRY ENGINEERS REAL CITY OF PALMDESERT PLAN CHEacED BY:1\� I�50=f I�\UJ\Jls�• Fv.TION ;8"11 Fr REYISIONsF ESCITY OF PALM DESERT M&Blfl:NGVD29 IAARi( Ov DATE APPR. DATE p ul s-'!�a � ry�r }r I�I; DEPARTMENT OF PUBLIC WORKS YLOGATKMt.2-BRASS DISK LOCATED AT SO.TNWEST CORNER OF PORTOu e �� � .L al�W 5 VJ J I�LS LS l',i a l��:`J _PROVED BY: P4� 8 CN r^ SHEET VE.NIOFREOWARINGOR.,ATTHESOUTHERLYEND",23.3 FT W' ti PRELIMINARY GRADING PLAN1WOWORgNGS N OF PM I.I FT WEST OF DF,FLUSH S.y1 CIVIL ENGINEERING/LAND PLANNING CML =' ND.64819 FOROFMYSBEFOREM.U. ITW FITNESS CENTER 2 you IXD . eo CNEH.P.E. DATE SHEETSBA313 OF BEARINGS:THE CENTERLINE OF FRED WARNf OR,BEING THE 3aF,e p. / /9SOUTH SOUTH LINE OF THE NORTHWEST Vd OF SECTK1N 21.TAS.ROE. * * PREPARED UNDER THE DIRECT SUPERVISION OF: CRYENGHA EX TRAFFID >} RESIDENCE INN BY MARRIOTT PALM DESERT 1-800-227.2600 Sp,M, '?� CiV RCE.uB19,ExP.M:wFm14 r CITY FILE NUMBER A PUB LID SERVICE 9Y 'eaN DATE: 38-305 COOK STREET UNDERGROUND SERVICE ALERT IL LLOYD W.WATSON.R.C.E.NO.26S62 EXP.191H8 REVEVIED AND RECOMAENIDED BY: PATE LANDSCAPE DF CAL11 LOCATED IN THE NE QUARTER OF THE NE QUARTER OF SECTION 4.T4S,RILE.S.E.M. 24'DAM.C.L GRATE k FRAME NOTE AUWABRA FOUNDRY A-1200 OR ABOVE THE LEACHING AREAAPPROVED EQUAL ADAPT AS z99ee SHALL BESMORTAR SEALED INSIDE AND OUT. REQUIRED FOR V-CURER h CLRiB AND GUTTER NSTAUATION. t91t SET RBI TO GRADE WITH PRECAST RISERS. _ad as• COMPACT BACXFILL TO 90%MIN. WRH TOP 6'COMPACTED TO 95%, FLOODING Oh JETTING WILL NOT BE 48'Dik WIN.PRECAST EuraHDLE CONE \ EX.TENNIS COURTS 4 \� '�1? 'j•,� I ' w ' 6'P.Y.C.OR A.B.S. DOWN DRAIN. \,\`� r,o j, z.. (•s`..7 i�l L I N I I 4'CONCRETE SLAB((POURED IN PtACEJ SHALL EKfE71D 6'INTO UNDISTURBED SOIL _ _ OPROPOSED _ - �'�����+�''�p -II DRYWELL �'' f' } `T \✓ 1 MIN. PRE-CASE CONCRETE SLAB. ZA 48'�MIN.PRE-CAST PERFORATED G `;\ � ;"ys" - ¢•o -TOG �.; �,s"b z5a rra CONCRETE RING. INV tyxe- �y 3/8'TO 3/4'4 WASHED ROCK FS TEEXDRw EX BUILDING 3ROCK DN,/ BED SOIL. ❑ _. _ _ .. ❑ '§3Y" OF PROP WALKWAY ESb' 1, 2 ` y 2E�, / DRAIIiAOE- b,.. ❑T s r z �` —..� MON-WOVEN FILTER FABRIC PER 1 Yy I/ CALTRANS STD.SPED.88-1. x�. Zq:.y .2•;a '_a zt ,\' BENIN THE WASHED ROCK. F T. _ p5g• •'� AND UNDISTURBED SOL 'ebv s+- _ - A P ..1 s6 c:569 � m At� aye. 1 -A 1 ❑ �* \ 8ft FL, erect �''.z• ;., zs"V �1 \\ zve s C� DATE:SEPT.4DE11 NDNE 3 m �% STANDARD DRYWELL DETAIL SGV.E: i� �� Z - -- Sgmdne m Fia sm puwWc ra. ! _ ❑ zb ^ c PA TIQ� S - -. z '` fOLS _ �.E�EFR DEPAxrEorr OF PUBLIC WORKS CTIY OF PALM DESERT 1 1 1 D.-A� 4ssw c..= ALN .5,� ' , 3e' z:s \s - •�°,=—_ 256.689. ' 2 1 FS TC ,S: 21,02 ��+ x„ I •' 1 r1 xry5s �`_-�' X2;s Th --------------- f f FS 6 k --p3 k�=� EX VALLEY GUTTER FS CONSTRUCTION NOTES LEGEND: REMOVE EXISTING CONCRETE GC GUTTER CURB 2 O CONSTRUCT SIDEWALK PER PALM DESERT STD.NO.100 FL TP TOPFLO FE F�UO3• ::26°'� FS FINSH SURFACE MENT ®CONSTRUCT HANDICAP RAMP PER DETAIL ON THIS SHEET FF FINISH FLOOR PE PAD E ©REMOVE EXISTING LIGHT POLE GB GRADEL BREAKN TAPERED WHERE EDGES EXPOSED i SAWCUT OR REMOVE TO NEAREST EXPANSION JOINT HP HIGH POINT O TOG TOP OF GRATE S INV INVERT OF PIP INSTALL DETECTABLE WARNINGS PER TRUNCATED DOME DETAIL ON THIS SHEET E O 7W TOP OF WALL TRUNCATED DOMES SECTION TRW TOP OF RETAINING WALL 1„ - TF TOP OF FOOTING 7 REMOVE EXISTING TREE SCALE:N.T.S. NG NATURAL GRADE CRD CITY OF PALM DESERT MN. B CONSTRUCT DRY WELL PER PALM DESERT STD.NO.111 EXISTING PLANTER �$ O O O O A PROP S^ OU( EXISTING R.WERVK)US AREA REMOVED: 1,940 S.F. PROPOSED CONCRETE PAVEMENT OOOO \:f PROPOSED PROJECT IMPERVIOUS AREA: 2,236 S.F. (\(l^^J�T1` ng ® PROPOSED WALL �00 o00O V c K NET DIFFERENCE: 296 S.F. I INDICATES CONCRETE REMOVAL OO Qo oQ� �0000 o(00 o DR oRo oao 0 0000000a000p APPROX. o 0 TRUNCATED DOMES PLAN 6 GRAPHIC SCALE SCALE:N.T.S. TRUNCATED DOMES ARE TO BE PRE-CAST TILES AND GROUTED IN PLACE.NO SURFACE APPLIED DOMES MATS, 1 MCH�t6 R. CONCRETE USAU TILE.TYPE 3.SERIES U400S-17.12' HANDICAP RAMP DETECTABLE WARNING DOME MANUFACTURE 7 PART J SCALE:N.T.S. NUMBER SHALL BE IDENTIFIED. JY/�/T.1 JjLT 57 STCI�Q�7¶ "NCHM , .611 F2(REPLAATUM'eG D2 ENGINEER CITY ENGINEERS SEAL CITY OF PALM DESERT PUN CHECKED eY: JITSII�T\\((\\��//�/f711�(L�JI\�I II IVKT^ ��• SENCHMA R.0, FT DAEDB NGVD26 MARK er DATE REVISIONS AppR DATE a QROFE5S1ry�� CITY OF PALM DESERT E$81 n DEPARTMENT OF PUBLIC WORKS "•T AL9CATIOM7BRAS505K LOCATEDATSWTIEAST CORNER OF PORTOLA -+��'U� �a�o�r�ru�� gPROVED BY: pt"� �C 'Y �1r. SHEET : PRELIMINARY GRADING PLAN VE.AND FRANK 9NATRA DR.NE CORNER OF CB.SOUTH OF SOUTHERLY � CNL ENG/g3RHG•LAND PWAiNG LNLL " No.64819 A FOR paL rxo WaRIaNG �`"`�"TNGVO aI N0N1OE61E`T FITNESS CENTER � 2 BEFORE DAn BEidtE g x68m �" R�DPemmaF+ Eo.S/l0/19 T RESIDENCE INN BY SS CENTER PALM DESERT SHEETS YOU DIG YW DK: BASIS OF BEAR RIGS:THECENDRR VEOF FRED WANING D1,TAS,RTHE SOUTH SOUTH LNE OF THE NORTHWEST IN OF SECTION 21,TAB.R.BE, * PREPARED UNDER THE DIRECT SUPERVISION E: TRAFFIC T} {( CITY FILE NUMBER TOLL�AEPUBLIC SERVICE BB S.B.M. °j+� cNa a BOCHEGNE. PATE ,T� CIYa �y, 38-305 COOK STREET �1µa DATE: CITY ENGINEE0. ./A. LLOYD W.WATSON.RCJ=NQ 28TB2 FXP.3/41/18 RC.E.64019,EXP.N30Y2019 LANDSCAPE .`LF CIL\F LOCATED IN THE NE QUARTER OF THE NE QUMTER OF SELTK)N 4,T45,R6E.S.B.M, ' CUP SUBMITTAL SET' 08/30n7 1 1 ; I I , I LI I 1 , I I , I E JE NIS C URT ' I ' I EX,BI PRELIMINARY PLANTING PALETTE WATER EMITTER t LL '1 1 I `� wog nrNnunwmwsu EEuc,mawnmeaaY USAGE FACTOR SIZE 5E@KE5sEe I ; i j 6£1s555� sI 15Fs€�� 11 SHRUBS/SUCCULENTS ET NNIIS C U T I ; IE1 BOTANICALNN E COMMONN." SIM OIIAMRY E E I `tt I; uu nnmr�iranE mw:wiErw� sN.c+m z i7i l 1 fs rn�oucneduaE L ns.cnn Wo L) w • 11 ,11 MA MaEQ/LYl6 NA8IUE.TOEl0U1®N,flD ,GY. ip19.iIP F _ $ I , CA a1W Ba06C 1QMOUE Yfl�.®IH( = j S 1 111 BY. wcr.Yuiwva o®nuuss>,neroEwcarnNrm L V i YA • t, 111 fla eau:ENurnouu eowxlurA srx �aac,m,� Q i N 1 rA nmxanau s�eeancu ,srx '°"°"� g a � 1 1, I u. uvaYmiul lawAY"s ,sTx 1, 1 us nsz.w,arm.r YLJE/AaYS" Yr E.Ew,m w = a��c aE.aW F ❑ ; '1 EX.TREES TO REMAIN PARKING _ - VINES ♦ i"mwsrW �FI1avEllebYEiARE ' P i 1---- LIMIT OF WORK ;' - `NN ' I 1 -- -- --- -------- ,`-- — 1 = - --- — - INORGANIC MATERIALS I 1 Y $ �.• -� •+ ! .: \\ ---' '(} •,. aEcowo�ocnAw,e 1 _ I ; t '�''• • � ` �L _� � 1r � •QJ Qt �_ � rwY°°�asa,Ee�s,roa �urmaea" 1 LIP nsmrw �s,ro� Enm�"aarowrznewam UJ 1 , „ CE MESS ; a ❑HC ® O l — Fk�FN/�//S�ER 3 ' EX.PALMS TO REMAIN SHRUBS U t Zu - - -CpURT r i BUILDING o C.B. Y.R. B.O. H.P. R,EQ, F.S. L.F. } C EX,TREES TO REMAIN ♦ Q' / '? ^\ ' 1 Q ® ® r j INORk' M.S. E.G. D.W. A.P. AV. D.L. A.G.E.M. a IE❑HC El T.S. ACCESSIBLL\ PAR ING I I LIGHTING LEGEND ' PATH OF 1 , ❑ • Note: All landscape lights are low voltage RAVEL - I SYMBOL DESCRIPTION FIXTURE/NOTES OUANT --�— -I / KW SWITCH/PANEL VERIFY LOCATION W/ OWNER l ---- ---' JP/ACCENT UGH T MODEL TO BE SELECTED . ` -- — ----- NARROW ANGLE 2V O Oa, O w Y- \ � EX.TREES TO REMAIN € N� NOTE: _ SEE ENGINEER AND ARCHITECTURE DRAWINGS FOR GRADING,DRAINAGE AND BUILDING PLANS = S" P RKI PLANTING NOTES IV \ 1. DETAILED PLANTING AND IRRIGATION PLANS WILL BE PART OF THE FINAL SET OF LANDSCAPE CONSTRUCTION DRAWINGS FOR THE PROJECT. \ ❑ 3. IRRIGATION SYSTEM TO BE FULLY AUTOMATED. THERE SHALL BE COMPLETE SEPARATION BETWEEN DIFFERENT PLANT GROUPS-TREES,SHRUBS,ETC. PARKING 5 3 PIotDW>s:DaraDnT 1 ^ sold. AS NOTED Luis A.Sandoval&Associates Inc. n d h � y Landscape Architedure »a I SITE PLAN — 45-175 a DLII,e,Suft C Sheet . .r . ads,Desert CA mdo PR-2 OFY 1 CUP SUBMITTAL SET- 08/30/17 1 ; 1 I , I 1 , 1 I , I 1 I I EX,g EMITTER PRELIMINARY PLANTING PALETTE WATER , 1 , I LD .nrz�w.o,. w,swiw.oEss�rnmwa.n..rsa�u. 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A.G.E.M. a - -- _ \ ' T.S. \\ // \ LIGHTING LEGEND S ` `�\ / • 1 • Note: NI landscape lights are low voltage L SYMBOL DESCRIPTION FIXTURE/NOTES WANT \\\\ SWITCH/PANEL ANEL� / I � VERIFY LOGTXXi W/ OWNER l --- UP/ACCENT LIGHT MODEL_TO BE SELECTED < U NARROW ANGLE O 12V Z a"0 qOU 1r5=Q 0w A r NOTE: SEE ENGINEER AND ARCHITECTURE DRAWINGS FOR GRADING,DRAINAGE AND BUILDING PLANS Z i PLANTING NOTES 1. DETAILED PLANTING AND IRRIGATION PLANS WILL BE PART OF THE FINAL SET OF LANDSCAPE CONSTRUCTION DRAWINGS FOR THE PROJECT. 3. IRRIGATION SYSTEM TO BE FULLY AUTOMATED. THERE SHALL BE COMPLETE SEPARATION BETWEEN DIFFERENT PLANT GROUPS-TREES,SHRUBS,ETC. 6 F Plot D.W.OB!!On 7 C S.I. AS NOTED Luis A.Sandoval&Associates Im D- 1 Landscape Architecture Job SITE PLAN -� 45 T75 va,armw A 9 260ft ` Sn°e1 * e Pains Desert CA gueo I„ r PR-2 SCALE: f CUP SUBMITTAL SET- 08/30/17 CITY OF PALM DESERT PLANNING COMMISSION STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT DATE: December 19, 2017 REQUEST: Consideration of a recommendation to the City Council to rezone three parcels from Open Space (OS) to Mixed Residential (R-2) and approve Tentative Tract Maps 37240, 37241, and 37242 for the construction of 69 condominium units on approximately 30 acres located on the former executive golf course at Palm Desert Country Club; and adopt a Mitigated Negative Declaration (MND) in accordance with the California Environmental Quality Act (CEQA). Recommendation Waive further reading and adopt Planning Commission Resolution No. 2715, recommending approval to the City Council for the proposed project and designations for the repurposing of the former executive golf course for Palm Desert Country Club (PDCC); and adopt a MND in accordance with the CEQA. Architectural Review Commission The Architectural Review Commission (ARC) reviewed and continued the proposed project at their meetings on February 28, 2017, March 14, 2017, and May 23, 2017. At the request of the Commission, the applicant made several revisions to the site grading plans, lowered building pad heights for homes and pool buildings, provided sections through several portions of the project site, and made refinements to the building architecture for more details and finishes. On July 25, 2017, the ARC, by a vote of 6-0-1 (Commissioner McIntosh absent) recommended approval of the project to the Planning Commission; Commissioner Vuksic referencing that the quality of the building's architecture is handsome and well done. Background Analysis A. Property Description: The project is located on three separate parcels consisting of 30 acres formerly used as the PDCC Executive Golf Course (Executive Course.) Parcel A consists of 13.5 acres and is bounded by Oklahoma Drive (Oklahoma), Kentucky Avenue (Kentucky), California Drive (California), and Tennessee Avenue (Tennessee.) Parcel B consists of 6.15 acres and is bounded California, Kentucky, and Tennessee. Parcel C consists of 9.7 acres and is bounded by Tennessee, Utah Circle (Utah), Indiana Avenue (Indiana), California, and New Mexico Drive (New Mexico). Currently, nearly 200 detached single-family homes, and two- story senior apartments back up to these parcels. December 19, 2017 — Staff Report Palm Desert Country Club Executive Golf Course Page 2 of 8 B. Zoning and General Plan Designation: Zoning: OS - Open Space General Plan: Golf Course & Resort Neighborhood C. Adjacent Zoning and Land Use: North: R-1 - Residential Single-Family/Single-Family Homes South: R-1 - Residential Single-Family/Single-Family Homes East: R-1/R-2 - Residential Single-Family/Single-Family Homes and Senior Apartments West: R-1 - Residential Single-Family/Single-Family Homes Project Description The project includes the placement of new streets, the construction of 69 single-story condominium units and recreational amenities, and installation of new landscape located on three separate parcels, totaling 30 acres, previously occupied by the executive course at PDCC. The Executive Course has been closed since 2013 and the course is slowly returning to its original untouched condition; native desert. Topographical movement in the land is still present; however, turf is nearly completely gone from the course and very few landscape plantings remain. Condominiums A single floor plan is provided for all condominium units and units are designed to be detached or arranged into clusters of two or three attached units. Each unit is comprised of three bedrooms, two bathrooms, kitchen and living area. All units are 1,435 square feet in size, with a 553-square-foot garage, and a 402-square-foot covered patio to the rear. In addition, a walled-in front courtyard is provided for additional private outdoor space. Two different elevations are provided for the condominiums as shown on pages PEL1 and PEL2 of the provided exhibits. The elevation for PEL1 consists of a plaster finish with control joints to break up the faqade, a wood trellis at the main entry and over the back patio, a pitched roof with a concrete tile finish, and aluminum doors and windows. PEL2 consists of the same types of finishes; however, the pitched roof design is replaced with a rectangular massing for a flat roof design. Varying vertical elements and heights are provided to enhance the quality of the units. Recreational Amenities Several recreational amenities are provided throughout the project site, including a perimeter walking trail, new pool areas, tennis courts, tot lot with playground, pocket parks, and potential exercise stations. Architecture is provided for the typical pool building and details regarding some of the recreational amenities are provided on sheets MP-EL and L4-L7, respectively. GAPlanning\Eric Ceja\Case Files\Palm Desert Country Club\PC\PC Staff Report(12.19.17).doc December 19, 2017 — Staff Report Palm Desert Country Club Executive Golf Course Page 3 of 8 Perimeter Wall and Site Landscape New six-foot high perimeter walls are provided at the edge of the property backing onto existing single-family homes. The wall design, shown on page L-8 of the exhibits, provides three potential options for property owners to choose from: wrought-iron fence, solid block wall, or a combination of the two materials. The fence and columns are shown as a neutral beige color. The landscape plan consists of new ground cover, limited turf, and new tree and shrub plantings throughout the 30-acre project site. Several new tree species will be dispersed throughout the site including: Palo Verdes, Tipuana, Shoestring and Willow Acacias, and Mediterranean and Fan Palms. Several shrubs will also be planted including: Senna, Yellow Bells, Red Birds of Paradise, Sage, Texas Rangers, Ocotillos, Desert Spoons, Red Yuccas, and Lantanas. Ground cover will predominately consist of 3/8" minus Desert Gold decomposed granite and 2" to 6" rubble and cobble stones. Turf will also be used in limited areas to provide open recreation space. Community Meetings & Public Input Since 2014, numerous community meetings have been held regarding the potential repurposing of the executive golf course. Meetings have been initiated by the developer and the community alike; especially by the Open Space Action Committee (OSAC), a non-profit organization founded by PDCC residents. Staff has attended the following meetings: • June 22, 2015 • November 15, 2015 • April 7, 2016 • September 15, 2016 Each meeting provided the opportunity for the applicant or OSAC to make a presentation and field questions from the residents in attendance. Many of the questions posed by residents included concerns for the loss of mountain views, privacy, traffic, noise, short-term rentals (STRs) and density. Staff also observed that the majority of residents in attendance vocalized their opposition to the proposed development; however, a smaller, less vocal, contingency of residents did voice support for the project. Analysis Development History In-fill residential development at PDCC has occurred in several phases over many years. Most recently, in 2004, the City Council approved a Change of Zone application to allow the construction of 41 new single-family residences around the golf course perimeter and 95 single-family residential units on the former driving range. To date, all units have been constructed and sold. At the time of approval, a condition was entertained to record an "open GAPlanning\Eric Ceja\Case Files\Palm Desert Country Club\PC\PC Staff Report(12.19.17).doc December 19, 2017 — Staff Report Palm Desert Country Club Executive Golf Course Page 4 of 8 space" easement over the remaining portions of the golf course; however, no condition was adopted and subsequently never recorded on any portions of the golf course. In 2013, at the request from the previous owner of PDCC, the City explored formation of a Landscape and Lighting District (LLD), which would be assessed on properties within the Country Club for support of the golf course. However, this process stalled due to a lack of response and follow-through by the owner and a lack of support from PDCC residents. In May 2013, the executive golf course ceased operation. Since the closure of the course, the course has reverted to its previous natural condition. Loss of surrounding views and privacy A major concern raised by residents that abut the former golf course is the loss of open space and the loss of views to the surrounding mountains. The project will require grading of the former golf course and placement of new condominium units up to a height of 18 feet. The building height of 18 feet is permitted by the municipal code and is compatible in height to existing homes within PDCC. It is credible that the new project will not afford the historic views property owners have previously enjoyed; however, the height and spacing of the new condominiums is sensitive to preserving view corridors to the surrounding mountains to the south. Many homeowners have also raised concerns over the loss of privacy, stating that new neighbors will have the ability to peer into their rear yards. Staff will note that this condition previously existed when the course was open and golfers and walkers had the same visual access into private rear yards. As proposed, there is a 20-foot building setback provided along all perimeters with the majority of homes far exceeding this setback standard. Below is a table that shows the minimum and maximum setback standard for each of the three site areas: Planning Area Min. Setback Max. Setback Lots min./max. Site A 43' 81'-9" A-23/A-8 Site B 33'-4" 60' B-3/13-9 Site C 35' 63'-9" C-14/C-18 By nearly doubling the 20-foot minimum setback, the applicant has demonstrated sensitivity to the privacy issues expressed by surrounding single-family homeowners. In addition, the applicant proposes to construct a new six-foot high combination block wall or wrought-iron fence along all properties that abut the project. This new fence/wall provides additional security and privacy for many of the surrounding property owners. Traffic A focused Traffic Impact Analysis was prepared for the project and reviewed by the City's Traffic Engineer. The findings of the report, which conclude that the project will not cause any significant impacts to the studied roadway segments and intersections, were accepted GAPlanning\Eric Ceja\Case Files\Palm Desert Country Club\PC\PC Staff Report(12.19.17).doc December 19, 2017 — Staff Report Palm Desert Country Club Executive Golf Course Page 5 of 8 by the City's Traffic Engineer. The study shows that the project will generate an additional 657 daily trips at build-out and that the surrounding roadway network can accommodate the additional traffic demands. In addition, the study looked at the following 14 specific intersections and concluded that there is no significant impact to those intersections: • California Drive/Fred Waring Drive • California Drive/Tennessee Avenue • California Drive/New York Avenue • Tennessee Avenue/Fred Waring Drive • Kansas Street/Hovley Lane • Elkhorn Trail/Fred Waring Drive • Project Access A/B/Kentucky Avenue • Project Access A/Colorado Street/Tennessee Avenue • Project Access C/Kentucky Avenue/Tennessee Avenue Noise and STRs Noise impacts associated with the construction project are anticipated as the project includes significant grading and residential construction. The applicant will be limited to the City's construction hours and noise impact associated with the construction of the project, and will be enforced by the City's Code Compliance Division. Noise associated with the use of the condominium units, pool areas, and recreations amenities, is not expected to exceed the City's noise standards. The City Council recently adopted revisions to the City's STR ordinance and prohibited STRs from operating in the City's R-1 and R-2 zoning districts. As proposed, the project will be zoned R-2 and STRs will not be permitted within the project site. Density & Open Space The overall density for the project is 2.3 dwelling units per acre (du/ac). The overall density for the existing PDCC neighborhood is 5.0 du/ac. When compared to the surrounding neighborhood, the project density is approximately one-half the density of PDCC. A breakdown of the density for each planning area is provided in the table below. Planning Area Number of Units Acres Density Site A 32 13.56 2.3 du/ac Site B 19 6.15 3.0 du/ac Site C 18 9.74 1.85 du/ac TOTAL 69 29.45 2.34 du/ac With the overall project density at 2.3 du/ac, much of the existing open space is preserved and enhanced. Although the site will be developed with new condominiums, roadways, and recreational amenities, nearly 50% of the existing open space remains. A breakdown of the project open space is provided below: GAPlanning\Eric Ceja\Case Files\Palm Desert Country Club\PC\PC Staff Report(12.19.17).doc December 19, 2017 — Staff Report Palm Desert Country Club Executive Golf Course Page 6 of 8 Planning Area Site Sizes . ft. Open Space (s . ft. % of Open Space Site A 590,743 340,551 57.65% Site B 267,945 133,295 49.75% Site C 424,320 160,902 37.92% TOTAL 1,283,008 634,748 49.47% The project density and preservation of nearly one-half of the former golf course open space ensures that adequate open space remains for visible access to surrounding areas, and ensures that limited impacts associated with the development of the site will mature. Condominiums As a condominium development, a single floor plan is provided for uniformity and consistent design. The floor plans provide sufficient space for owners to enjoy cooking and living facilities. Outdoor courtyard spaces located at the front and rear of each unit provide sufficient private outdoor space. Each unit is 1,435 square feet in size. The size of the units exceeds the City's minimum unit size of 1,000 square feet. In addition, each unit is provided with a two-car garage totaling 553 square feet, which meets the City's off-street parking requirements and exceeds the City's minimum of 400 square feet for garage space. The floor plan, unit size, and parking availability, meet the intent of the Zoning Ordinance for condominium units. The City's ARC reviewed the architecture for the condominiums and recommended approval of the building's architecture as the exterior finishes, the use of materials, and building elevations are appropriate for this type of development and are compatible with residences in the surrounding neighborhood. Recreational Amenities At this time, architecture is only provided for the three pool building facilities located on the project site. The pool buildings are nearly 500 square feet in size and have a building height shown at 15 feet and 6 inches, with the main building massing shown at a height of 12 feet. The architecture of the buildings matches the architecture of the condominium units by using similar forms and exterior finishes. This consistent and uniform design is commonly used in planned condominium developments. Staff is recommending conditions on the project to include a perimeter path/trail that is open to the public, and to provide the open recreational amenities shown in the plans. Landscape The landscape design and plant material is consistent with newer residential communities. Plant materials, variation, and placement are appropriate for the desert environment and meet the City's standards for landscape design. The turf is also used in appropriate locations to break up the design and the use of turf is limited to active areas which are also consistent with City landscape standards. In addition, the landscape design includes the use of shallow retention basins and small hills throughout the project area. These undulations in GAPlanning\Eric Ceja\Case Files\Palm Desert Country Club\PC\PC Staff Report(12.19.17).doc December 19, 2017 — Staff Report Palm Desert Country Club Executive Golf Course Page 7 of 8 the design provide interest and movement and enhance the landscape design. The overall landscape design is consistent with City landscape standards. Staff is recommending a condition on the project that the project's landscape architect meet with homeowners abutting the project site to determine final tree location. Zoning and Land Use Compatibility The repurposing of the golf course requires a change of zone from OS to R-2. The R-2 zoning district permits condominium development subject to a conditional use permit, which the applicant has applied for. The R-2 district allows for denser and varied housing product, including single-family homes, duplexes, condominiums, and small multi-family developments. The predominate zoning at PDCC is R-1 and the majority of development at PDCC consists of detached single-story single-family homes. However, several areas within the immediate and surrounding areas are zoned R-2, R-3, and planned residential (PR). These areas of PDCC have a greater density and housing product and are inclusive of the Villas on the Greens, a two-story senior apartment complex immediately adjacent to Site C of this proposal, California Villas and Michigan Apartments, both of which are City-owned affordable housing complexes; and various two-story apartment building located along Michigan Drive near Avenue of the States. The proposal to add single-story condominium development at PDCC is similar to the mixed community and housing product that exist in the area. The lower density and single-story nature of the units is similar to the immediately adjacent single-family homes and the increased perimeter setbacks of the new condominiums are respectful of the existing homes in the area. In addition, the preservation of nearly 50 percent of the open space helps to preserve some existing views and ensures an adequate transition between the existing homes and the new condominium development. Environmental Review For the purposes of CEQA, the Director of Community Development has determined that the proposal to repurpose the former PDCC Executive Course with 69 condominium units and ancillary uses will not result in any potentially significant negative impacts to surrounding properties and the environment. Staff is recommending that the Planning Commission adopt a MND for the purposes of CEQA. GAPlanning\Eric Ceja\Case Files\Palm Desert Country Club\PC\PC Staff Report(12.19.17).doc December 19, 2017 — Staff Report Palm Desert Country Club Executive Golf Course Page 8 of 8 Findinqs 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. 2715, attached to this staff report. PW d Prepared by: Eric Ceja, Principal Planner LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW CITY MANAGER N/A N/A N/A Robert W. Hargreaves Ryan Stendell Janet Moore Lauri Aylaian City Attorney Director of Community Director of Finance City Manager Development VENDOR: Mr. Christopher McFadden McFadden Architects 75-145 St. Charles Place Palm Desert, CA 92211 ATTACHMENTS: 1. Planning Commission Resolution No. 2715 2. Public Hearing Notice 3. Mitigated Negative Declaration 4. Community Correspondence 5. Applicant's Architectural Exhibits 6. Wall Exhibits: PSW1 and PSW2 7. Tentative Tract Map 37240, 37241, 37242 and Grading Plans \\srv-fil2k3\groups\Planning\Eric Ceja\Case Files\Palm Desert Country Club\PC\PC Staff Report(12.19.17).doc PLANNING COMMISSION RESOLUTION NO. 2715 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT, A CHANGE OF ZONE, PRECISE PLAN, CONDITIONAL USE PERMIT, AND TENTATIVE TRACT MAPS FOR THE REPURPOSING OF THE FORMER PALM DESERT COUNTRY CLUB EXECUTIVE GOLF COURSE TO ESTABLISH 69 CONDOMINIUM UNITS ON APPROXIMATELY 30 ACRES LOCATED WITHIN PALM DESERT COUNTRY CLUB CASE NOS: CZ/PP/CUP/EA 16-280; TTM 37240, 37241, 37242 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 19th day of December 2017, hold a duly noticed public hearing to consider the request by McFadden Architects, for approval of the above-noted; and WHEREAS, said applications have complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act," Resolution No. 2015-75, in that the Director of Community Development has determined that the project will not have a negative impact on the environment and that a Mitigated Negative Declaration (MND) can be adopted; and WHEREAS, the executive course at Palm Desert Country Club (PDCC) ceased operations in 2013 and since that time, the course has slowly reverted back to its natural condition; and WHEREAS, the executive course is independently owned and not subject to the voting, legal, or financial assistance of the homeowners' association; and WHEREAS, the City cannot require the continued operation of a private business venture, such as operation of a golf course, and that all property owners are afforded the ability to formal review procedure with the City for the development proposal; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify the approval of said request: 1 . The proposed project is consistent with the goals and policies of the Palm Desert General Plan including that the project will provide adequate transition between the surrounding neighborhood and new development, preserves open space, provides on-site recreational amenities, and provides a variation in housing type for the existing Palm Desert Country Club. PLANNING COMMISSION RESOLUTION NO. 2715 2. The project and development intensity provide land use compatibility within the boundaries of the planning areas and with adjacent properties as the development standards and uses are similar to existing uses in the surrounding neighborhood. 3. The project sites and proposed development intensity is suitable and appropriate for the property in that the property provides additional residential units within an existing predominately single-family neighborhood and preserves and enhances portions of existing open space. 4. That the proposed Tentative Tract Maps are not detrimental to the public health, safety or general welfare, or materially injurious to the surrounding properties or improvements in the City of Palm Desert. Findings for Approval: 1 . That the density of the proposed subdivision is consistent with applicable general and specific plans. The project is for the construction of 69 condominium units on approximately 30 acres of land formerly operated for the purposes of a golf course. This density, which is approximately 2.3 dwelling units per acre, is nearly half the density of the existing surrounding single-family neighborhood. This type of in-fill development is promoted in the General Plan under the following Land Use Element policies: • LU 1.2 — Open Space Preservation — the project balances the development of the former golf course by preserving 49 percent of the existing open space and creates both a quality built environment and enhanced and recreational open space. • LU 1.6 — Community Amenities — the project provides both private and public amenities available to the entire PDCC neighborhood. Private pools and sports courts are provided for use by residents of the condominium project. New pedestrian paths, community gardens, gazebos, and exercise equipment are provided for the broader community. • LU 2.3 — Landscapinq — the project preserves and enhances the existing open space afforded by the former executive golf by providing an open green space network. • LU 2. 11 — Roadway Scale — the project provides curvilinear roadways that are 24 feet wide and are connected into the existing surrounding roadway network. The roadway scale is appropriately sized to slow vehicle movements in the project site. In addition, some roadways 2 PLANNING COMMISSION RESOLUTION NO. 2715 portions are broken up to eliminate through traffic within the Sites and to promote pedestrian connections. • LU 3.3 — Variety of Neighborhoods — the condominium project contributes to a varied housing product and price point for PDCC. • LU 3. 10 — Shared Driveways — the project provides for several opportunities for shared driveways for groupings of condominium units. These grouping and share driveways reinforce the pedestrian scale of the roadways. • LU 3. 17 — Gated Communities — similar to the existing PDCC, this project is not gated. • LU 3.21 — Infill Neighborhood — this project achieves the goals of this policy by providing additional community amenities, providing destinations for recreational space, and providing pedestrian connections internal to the project sites and to the broader surrounding neighborhood. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The design and improvements of the tract maps have been reviewed by the Planning Department, Fire Department, and Public Works Department for consistency with the General Plan and emergency services. The lot sizes, street and utility improvements, circulation patterns, and drainage improvements meet all requirements of the General Plan. All existing perimeter streets are in conformance with the General Plan and new streets will be designed and constructed to City standards. 3. That the site is physically suitable for the type of development. The development of the former executive golf course at PDCC contains approximately 30 acres and is suitable for the development proposed. Existing utilities and roadways serve the surrounding area and can accommodate the additional development of 69 condominium units. Environmental, cultural, and other special studies were prepared for lands within the project area. No environmental issues were identified that would indicate that development in this area would be unsuitable. In addition, existing commercial operations and residential developments have successfully constructed similar types of development in the immediate vicinity. No obstacles to the development of surrounding subdivisions were experienced and, due to the proximity and similarity of the proposed development, it's reasonable to conclude that the site is physically suitable for 3 PLANNING COMMISSION RESOLUTION NO. 2715 it. The property is suitable for the proposed development as conditioned and mitigated as described in the Initial Study and MND. 4. That the site is physically suitable for the proposed density of development. The project density is 2.3 dwelling units per acre; approximately one-half the density of the existing single-family neighborhood. Utilities are in place and can accommodate the additional development of condominiums. Public safety services and schools are adequately staff and can accommodate the additional residential units. The sites can accommodate the proposed density of the project and can achieve a 49 percent preservation of open space. 5. That the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injury to fish or wildlife or their habitat. For purposes of the California Environmental Quality Act (CEQA), a MND of Environmental Impact has been prepared. The design of the project will not cause substantial environmental damage or injure fish or wildlife or their habitat since the surrounding area has been developed with similar densities and limited wildlife is present at the site. Environmental studies performed at the site did not identify any endangered or sensitive species. In addition, the project will pay into the Coachella Valley Multi-Species Habitat Conservation fund for the development of the project. 6. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. The design and layout of the 69 condominium units and the improvements for new roadways, grading, and drainage, are in compliance with all grading requirements and the properties will be developed in accordance with the Uniform California Building Code. Grade changes in the community are accommodated by the street layout, retaining walls, drainage swales, and open space provided throughout the subdivision. Pedestrian access is provided to adjoining land uses and surrounding roadways, which decreases the need for vehicular traffic between adjoining properties. 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The proposed project will construct new drainage improvements within the project boundaries, including drainage swale, retention basins, curbs and gutters. The improvements related to drainage will be provided to ensure the project area accommodates 100 percent of the 100-year storm. Surrounding perimeter City streets are built-out to the General Plan designation and the 4 PLANNING COMMISSION RESOLUTION NO. 2715 developer will complete roadway connections into their project at intersections with existing streets to their ultimate build-out. Pedestrian connections will also be provided throughout the project area. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. i � lip 2. That the Planning Commission does hereby recommend approve of CZ/PP/CUP/EA 16-280 and TTM 37240, 37241, and 37242, to the City Council, subject to conditions. PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 19th day of December 2017, by the following vote, to wit: AYES: �,�, �L.IIIIiillllllll� NOES: ��I��• �� � � i���ij Ilia i � j���U'' ABSENT: ��I!l���VIIIIIIIiIIIIII!III�� (�I j ���'' '►'�I HIUl,�"� ABSTAIN: i JOSEPH PRADETTO, CHAIRPERSON ATTEST: RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION 5 PLANNING COMMISSION RESOLUTION NO. 2715 CONDITIONS OF APPROVAL CASE NOS. CZ/PP/CUP/EA 16-280; TTM 37240, 37241, 37242 DEPARTMENT OF COMMUNITY DEVELOPMENT: 1 . The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. The applicant shall record Tract Maps 37420, 37421 , and 37422 within two years of project approval. Construction of improvements shall commence within two years from the date of approval unless a time extension is granted; otherwise, said approval shall become null, void and of no effect whatsoever. 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 Precise Plan and Tentative Tract Maps and all Palm Desert Municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. 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) ��i�ijj�i� Public Works Department Fire Department Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building & Safety at the time of issuance of a building permit for the use contemplated herewith. "' i1�iii;1i1'1'' 5. A cultural resources inventory shall be completed by a qualified archeologist prior to any development activities within the project area. 6. Should human remains be discovered during the construction of the proposed project, the project coordinator will be subject to either the State Law regarding the discovery and disturbance of human remains or the Tribal burial protocol. In either circumstance, all destructive activity in the immediate vicinity shall halt, and the County Coroner shall be contacted pursuant to State Health and Safety Code 7050.5. If the remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) shall be contacted. The NAHC will make a determination of the Most Likely Descendent (MLD). The City and developer will work with the designated MLD to determine the final disposition of the remains. 6 PLANNING COMMISSION RESOLUTION NO. 2715 7. The project shall remain ungated and shall continue the street naming theme present within PDCC. All street names shall be named for States of the United States of America. 8. Perimeter walls shall be placed on the developer's side of the abutting property line. The developer shall meet with and discuss the property wall design options with abutting neighbors and offer a choice between the three options approved by the Architectural Review Commission and Planning Commission. 9. All recreational amenities shown in the approved plans shall be installed by the applicant including, pool areas, gazebos, pavilions, pathways, and exercise equipment. Changes to the play areas and exercise equipment shall be reviewed by the Director of Community Development. 10. The project shall not exceed the density approved by the Planning Commission. All buildings shall be single-story and shall not exceed a height of 18 feet with the exception of architectural elements, which shall not exceed the heights permitted by the Palm Desert Municipal Code (PDMC). 11 . All sidewalk plans shall be reviewed and approved by the Department of Public Works. `�l��lll��l;�;IIIII���II�III�IIH� 12. Each Planning Area shall be subject to all applicable fees at the time of issuance of building permits for improvements within that Planning Area. 13. The developer agrees to pay an in lieu affordable housing fee not to exceed $12.50 per gross square foot of livable space per unit for the entire project. The fee shall be paid at building permit issuance on a per unit basis. 14. The developers and their landscape architect, agree to meet with individual homeowners regarding final tree placement within the site area. Tree quantities shall not be less than those shown in the preliminary landscape plan. 15. Final landscape plans shall be prepared by a registered and licensed landscape architect and submitted to the Department of Community Development for review. The plan shall be consistent with the preliminary landscape plans reviewed by the Planning Commission, unless changes are requested by the Planning Department staff. Changes shall be limited to plant quantities, sizes, types, and phasing of landscape improvements at the project site. Landscape plans must meet the following criteria: A. Must be water efficient in design and meet the City of Palm Desert's Water Efficiency Landscape Ordinance. B. Planting plans must show the location of proposed and existing utilities. C. Must match approved civil plans. D. All specifications and details must be site specific. 7 PLANNING COMMISSION RESOLUTION NO. 2715 E. Applicants must have the Coachella Valley Water District's (CVWD) approval of their irrigation plans prior to City approval. F. Applicants must have a stamp or signature from the County Agricultural Commissioner before City approval. G. Plantings shall be shown at a minimum size of five gallons. H. Trees shall be shown at a minimum size of 24-inch box with a minimum one- inch caliper. 16. The applicant shall pay into the City's Public Art Fund. It is recommended that this fee is used for an on-site public art project within the project site. 17. 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. 18. All mitigation measures identified in the CEQA Environmental Assessment and Initial Study shall be incorporated into the planning, design, development, and operation of the project. DEPARTMENT OF PUBLIC WORKS: Prior to recordation of the Tract Maps and any permits: 19. The tract maps shall be submitted to the Director of Public Works for review and approval. '914q�1i!ili, .,,�iillllllltllllllli�"` "ou�iiillllllllllllllllli� 20. If applicable, record a Declaration of Annexation incorporating the new lots/owners into the existing homeowners' association and Covenants, Conditions, & Restrictions (CC&Rs) concurrently with the final map, unless the existing CC&R's have provisions for such annexation, then proof of which shall be submitted prior to tract map approval 21. The applicant shall pay the appropriate signalization fee in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55. 22. Drainage fees shall be paid in accordance with Section 26.49 of Palm Desert Municipal Code and Palm Desert Ordinance Number 653. 23. Park fees in accordance with Palm Desert Municipal Code Section 26.48.060 shall be paid prior to the recordation of the tract map. Prior to the issuance of grading permits the applicant shall: 24. Submit a grading plan to the Department of Public Works for review and approval. Any changes to the approved civil or landscape plans must be reviewed for approval prior to work commencing. 8 PLANNING COMMISSION RESOLUTION NO. 2715 25. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall identify the Best Management Practices (BMPs) that will be used on the site to control predictable pollutant runoff. Prior to the issuance of a grading permit, the Operation and Maintenance Section of the approved final WQMP shall be recorded with County's Recorder Office and a conformed copy shall be provided to the Department of Public Works. 26. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources Control Board. Such evidence shall consist of a copy of the NOI stamped by the State Water Resources Control Board or the Regional Water Quality Control Board, or a letter from either agency stating that the NOI has been filed. 27. Submit a PM10 application to the Department of Public Works for approval. The applicant shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 28. Identify all proposed and existing utilities on the precise grading plan. 29. Storm drain/retention area design and construction shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works. 30. Pad elevations, as shown on the tentative map, are subject to review and modification in accordance with Chapter 27 of the PDMC. BUILDING AND SAFETY DEPARTMENT: 31 . Development of this project shall comply with the latest adopted edition of the following codes: A. 2013 California Building Code and its appendices and standards. B. 2013 California Residential Code and its appendices and standards. C. 2013 California Plumbing Code and its appendices and standards. D. 2013 California Mechanical Code and its appendices and standards. E. 2013 California Electrical Code. F. 2013 California Energy Code. G. 2013 California Green Building Standards Code. H. Title 24 California Code of Regulations. I. 2013 California Fire Code and its appendices and standards. 32. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1265. 9 PLANNING COMMISSION RESOLUTION NO. 2715 33. A disabled access overlay of the precise grading plan is required to be submitted to the Department of Building and Safety for plan review of the site accessibility requirements as per 2013 CBC Chapters 11A & B (as applicable) and Chapter 10. 34. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11 B-206) 35. Detectable warnings shall be provided where required per CBC 11 B-705.1 .2.5 and 11 B-705.1 .2.2. The designer is also required to meet all ADA requirements. Where an ADA requirement is more restrictive than the State of California, the ADA requirement shall supersede the State requirement. 36. Provide an accessible path of travel to the trash enclosure. The trash enclosure is required to be accessible. Please obtain a detail from the Dept of Building and Safety. 37. Public pools and spas must be first approved by the Riverside County Department of Environmental Health and then submitted to Department of Building and Safety. Pools and Spas for public use are required to be accessible. 38. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per Palm desert Municipal Code, Title 5. 39. All contractors and/or owner-builders must submit a valid Certificate of Workers' Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. 40. Address numerals shall comply with Palm Desert Ordinance No. 1265 (PDMC 15.28. Compliance with Ordinance 1265 regarding street address location, dimension, stroke of line, distance from street, height from grade, height from street, etc. shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1265 or PDMC Section 15.28 from the Department of Building and Safety counter staff. 41 . Please contact Building and Safety Technician II Cherie Williams at the Department of Building and Safety at (760) 776-6420 regarding the addressing of all buildings and/or suites. FIRE DEPARTMENT: 42. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. 10 PLANNING COMMISSION RESOLUTION NO. 2715 43. The Fire Prevention Bureau is required to set a minimum fire flow for the construction of all residential buildings per CFC Appendix B. The developer shall provide for this project, a water system capable of delivering 2,000 GPM at 20-PSI residual operating pressure for a two-hour duration for single-family dwellings and 4,000 PGM at 20-PSI residual operating pressure for a four-hour duration for multi- family projects. The developer shall also provide a water system capable of delivering 4,000 GPM at 20-PSI residual operating pressure with a four-hour duration for all commercial land developments. 44. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. Standard fire hydrants (6" x 4" 2 112" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 500 feet apart at each intersection, and shall be located no more than 250 feet from any point on the street or Fire Department access road(s) frontage to a hydrant for single-family dwellings and 350 feet apart at each intersection, and shall be no more than 210 feet from any point on the street or Fire Department access road(s) frontage to a hydrant for multi-family projects. The required fire flow shall be available from any adjacent hydrant(s) in the system. 45. If construction is phased, each phase shall provide approved access and fire protection prior to any building construction (CFC Chapter 5). 46. Fire apparatus access roads and driveways shall be designed and maintained to support the imposed loads of fire apparatus and shall be with a surface to provide all-weather driving capabilities. Access roads shall be 60,000 lbs. GVW with a minimum AC thickness of .25 feet. In accordance with Section 3310.1 prior to building construction, all locations where structures are to be built shall have fire apparatus access roads "illVhuh,��, 47. The gradient for fire apparatus access roads shall not exceed 15 percent. All access roads shall have an unobstructed width of not less than 20 feet for commercial and 20 feet for residential with an unobstructed vertical clearance of not less than 13 feet and six inches. 48. Maximum cul-de-sac length shall not exceed 1 ,320 feet. Minimum outside turning radius on any cul-de-sac shall be 37 feet for single-family developments and 45 feet for multi-family developments. 49. Dead end roadways and streets in excess of 150 feet, which have not been completed, shall have a turnaround capable of accommodating fire apparatus. 50. The developer shall furnish three copies of the water system plans to the Fire Prevention Bureau for approval prior to installation of all private water systems pertaining to the fire service loop for the underground water system. Plans shall be signed by a registered civil engineer, contain a Fire Prevention Bureau approval signature block, and conform to hydrant type, location, spacing and minimum fire flows standards. The hydraulic calculation will be required with the underground 11 PLANNING COMMISSION RESOLUTION NO. 2715 submittal to ensure fire flow requirements are being met for the on-site hydrants. The plans must be submitted and approved prior to building permit being issued. 51 . Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of sprinkler plans must be submitted by the installing contractor to the Fire Prevention Bureau prior to issuance of building permits. 52. Alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau prior to issuance of building permits. 53. A "Knox-box" shall be provided and shall be installed a minimum of six feet in height and be located to the right side of fire riser sprinkler rooms. 54. All manual and electronic gates on required Fire Department access road or gates obstructing Fire Department access shall be provided with the Knox Rapid entry system for emergency access by firefighting personnel. Ill, ��qi�l II�I�I!p�li�llll! � I�l � ' �!�►IIIIiIiIII f NI iilP l � � 1�1 I�ii�l"'' 12 PLANNING COMMISSION RESOLUTION NO. 2715 .ANC„N .A.\AV.,LEY WA. EY LN E -- NOVLEY LN E - �ou.eo\ _ ELSE the 1 _ 17T. Eq -r `" IS T h r�trr� SCIMITAR WAY 4 WAY F- .01 [ - - ` v -- _ — IS CIR \r -Y AVE i LMo� v � CALI�ORNIA AVE J.j-.=�LTI� `.- �-L� ProposedZoning Change -- ------ FRED WARING DR --- O.S. To R-2 IS City of Palm Desert PLANNING COMMISSION �YNMnP Case No. CZ 16-280 RESOLUTION NO. 2715 CHANGE OF ZONE - EXHIBIT A Date: Decemberr 19, 2017 13 CITY OF PALM DESERT LEGAL NOTICE CASE NOS. CZ/PP/CUP 16-280, TTM 37240, TTM 37241, TTM 37242 NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT PLANNING COMMISSION TO CONSIDER A REQUEST BY MCFADDEN ARCHITECTS TO ADOPT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND REZONE THREE PARCELS FROM OPEN SPACE (O.S.) TO MIXED RESIDENTIAL (R-2) FOR THE CONSTRUCTION OF 69 CONDOMINIUM UNITS ON APPROXIMATELY 30 ACRES LOCATED ON THE FORMER EXECUTIVE GOLF COURSE AT PALM DESERT COUNTRY CLUB (APNs 637-190-021, 637- 190-024, AND 637-190-027) The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEOA), has reviewed and considered the proposed project and has determined that any potentially significant impacts can be mitigated to a less than significant level and a mitigated negative declaration has been prepared for this project. Project Location/Description: Proiect Location: 77-200 California Drive, APNs: 637-190-021, 637-190-024, and 637-190-027 Proiect Description: The project is for the repurpose of the former nine-hole executive golf course at Palm Desert Country Club, with 69 single-story condominium units on approximately 30 acres. Parcel A is proposed for 32 condominium units on 13.56 acres bounded by existing single-family homes on Oklahoma Avenue, Tennessee Avenue, Kentucky Avenue, Oregon Circle, and California Avenue. Parcel B is proposed for 19 condominium units on 6.15 acres surrounded by existing single-family homes on Kentucky Avenue, Tennessee Avenue, and California Avenue, Parcel C is proposed for 18 condominium units on 9.74 acres bounded by existing single-family homes on Colorado Street, New Mexico Drive, California Avenue, Indiana Avenue, Tennessee Avenue and Utah Circle. All three parcels include various private amenities such as pools, sports courts, and open space. Recommendation: Staff is recommending that the Planning Commission adopt a resolution recommending approval of the project to the City Council. Public Hearing: The public hearing will be held before the Planning Commission on December 19, 2017, at 6:00 p.m. Comment Period: Based on the time limits defined by CEQA, your response should be sent at the earliest possible date. The public comment period for this project is from November 29, 2017 to December 19, 2017. Public Review: The Change of Zone, Precise Plan, Conditional Use Permit, Tentative Tract Maps, Environmental Assessment applications, and related documents are available for public review daily at City Hall. Please submit written comments to the Planning Department. If any group challenges the action in court, the issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing. All comments and any questions should be directed to: Eric Ceja, Principal Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611 eceja@cityofpalmdesert.org PUBLISH: DESERT SUN RYAN STENDELL, Secretary November 29, 2017 Palm Desert Planning Commission CITY OF PALM DESERT 73-510 Fred Waring Drive Palm Desert, CA 92260 Telephone: (760) 346-0611 Fax: (760) 776-6417 ENVIRONMENTAL INITIAL STUDY Project Title: Palm Desert Country Club City Project No: CZ/PP/CUP 16-280&TTM 37240,37241,&37242 Lead Agency Name and Address: City of Palm Desert 73-5 10 Fred Waring Drive Palm Desert,California 92260 Phone: (760)346-0611 Fax: (760)776-6417 Project Location: Palm Desert Country Club,77-200 California Drive APNs 637-190-021,024&027 Applicant: Mc Fadden Architects Attn: Chris Mc Fadden 75-145 St. Charles Place,Suite 4 Palm Desert,CA 92211 General Plan Designation: Existing: Golf Course&Resort Neighborhood up to 8.0 du/ac Proposed: Golf Course&Resort Neighborhood up to 8.0 du/ac Zoning Designation: Existing: Open Space(O-S) Proposed: R-2 Mixed Residential District Project Description: The project proposes to repurpose an abandoned 9-hole golf course with 69-single story, single-family residential units located on approximately 29 acres within the Palm Desert County Club community. The project will process a Change or Zone from Open Space (O/S)to R-2 Single-Family Residential. The Executive Course is a privately owned 9-hole course that was closed in 2014, after the course owners determined the smaller course was no longer economically feasible to operate. For the purpose of this project, the three golf course areas are identified as Parcels "A", "B", and"C"respectively. These separate parcels are located within relatively close proximity of each other in a south-central portion of the country club. The existing interior streets of the country club follow a curvilinear layout design that frames the placement and orientation of existing homes, as well as the extents of the former executive golf course. Specifically, Parcel "A" encompasses a decommissioned area of approximately 13.56 acres surrounded by existing single-family homes facing Oklahoma Avenue to the west and north; Tennessee Avenue to the east; and Kentucky Avenue, Oregon Circle, and California Avenue to the south. Parcel `B" involves approximately 6.15 acres surrounded by existing single-family homes that face Kentucky Avenue to the west and north; Tennessee Avenue to the east; and California Drive to the south. Parcel "C" involves approximately 9.74 acres surrounded by existing homes facing Colorado Street and New Mexico Drive to the north; California Avenue to the east; Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 2 Indiana Avenue to the south; and Tennessee Avenue and Utah Circle to the west. The adjoining residential uses on the east side of Parcel "C", along California Drive, include Villas on the Green, which consist of 76 age- restricted(55 plus age)rental dwelling units configured in two-story buildings. The current visual character of the project parcels is distinguished by the remaining conditions of the former golf course fairways and greens.These areas are now characterized by gentle mounds and slopes with scattered mature trees. Portions of concrete paths also remain on-site. The discontinuance of the golf course resulted in a reduction in the landscape maintenance. Moreover, the recent statewide and local water-use restrictions have required operators and home owners to substantially reduce water irrigation use, resulting in the current dry or brown lawn conditions that visually differ from the active green areas in the Country Club. The proposed development is broken into 3-site plans "A, B and C"and each site includes the following(please see Exhibit 3): • Parcel A—seven (7) cluster lots, thirty two (32) condominium homes consisting of 3 to 6 detached and attached residences. Each home would include private patios and 2-car garage and approximately 107,520 square feet of building space. Amenities will include a pickle ball court,tot lot,community pool &spa, neighborhood garden/pocket park and pedestrian path. • Parcel B — four (4) cluster lots, nineteen (19) condominium homes consisting of 4 to 6 detached and attached residences. Each home would include a 2-car garage and private patios areas, the project would total approximately 63,840 square feet of building space. Amenities would include a community pool & spa, passive open space,and pedestrian path. • Parcel C — three (3) cluster lots, eighteen (18) condominium homes consisting of 3 to 8 detached and attached residences. Each home would include a 2-car garage and private patio areas, the project would total approximately 60,480 square feet of building space. Parcel C includes a proposed community pooUspa and eastern portion would be dedicated as a future recreation area. The open space would introduce a concrete cart path, exercise stations and landscaped areas adjacent to the existing senior housing(Villas on the Green). Access to Parcel A would occur along two proposed 24-foot private driveways extending from one gated point on Tennessee Avenue (serving 20 homes), and a second gated point on Kentucky Avenue (serving 12 homes). Both driveways would terminate in a cul-de-sac enhanced with decorative paving and a circular planter. Access to Parcel B would occur from one gated point on Kentucky Avenue, via a 24-foot private driveway ending in a cul- de-sac feature enhanced with decorative paving and a circular planter. Access to Parcel C site would occur from one gated point on Tennessee Avenue, via a 24-foot private driveway that divides into two driveways that terminate in decorated cul-de-sac features. Land Use and Setting North/East: Single Family Residential South/West: Single Family Residential Other Public Agencies who's Approval is Required (e.g., permits,financing approval,or participation agreement): None 2 .� COUNTRY CLUB DRIVE 0 w O U CITY OF Z O � PALM DESERT � Q O w O Z h Q HOVLEY LANE 3 42ND AVENUE w I CITY OF � ■ �4 LA QUINTA ' ■ DESERT Y E C.C. — O - - O I U � ■ ■ ■ FRED WARING DRIVE -- -- —rl s. b lJ J 1 SITE(S) CITY OF o INDIAN WELLS _ HIGHWAY 1 1 I MILES AVE. c. J ■ ■ 1•oR.� N.T.S. MSA CONSULTING, INC. Vicinity Map PLANNING ■ CIVIL ENGINEERING ■ LAND SURVEYING 34200 130E HOPE DRIVE ■RANCHO MIRAGE■CA 92270 Palm Desert Country Club . 4DTELEPHONE (760) 320-98U ■ FAx (760) 323-7893 initial Study ' ems: O TENNESSEE AVE. Cep -=�. '�-.�,4x � r�i '�f a•* s OKLAHOMA AVE. >' r PROJECT +* ; PROJECT SITE U.TAH CIR. SITE SITE"A" W SITE "C t N rNo�A I OAF W kA AVE. O KENTUCKY AVE. W'V C"f a PROJECT SITE SITE"B„ r �� v .^ CALIFORNIA AVE. et yes N.T.S. IDMSA CONSULTING, INC. Aerial Photograph PLANNwG■Crvm ENGIN ERM■LAND SVRVEV G 34200 Boa HOPE DRrva■RANcxo a num.CA 92270 Palm Desert Country Club 'IBLuHwm(760)320-98ll ■ FAx(760) 3237893 Initial Study 2 �- _ r i--.i -/''✓� � I ,:I I I I I �a I I I j I I I I: L ' y=. \C i�... � � � V I I I 1 I I � ! I J I E.rn„E L•�, I �/ � �� ' 1 r' V r �k a a �,-, --. �, 1 �E.r.,yi,r _i•r� f� „`_ r I'�..�I ..-«I t I �`I P*.=f { �r� � / �:� '• � L . 'I I I 1 { I I 'S I '�t. 1 i I ` 1 I 1. .'-_� I I � J \ , E Lry Lot• a I ri I / �� F �r�•�� 1 1 I r I' ��. 9 of o� ` . ',_ `--.� ^._k ,_,_.L e-'L l _:L 1 L 1.. •:L. .iL.�_L,_ _1_L__.� I - I F ... v. _ - -.. palm desert ®AIlll t&�j clubr' PS4PA ».....,. � ..era MSA CONSULTING, INC Site Plan: Site "A" - McFadden Architects Pw tmmo■Crva 8t owE&%No■Law Snvavwa 34200 Bm Hie Dam■R"cao M�oB■CA 9n70 Palm Desert Country Club 7t.EreoNE(760)320-NU■ FAx(760) 323-7893 Initial Study 3a T -1 r 7 F-T- I -Y- 'r I A.. A 49L ------ ----------- 7 7 7 71,71- T.7 r--t -17 r -T T7-1 1-:11,E' I ,-. 4 1 J'� Z­- -------- ------------- - - Dsert _�;SP;B 4 MSA CONSULTING, INC. Site Plan: Site "B" - McFadden Architects PLANNING m CrviL ENGINEEitm n LAND SuRvE�G 34200 Boo HOPE DR-TvE m RANcHo MRAGE w CA 92270 Palm Desert Country Club ID TELEPHONE(760) 320-98U a FAx(760)323--7893 Initial Study 3b > � � � � � '1� I ! ,�oi� - �y y.� '•' ( t vim \ Ti ^`bG'Nj � s i � h A't i r t 1MA�r'•�s h +`o I } \ r— \\pj �\p .R°� \ ( -�; -..."'.• torero—a•° `\i 1 __] palm d PSPC esert -- r — c ouantr'r clunk .- �., ... 4 J MSA CONSULTING, INC. Site Plan: Site "C" - McFadden Architects PLANNwC ■Crva ENcwsEwc■LAND SuRvEYw0 Initial Study 3C 34200 Elm HOPE DRM■IUNcHo MEuoE a CA M70 Palm Desert Country Club TtLEMONE(760) 320-98U ■ FAx(760)323-7893 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 6 EVALUATION OF ENVIRONMENTAL IMPACTS: ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project,involving at least one impact that is a "Potentially Significant Impact"as indicated by the checklist on the following pages. Aesthetics❑ Agriculture and❑ Forestry Resources ❑ Air Quality ® Biological Resources ® Cultural Resources ❑ Geology/Soils Greenhouse Gas Hazards&Hazardous El EmissionsEl Materials ❑ Hydrology/Water Quality ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation Trans Tribal Cultural ❑ Transportation/Traffic ® Resources ElUtilities/Service Systems ❑ Mandatory Findings of Significance DETERMINATION:(To be completed by the Lead Agency)On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE ❑ DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment,there will not be a ® significant effect in this case because revisions in the project have been made by or agreed to by the project proponent.A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment,and an ❑ ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a"potentially significant impact"or"potentially significant unless ❑ mitigated" impact on the environment,but at least one effect 1)has been adequately analyzed in an earlier document pursuant to applicable legal standards,and 2)has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment,because all ❑ potentially significant effects(a)have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards,and(b)have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION,including revisions or mitigation measures that are imposed upon the proposed project,nothing further is required. Signature Date City of Palm Desert Printed Name For City of Palm Desert 6 Palm Desert County Club Mitigation Monitoring and Reporting Program Section Responsible for Impact after Mitigation Measures Timing Number Monitoring Mitigation 4.Biological BIO-1: The applicant shall ensure that a burrowing Developer 30-days prior Less than Resources owl clearance survey is performed not more than 30- to any ground significant days prior to project site disturbance, including Planning disturbance grubbing, grading, and construction. If an active Department burrow is found during the clearance survey a Qualified Biologist biological monitor shall be placed onsite during ground disturbance. 5.Cultural CR-1: The presence of a qualified Archaeologist Developer During grading Less than Resources shall be required during all project related ground and other significant disturbing activities that penetrate into undisturbed Planning ground native soils. In the event that potentially significant Department disturbing archaeological materials are discovered, all work Qualified activities must be halted in the vicinity of the archaeological Archaeologist discovery until a qualified archaeologist can visit the site of discovery and assess the significance of the find, and its potential eligibility for listing in the California Register of Historical Resources(CRHC). The archaeologist will be required to provide copies of any studies or reports to the Eastern Information Center for the State of California located at the University of California Riverside. Palm Desert Country Club Mitigation Monitoring and Reporting Program Initial Study/Mitigated Negative Declaration Section Responsible for Impact after Mitigation Measures Timing Number Monitoring Mitigation CR-2: The project applicant shall ensure the Developer During grading Less than presence of an approved Native American Cultural and other significant Resource Monitor(s) shall be required during any Planning ground ground disturbing activities (including Department disturbing archaeological testing and surveys). Should buried Qualified Native activities cultural deposits be encountered, the monitor may American Cultural request that destructive construction halt and the Resource Monitor monitor shall notify a qualified archaeologist (Secretary of the Interior's Standards and Guidelines)to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Office and the Agua Caliente Tribal Historic Preservation Office (THPO). The archaeologist will be required to provide copies of any studies or reports to the Eastern Information Center for the State of California located at the University of Riverside and the Agua Caliente THPO for permanent inclusion in the Agua Caliente Cultural Register. Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 7 Environmental Checklist and Discussion: The following checklist evaluates the proposed project's potential adverse impacts. For those environmental topics for which a potential adverse impact may exist, a discussion of the existing site environment related to the topic is presented followed by an analysis of the project's potential adverse impacts. When the project does not have any potential for adverse impacts for an environmental topic,the reasons why there are no potential adverse impacts are described. Potentially Less Than Less Than No 1.AESTHETICS--Would the project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Have a substantial adverse effect on a scenic vista? ❑ ❑ ® ❑ b)Substantially damage scenic resources,including, but not limited to,trees,rock outcroppings,and ❑ ❑ ® ❑ historic buildings within a state scenic highway? c)Substantially degrade the existing visual character or quality of the site and its surroundings? ❑ ❑ ® ❑ d)Create a new source of substantial light or glare, which would adversely affect day or nighttime views ❑ ❑ ® ❑ in the area? a) Less than Significant Impact. The project site involves a decommissioned nine-hole executive golf course that is divided into three areas of former fairways and greens within the existing Palm Desert Country Club (PDCC). For the purpose of this project, the privately owned three golf course areas are identified as Parcels "A", "B", and "C" respectively. These separate parcels are located within relatively close proximity of each other in a south-central portion of the country club. The existing interior streets of the country club follow a curvilinear layout design that frames the placement and orientation of existing homes, as well as the extents of the former executive golf course. Parcel "A" of the Project encompasses a decommissioned area of approximately 13.56 acres surrounded by existing single-family homes facing Oklahoma Avenue to the west and north; Tennessee Avenue to the east; and Kentucky Avenue,Oregon Circle,and California Avenue to the south. Parcel"B"involves approximately 6.15 acres surrounded by existing single-family homes that face Kentucky Avenue to the west and north; Tennessee Avenue to the east; and California Drive to the south. Parcel "C" involves approximately 9.74 acres surrounded by existing homes facing Colorado Street and New Mexico Drive to the north; California Avenue to the east; Indiana Avenue to the south; and Tennessee Avenue and Utah Circle to the west. The adjoining residential uses on the east side of Parcel "C", along California Drive, include villas on the Green, which consist of 76 age-restricted(55 plus age)rental dwelling units configured in two-story buildings. The current visual character of the project parcels is distinguished by the legacy conditions of the former golf course fairways and greens. These areas are now characterized by gentle mounds and slopes with scattered mature trees. Portions of concrete paths also remain on-site. The discontinuance of the golf course resulted in a reduction in the landscape maintenance. Moreover, the recent statewide and local water-use restrictions have required operators to substantially reduce water irrigation use, contributing to the current dry or brown lawn conditions that visually differ from the active green areas in the Country Club. The perimeter of each project area is adjoined by the rear yards of neighboring homes. These individual limits are distinguished by varying physical demarcations, including metal fences and garden walls. Some homes lack a physical rear yard boundary. The placement of existing homes is generally elevated in relation to former golf course. As a result, existing residents have limited visual obstructions of the decommissioned golf course from their rear yards. 7 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 8 The perception and uniqueness of scenic vistas from a particular setting vary according to location and surrounding context. Views are influenced in part by the presence and intensity of man—made neighboring improvements (e.g. structures, overhead utilities, and vegetation). The massing of structures and vegetation in the project area and residential surroundings interacts with the natural regional environment to form the characteristic views of this locality. The project is located in a central area of the Coachella Valley region and has an approximate elevation of approximately 200 feet above sea level. From the project area, views of the Indio Hills to the northwest, north and northeast are distant and partially obstructed by residential structures, vegetation and trees of various sizes. Views of the San Jacinto Mountains to the west and southwest are also distant and partially obstructed by existing structures and trees. Views of the Santa Rosa Mountains to the south and southeast appear to be the most prominent and visually obstructed by local residential improvements. Existing overhead utility facilities (posts and overhead lines) also contribute to the visual obstructions. Reviewing City of Palm Desert 2016 General Plan land use designations helps provide a context for evaluating the Project's location and compatibility with surrounding conditions. The Land Use and Community Character Element of the adopted 2016 General Plan designates the purpose and intended land use for each parcel within the City, and as a result, establishes the intended visual setting of a locale by outlining the nature, intensity and character of development. The City's land use designations are categorized into neighborhoods, districts, and centers. Each land use designation is defined by a distinctive physical character, which guide the features related to streetscape and connectivity, parks and open space, and built form and character. Based on Figure 3.1 in the 2016 General Plan, the project parcels and their surroundings have a land use designation of Golf Course & Resort Neighborhood. Page 27 of the 2016 General Plan explains that the intent and purpose of Golf Course & Resort Neighborhood is to provide lower-density neighborhood development featuring golf course activities, or similar recreational orientation, and limited commercial uses with development intensities of up to 8 dwelling units per acre. The location, context and development characteristics of this land use designation and others throughout the City have been analyzed in the 2016 General Plan EIR. As with any form of new development, Golf Course & Resort Neighborhood proposals are subject to review by the Architectural Review Commission, which help ensure that the City's design objectives specified in the General Plan are achieved. The proposed residential project involves a total of 69 single-story dwelling units configured in three separate parcels. The proposed architectural plans identify a unified desert contemporary theme incorporating articulated facades with properly scaled doors and windows, and a color scheme with light-colored plaster finishes, accented by natural tones. The proposed residential and accessory buildings will include flat and pitched roof options. Rooftop mounted HVAC units will be visually enclosed with parapet features matching the architectural style of the buildings. The maximum height of the proposed buildings is 18 feet and 4 (four) inches. The proposed site design, architectural features, and landscaping improvements will reduce visual conflicts with the surrounding residential properties. This concept will be achieved by establishing a landscaped green belt along the parcel perimeters, complemented with one of three wall treatments based on the localized setting. The proposed perimeter treatment may consist of wrought iron infill, combination masonry wall with wrought iron infill,and/or a masonry wall. The proposed site plan will also introduce a system of screen walls with a height of 36 inches, designed to serve as visual barriers between the existing and the proposed residential units. The short walls will be installed in strategic locations throughout each of the three parcels and will be visually integrated into the landscaping design. The landscaping design in the project interior,along its edges,and entry points will include a mixture of trees, palms, shrubs and groundcover plantings to serve as an enhancement to the site design and streetscape. As such, the placement, scale and design of the proposed development are expected to replace an unimproved private site with a residential environment consistent adhering to the intended physical character of the Golf Course&Resort Neighborhood. 8 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 9 Parcel A would include up to 32 units arranged in seven clusters consisting of 3 to 6 detached and attached residences. Each home would include a 2-car garage and private patio areas. Each cluster would also include a common driveway. A proposed landscaped green belt along the parcel perimeter would establish a variable separation between the proposed homes and the existing neighboring residential property limits. The proposed landscaping enhancements along this belt would serve as a visual screen between for the project and its surroundings. Moreover, Parcel A would include a sunken tennis court, a community pool/spa, a neighborhood garden and landscaped open space. Access to Parcel A would occur along two proposed 24- foot private driveways accessing from one gated point on Tennessee Avenue (serving 20 homes), and a second gated point on Kentucky Avenue (serving 12 homes). Both driveways would terminate in a cul-de-sac enhanced with decorative paving and a circular planter to enhance their visual quality. Parcel B involves 19 proposed homes arranged in four clusters consisting of 4 to 6 detached and attached residences. Each home would include a 2-car garage and private patio areas.The perimeter of Parcel B would be buffered from the neighboring residential properties by a proposed perimeter landscaped green belt, resulting in a visual screen and physical separation from its surroundings. Parcel B includes a proposed community pool/spa. Access to this site would occur from one gated point on Kentucky Avenue,via a 24-foot private driveway ending in a cul-de-sac feature enhanced with decorative paving and a circular planter. Parcel C involves 18 proposed homes arranged in three clusters consisting of 3 to 8 detached and attached residences. Each home would include a 2-car garage and private patio areas. Similar to the other project parcels, the perimeter of Parcel C would be buffered from the neighboring residential properties by a proposed landscaped green belt, which would be subject to routine maintenance to preserve the aesthetic appeal. Access to this site would occur from one gated point on Tennessee Avenue. Parcel C includes a proposed community pool/spa and eastern portion would be dedicated as a future recreation area. The open space would introduce a concrete cart path, exercise stations and landscaped areas adjacent to the existing senior housing (Villas on the Green). Access to this site would occur from one gated point on Tennessee Avenue, via a 24-foot private driveway that divides into two driveways that terminate in decorated cul-de-sac features. The proposed conversion of a decommissioned golf course into single-story homes is expected to improve upon the existing physical condition of those sites and therefore improve its aesthetic character. The current condition of unused privately owned land with dry vegetation would be replaced with a residential site plan and enhanced landscaping features subject to maintenance. Regarding adverse effects on a scenic vista, less than significant impacts are anticipated. b) Less than Significant Impact. The three project parcels have previously been disturbed or modified for the development of the 9-hole golf course within the Palm Desert Country Club, while the immediate surroundings have been developed into residential uses and road infrastructure. In the vacant project land there are no natural landmarks, historic buildings, trees, or rock outcroppings. The mature trees that were planted with the golf course design and which remain on-site have been subject to maintenance, including trimming. A review of the California Scenic Highway Mapping System web site operated by Caltrans revealed that the project is not located adjacent to or near any state or county, eligible or designated scenic highway. The purpose of the State Scenic Highway Program is to preserve and protect scenic State highway corridors from change that would diminish the aesthetic value of lands adjacent to highways. State highways can be officially designated as Scenic Highways or be determined to be eligible for designation. The status of a state scenic highway changes from eligible to "officially designated" when a local jurisdiction adopts a scenic corridor protection program and the California Department of Transportation (Caltrans) approves the designation as a Scenic Highway. According to Figure C-9 in the Circulation Element of the Riverside County General Plan Update, the nearest State Designated Scenic Highway is Highway 74, located approximately 3.7 miles to the southwest of the Project. Based on distance, the proposed site plan, architectural design, and landscaping design would not result in in adverse impacts to scenic resources within a state scenic highway or other local transportation corridor. Less than significant impacts are expected. 9 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 10 Section 4.1 (Aesthetics) in the 2016 General Plan EIR identifies eight (8) local scenic roadways in the City, which require special setbacks and landscaping where applicable. Fred Waring Drive is recognized as one of these roadways, located approximately 800 feet south of the project. Project implementation would not physically disturb or visually obstruct the existing scenic landscaping along this scenic roadway, resulting in less than significant impacts. c) Less than Significant Impact. The current visual character of the three project parcels is impaired by a reduced implementation of landscaping maintenance. The proposed Project would improve upon these conditions with new single-story housing facilities and perimeter landscaping that would enhance the aesthetic quality of the site in accordance with the intended physical character of the Golf Course and Resort Neighborhood land use designation. The project would also include a separation between the proposed residential structures and the nearest existing residential property limits. The proposed project is not anticipated to degrade the existing visual character of the site and its surroundings. Project design, including architecture and landscape architecture, will require review and approval by the City, thus ensuring that aesthetic considerations are addressed in the design. The proposed project is anticipated to enhance the visual character of the site and create an attractive, well planned project when viewed from surrounding properties. Less than significant impacts are anticipated to result from project implementation. d) Less than Significant Impact. The project parcels do not have any structural or lighting improvements; therefore, they do not constitute an existing source of glare or light. In the project surroundings, existing sources of fixed nighttime lighting can be attributed to the existing homes and to the public street light posts. The individual home lighting typically consists of low-intensity, wall-mounted, downward-oriented fixtures in the patio, side, and front yards of homes. Existing traffic on the surrounding streets also contributes daytime glare and nighttime lighting. The proposed project would utilize three undeveloped parcels for the configuration of up to 69 single-story, dwelling units. The project would not introduce facilities with large reflective surfaces that would generate substantial glare, nor would the project involve new sources of high-intensity lighting that would be deemed incompatible with the surrounding residential development. The proposed home lighting (low-intensity) is expected to consist of wall-mounted, downward-oriented fixtures in strategic locations (private patios, garage frontages and front yards). For purposes of nighttime safety, the proposed gated entry points, common areas and pedestrian paths are also expected to include a form of low-intensity illumination. Pertaining to glare,the proposed residential structures are expected to have natural-tone finishes that do not have highly reflective properties or other conditions that would cause substantial daytime or nighttime glare. Traffic along the proposed private driveway would contribute nighttime lighting to localized areas of each project parcel. The visibility of the project areas and its activities from the surrounding areas are expected to be reduced by the 35-foot landscaped green belt, which would provide a visual screen between the two uses. Less than significant impacts are expected. Mitigation: None required 10 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 11 2.AGRICULTURE AND FORESTRY RESOURCES--In determining whether impacts to Potentially Less Than Less Than No agricultural resources are significant environmental Significant Significant Significant Impact effects,lead agencies may refer to the California Impact with Mitigation Impact Agricultural Land Evaluation and Site Assessment Incorporation Model(1997)prepared by the California Dept.of Conservation as an optional model to use in assessing impacts on agriculture and farmland.Would the project: a)Convert Prime Farmland,Unique Farmland,or Farmland of Statewide Importance(Farmland),as shown on the maps prepared pursuant to the Farmland ❑ ❑ ❑ Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? b)Conflict with existing zoning for agricultural use,or a Williamson Act contract? ❑ ❑ ❑ c)Conflict with existing zoning for,or cause rezoning of forest land,timberland,or timberland zoned ❑ ❑ ❑ Timberland Production? d)Result in the loss of forest land or conversion of forest land to non forest use? ❑ ❑ ❑ e)Involve other changes in the existing environment which,due to their location or nature,could result in ❑ ❑ ❑ conversion of Farmland,to non-agricultural use? a-e) No Impact. The proposed project is located within an urbanized area of the City of Palm Desert within the limits of the decommissioned executive golf course of the existing Palm Desert Country Club. There are no farmlands in the vicinity of the project as designated by the Farmland Mapping and Monitoring Program of the California Resources Agency. The vicinity and Project are generally defined as "Urban and Built-up Land." Additionally, the project is not located on lands zoned for agriculture and is not covered by a Williamson Act contract. There are no areas of forest land; timberland or timberland zoned Timberland Production within the desert area. Therefore, the proposed'project will have no impact on agricultural resources. Mitigation:None required 11 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 12 3.AIR QUALITY—Where available,the significance criteria established by the applicable air Potentially Less Than Less Than No quality management or air pollution control district Significant Significant Significant Impact may be relied upon to make the following Impact with Mitigation Impact determinations.Would the project: Incorporation a)Conflict with or obstruct implementation of the applicable air quality plan? ❑ ❑ ® ❑ b)Violate any air quality standard or contribute substantially to an existing or projected air quality ❑ ❑ ® ❑ violation? c)Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or El El ® El ambient air quality standard(including releasing emissions,which exceed quantitative thresholds for ozone precursors)? d)Expose sensitive receptors to substantial pollutant El El ® Elconcentrations? e)Create objectionable odors affecting a substantial number of people? ❑ ❑ ® ❑ a) Less than Significant Impact. The Project is located in the Coachella Valley region within the Salton Sea Air Basin (SSAB), under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). Air quality in the SSAB is influenced by the regional climate as well as the temperature, wind, humidity, precipitation, and amount of sunshine. The Coachella Valley is an and desert region with a climate characterized by low annual precipitation, low humidity, hot days, and very cool nights. Wind direction and speed (which in turn affect atmospheric stability) are the most important climate elements affecting local ambient air quality. Desert regions are typically windy because minimal friction is generated between the moving air and the low, sparse vegetation. This allows the wind to maintain its speed crossing the desert plains. Additionally, the rapid daytime heating of the air closest to the desert surface leads to convective activity and the exchange of surface air for upper air,which accelerates surface winds during the warm part of the day. The project has a land use designation of Golf Course and Resort Neighborhood, which allows for a density of up to 8 dwelling units per acre. At the maximum allowable density, this existing land use policy would potentially allow a maximum of 232 residential units on the 29-acre project property. Therefore,the project's 69 proposed units represent approximately 24 percent of the maximum allowable units. The proposed residential project is consistent with the existing surrounding residential land uses established under the City's 2016 General Plan and is not expected to conflict with the buildout conditions or obstruct with implementation of its applicable air quality objectives. The SCAQMD develops rules and regulations, establishes permitting requirements for stationary sources, inspects emission sources, and enforces such measures through educational programs or fines, when necessary. The SCAQMD is directly responsible for reducing emissions from stationary, mobile, and indirect sources. In March of 2017, SCAQMD released the most current Final Air Quality Management Plan (2016 AQMP, which is a publicly available regional blueprint for achieving the federal air quality standards. The 2016 AQMP includes both stationary and mobile source strategies to ensure that the approaching attainment deadlines are met and public health is protected to the maximum extent feasible. As with every AQMP, a comprehensive analysis of emissions, meteorology, atmospheric chemistry, regional growth projections, and the impact of existing control measures is updated with the latest data and methods. Land use designation considerations are an important component of the AQMP development. The 2016 AQMP provides local guidance for the State Implementation Plans(SIP), which establishes the framework for the air quality basins 12 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 13 to achieve attainment of the state and the National Ambient Air Quality Standards(NAAQS). The Project will not require a General Plan Amendment. The City's General Plan EIR found that adoption and implementation of the City of Palm Desert's General Plan policies and programs would comply with the regional Air Quality Management Plan (AQMP). Projects that are consistent with local General Plans are considered consistent with the air quality related plans and attainment efforts included in the AQMP, the PM10 CVSIP and other relevant regional plans. Less than significant impacts are anticipated relative to conflict with or obstruction of implementation of the applicable air quality plan following the implementation of standard conditions. b) Less than Significant Impact. An impact is potentially significant if concentration of emissions exceed the State or Federal Ambient Air Quality Standards. Based on Table 2-4 of the Final 2016 AQMP, the two primary pollutants of concern in the Coachella Valley including the City of Palm Desert are ozone (03) and particulate matter(PM10 and PM2.5). The project site is located within the Salton Sea Air Basin, which has been designated by the California Air Resources Board as a nonattainment area for ozone (8-hour standard) and PM10. Violations of the air quality standards for ozone are impacted by pollutant transport from the South Coast Air Basin. Ozone (03) is described in the Final 2016 AQMP as being formed when byproducts of combustion react in the presence of ultraviolet sunlight. This process occurs in the atmosphere where oxides of nitrogen combine with reactive organic gases, such as hydrocarbons, in the presence of sunlight. Ozone is a pungent, colorless, toxic gas, and a common component of photochemical smog. Although also produced within the Coachella Valley, most ozone pollutants affecting the Valley are transported by coastal air mass from the Los Angeles and Riverside/San Bernardino air basins, thereby contributing to occasionally high local ozone concentrations. Particulate Matter(PM 10 and PM2.5) is described in the Final 2016 AQMP as consisting of fine suspended particles of ten microns or smaller in diameter, and are the byproducts of road dust, sand, diesel soot, windstorms,and the abrasion of tires and brakes.The elderly, children and adults with pre-existing respiratory or cardiovascular disease are most susceptible to the effects of Particulate Matter. The SCAQMD has established significance thresholds for specific pollutants on individual projects (SCAQMD, CEQA Air Quality Handbook, November 1993, page 6-2). These thresholds related to project construction and long term operations are shown in the Mass Daily Thresholds table below. Project effects would be considered significant if the emissions exceed these thresholds. Project effects would also be considered potential significant if emissions affected sensitive receptors such as schools or nursing homes, or if the project conflicted with the regional AQMP and/or local air quality plans. Table III.1 The following table illustrates SCAQMD's Air Quality Significance Thresholds: Emission CO VOC NOx Sox PM10 PM2.5 Source Construction or Operation 550 75 100 150 150 55 (Pounds/Day) Source:Air Quality Analysis Guidance Handbook,Chapter 5. Prepared by the South Coast Air Quality Management District.www.dgmd.gov/cega/hndbk.htmi The California Emissions Estimator Model (CaIEEMod Version 2013.3.1) was utilized to estimate the short- term emissions of criteria air pollutants that would be associated with the construction activities necessary to implement the proposed project. The project parameters involved the construction and operation of 69 dwellings (condos/townhomes). Default construction parameters incorporated in CaIEEMod were assumed for those construction activities for which site-specific information is not currently available. 13 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 14 The SCAQMD requires any emission reductions resulting from existing rules or ordinances to be included as part of the unmitigated project emissions. Those measures that are legally mandated and therefore required of all developments by applicable ordinances, rules, and regulations are not considered mitigation. Once the unmitigated project emissions have been determined,additional mitigation measures may be applied to reduce any potentially significant air quality impacts to the maximum extent feasible and identify the net project emissions. Title 24, Chapter 12 of the Palm Desert Municipal Code outlines the minimum requirements for construction activities to reduce man-made fugitive dust and corresponding PM10 emissions. The City will require the preparation of a Fugitive Dust Control Plan identifying the fugitive dust sources at the site and the work practices and control measures proposed to meet the City of Palm Desert minimum performance. These standards are consistent with SCAQMD Rule 403 and 403.1 and require implementation of Coachella Valley Best Available Control Measures (CVBACM), as identified in the SCAQMD publication Coachella Valley Fugitive Dust Control Handbook. Fugitive dust control measures that are required to comply with the City Municipal Code are generally not considered mitigation by the SCAQMD. Similarly, compliance with applicable SCAQMD Rules and Regulations is not considered mitigation by the SCAQMD. Table III-2 summarizes the unmitigated short-term emissions of the six criteria pollutants associated with the construction activities required to implement the proposed Project, estimated with CaIEEMod. Peak day emissions estimates are provided by construction phase type and reflect activities in the season or year with the highest daily emissions. As shown, the unmitigated peak day air pollutant emissions during the construction phase with the highest projected emissions are not projected to exceed any of the applicable SCAQMD significance thresholds for short-term construction-related emissions. Moreover, none of the projected daily emissions of the six criteria pollutants are expected to exceed the SCAQMD thresholds of significance associated with long-term operational impacts. Based upon the projected emissions of the criteria air pollutants, the proposed project would have less than significant impacts relative to short term and long- term impacts to air quality. Table III.2 Short Term Air Pollutant Emissions Associated With Construction of the Proposed Project(Unmitigated) (Pounds/Day) vOC NOx CO Sox PM10 PM2.5 Maximum Daily 18.9444 86.7342 47.1669 0.1108 99.0383 16.3733 Emissions Summer Summer Summer Summer Winter (Summer/Winter) SCAQMD Threshold 75 100 550 150 150 55 Threshold No No No No No No Exceeded Table III-3 Long Term Operational Air Pollutant Emissions Associated With Development of the Project(Unmitigated) (Pounds/Day) Emission ROGNOC NOx CO S02 PM10 PM2.5 Source Total Area, 3.2098 10.8927 21.7004 0.0569 3.0829 0.9427 Energy,and (Summer) (Summer) (Winter) (Summer) (Winter) (Winter) Mobile Sources SCAQMD 75 100 550 150 150 55 Threshold Threshold No No No No No No Exceeded 14 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 15 c) Less than Significant Impact. Per Table 24 of the Final 2016 AQMP,the Coachella Valley is designated by the California Air Resources Board as nonattainment for ozone,based on exceedances of both the state l-hour and 8-hour standards;and for PM 10, based on exceedances of the state 24-hour and annual average standards. Adherence to the SCAQMD rules and regulations and compliance with locally adopted AQMP and PM10 State Implementation Plan control measures will help reduce the pollutant burden contributed by the individual development project. Appropriate air quality measures are required by the City of Palm Desert and implemented through enforcement of the Palm Desert Municipal Code(Title 24, Chapter 12) consistent with SCAQMD Rules 403 and 403.1. As mentioned, relative to PM10 threshold exceedance, construction associated with a future project will be required to adhere to the City's Fugitive Dust and Erosion Control policies and ordinance to minimize potential temporary construction related emissions. An approved Fugitive Dust (PM 10) Control Plan will be required prior to issuance of a grading permit. Implementation of the Fugitive Dust Control Plan is required to occur under the supervision of an individual with training on Dust Control in the Coachella Valley (Rule 403 and 403.1). The plan will include methods to prevent sediment track-out onto public roads, prevent visible dust emissions from exceeding a 20-percent opacity, and prevent visible dust emissions from extending more than 100 feet (vertically or horizontally from the origin of a source) or crossing any property line. The most widely used measures include proper construction phasing, proper maintenance/cleaning of construction equipment, soil stabilization, installation of track-out prevention devices,and wind fencing. As demonstrated in the emissions estimates, project-related short-term construction and long-term operational emissions are not expected to exceed the daily thresholds of significance established by SCAQMD for ozone precursors, such as NOx and ROG/VOC. By complying with the adopted thresholds, the proposed development is also complying with the overall attainment strategies reflected in the 2016 AQMP. Less than significant impacts are anticipated. d) Less than Significant Impact. Sensitive receptors are facilities or land uses that include members of the population that are particularly sensitive to the effects of air pollutants, such as children, the elderly, and people with illnesses. Land uses considered by the SCAQMD to be sensitive receptors include residential, long-term health care facilities, schools, rehabilitation centers, playgrounds, convalescent centers, child-care centers, retirement homes, and athletic facilities among others. The project occurs in a locale that includes neighboring residential uses within the Palm Desert Country Club deemed sensitive receptors. The project's future residents would also be deemed a sensitive receptor. During construction, the project is expected to produce temporary and localized emissions, which based on the Air Quality Study's modeling results would not exceed the SCAQMD mass thresholds of significance. As previously discussed, the project applicant is required to comply with Chapter 24.12 (Fugitive Dust (PMIO) Control) of the City of Palm Desert Municipal Code by preparing a project-specific dust control plan. The plan will outline required activities and best management practices for preventing or reducing temporary emissions from reaching any substantial concentrations. Examples of best available dust control measures include constructing a temporary fence with wind screen to prevent propagation of emissions, utilizing properly maintained equipment, maintaining stabilized soil, and constructing track-out prevention devices at construction access points. These standard practices are consistent with the SCAQMD Rule 403 and 403.1 and the Coachella Valley Best Available Control Measures (CVBACM), as identified in the SCAQMD publication Coachella Valley Fugitive Dust Control Handbook. Fugitive dust control measures that are required to comply with the City Municipal Code are generally not considered mitigation by the SCAQMD. Similarly, compliance with applicable SCAQMD Rules and Regulations is not considered mitigation by the SCAQMD. During the life of the project, activities and operations related to the proposed project is not expected to generate emissions concentrations that exceed the SCAQMD mass thresholds. The traffic generated by the proposed project along the existing local roads and on the proposed private driveways, would not contribute 15 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 16 significantly to an increase in the frequency or severity of violations of the ambient air quality standards or sensitive receptors in the project vicinity. Less than significant impacts are anticipated. e) Less than Significant Impact. Objectionable odors can be associated with toxic or non-toxic emissions. While offensive odors seldom cause physical harm, they can be unpleasant and lead to considerable annoyance and distress among the public. The SCAQMD has compiled a list of facilities and operations that tend to produce offensive odors. Examples of such facilities that commonly generate odors include wastewater treatment plants, sanitary landfills, composting/green waste facilities, recycling facilities, petroleum refineries, chemical manufacturing plants, painting/coating operations, rendering plants, and food packaging facilities. Certain facilities, land uses and populations are considered more likely to experience concern over odors. These include retirement homes, residences, schools,playgrounds, child-care centers, and athletic facilities among others. The proposed project is not expected to generate objectionable odors during any of the phases of construction or at project buildout. The proposed project has the potential to result in short term odors associated with asphalt paving and use of construction equipment. Such odors would be detectable in localized areas be quickly dispersed below detectable thresholds as distance from the construction site increases. Therefore, impacts from objectionable odors are expected to be less than significant. The proposed residential project is not located near any facility known to generate objectionable odors and the proposed residential development will not introduce facilities that would generate objectionable odors affecting a substantial number of people. The future residential uses would involve minor, odor-generating activities, such as backyard barbeque smoke, lawn mower exhaust, and application of exterior paints from home improvement activities. These types and concentrations of odors are typical of residential communities and will be subject to restrictions established in the community association. Therefore, less than significant impacts are anticipated. Mitigation:None required 16 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 17 4. BIOLOGICAL RESOURCES--Would the project: Potentially Less Than Less Than No Significant Significant with Significant Impact Impact Mitigation Impact Incorporation a)Have a substantial adverse effect,either directly or through habitat modifications,on any species identified as a candidate,sensitive,or special status species in local or ❑ ® ❑ ❑ regional plans,policies,or regulations,or by the California Department of Fish and Wildlife or U.S.Fish and Wildlife Service? b)Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans,policies,and regulations or by the ❑ ❑ ❑ California Department of Fish and Wildlife or US Fish and Wildlife Service? c)Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act(including,but not limited to,marsh,vernal pool, ❑ ❑ ® ❑ coastal,etc.)through direct removal,filling,hydrological interruption,or other means? d)Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, ❑ ❑ ® ❑ or impede the use of native wildlife nurser sites? e)Conflict with any local policies or ordinances protecting biological resources,such as a tree preservation ❑ ❑ ❑ policy or ordinance? f)Conflict with the provisions of an adopted Habitat Conservation Plan,Natural Community Conservation Plan,or other approved local,regional,or state habitat ❑ ❑ ❑ conservationplan? a) Less than Significant. The subject property consists of the former 9-hole Executive golf course within the existing Palm Desert Country Club. The golf course now sits vacant with dried vegetation and palm trees and is surrounded by residential development on all sides. The projects prior use as a golf course does not provide the conditions that would support natural vegetation communities, or habitat that would include the presence of plant or animal species given special status by government agencies. Furthermore, the project site is not identified in an area for sensitive species per the City of Palm Desert 2016 General Plan EIR. The property is within the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), which outlines policies for conservation of habitats and natural communities. The project site is not located within the CVMSHCP Conservation Area and there are no known significant biological resources on the project site. However, the project site may be suitable habitat for the burrowing owl. The burrowing owl is a protected in the United States by the Migratory Bird Treaty Act of 1918. Since burrowing owls could take up residence at any time, a focused burrowing owl survey should be conducted not more than 30-days prior to site disturbance. Therefore, the project would not have a substantial adverse impact on candidate, sensitive, or special status species. The project will comply with all required plan provisions and pay the required mitigation fee in conformance with the CVMSHCP. Less than significant impacts are expected, following the recommended mitigation listed below. Mitigation Measure: BI0-1: The project proponent shall ensure that a burrowing owl clearance survey is performed not more than 30-days prior to project site disturbance (grubbing, grading and construction). If an active burrow is found during the clearance survey a biological monitor shall be placed onsite during ground disturbance. 17 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 18 Responsible Party: City Planning Staff,Project Developer Schedule: 30-days prior to grading and all other ground disturbing activities. b) No Impact. The property does not contain nor is it adjacent to any riparian habitat or other sensitive natural community identified in local or regional plans, polices, and regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Services. The site has been previously disturbed and utilized as a golf course in a fully urbanized residential community. Because the Project would disturb more than one acre, temporary construction activities associated with these improvements would be subject to National Pollutant Discharge Elimination System (NPDES) requirements to ensure that required construction site best management practices are implemented to reduce off-site impacts. The Project applicant will also be required to develop and implement a Project-Specific Water Quality Management Plan (WQMP) to comply with the most current standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff and the Whitewater River Watershed MS4 Permit. The plan will be reviewed and approved by the City of Palm Desert. The Project-Specific WQMP involves a detailed strategy of site design, source controls, treatment controls and on-going maintenance measures to address post-construction runoff quality and quantity. Such compliance and implementation protects the receiving waters and avoids project violations to the established water quality standards and waste discharge requirements. The quality and quantity of runoff generated by the Project will be required to be controlled, preventing impacts to any downstream resources. This topic is further discussed within the Hydrology and Water Quality Section of this document. As a result of the absence of significant wash or riparian vegetation, absence of sensitive plant species and absence of sensitive animal species,no impacts to desert wash or riparian habitats are expected. c) Less than Significant Impact. The project site has been fully impacted by its former use as a golf course and does not contain, nor is adjacent to, federally protected wetlands, marshes or other drainage features. No blue-line stream corridors (streams or dry washes) are shown on U.S. Geological Survey maps for the Project site nor are there botanical indicators of such corridors. As a result, implementation of the Project would not result in the direct removal, filling or other hydrological interruption to any of these resources. The proposed on-site storm drain improvements shall include facilities to prevent the direct discharge and hydro- modification impacts of runoff to any adjacent land. A Project Specific Water Quality Management Plan (WQMP) is expected to be prepared to ensure that the Project does not contribute pollutants of concern in any Project storm runoff.Therefore less than significant impacts are expected. d) Less than Significant Impact. No migratory wildlife corridors or native wildlife nursery sites are found on the project or adjacent properties. As previously discussed,the project site formerly operated as a 9-hole golf course and has been heavily impacted by recreational use and is completely surrounded on all sides by single family development. The project area is currently vacant with dried vegetation and Palm Trees. The recent drought and water restrictions have made it problematic to maintain the upkeep of the landscape to current standards. The project site is not located near any existing drainages that would support wildlife corridors nor is it located in a known wildlife corridor. Therefore,the proposed project will not interfere with movement of any native resident or migratory fish or wildlife species or impede a wildlife nursery and no impacts are expected. e, f)No Impact. As discussed throughout this document,the project site will utilize the former 9-hole golf course for the development of 69 condominium homes. Remnants of the golf course are visible and consist of gentle mounds and slopes with scattered mature trees. Portions of concrete paths also remain on-site. Due to the age of the existing trees and the amount of grading necessary for project implementation, the trees currently on- site will be removed and recycled at a green waste facility. The project lies within the boundary of the CVMSHCP which outlines policies for conservation of habitats and natural communities and is implemented 18 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 19 by the City of Palm Desert. The project site is not located within a Conservation Area under this plan and there are no known significant biological resources on the project site. The CVMSHCP implements a habitat mitigation fee for new development to support the acquisition of conservation lands. Therefore, the proposed project will comply with all required plan provisions and pay the required mitigation fee in conformance with the CVMSHCP and City Ordinance. Additionally, the proposed project will not conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance and no impacts are anticipated. 19 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 20 Potentially Less Than Less Than 5.CULTURAL RESOURCES--Would the Significant Significant Significant No project: Impact with Mitigation Impact Impact p incorporation p a)Cause a substantial adverse change in the significance of a historical resource as defined in ❑ ❑ ❑ §15064.5? b)Cause a substantial adverse change in the significance of an archaeological resource pursuant ❑ ® ❑ ❑ to§ 15064.5? c)Directly or indirectly destroy a unique paleontological resource or site or unique geologic ❑ ❑ ® ❑ feature? d)Disturb any human remains,including those ❑ ❑ ® ❑ interred outside of formal cemeteries? a) No Impact.The proposed project site was completely developed in the past as a 9-hole executive golf course and has since been allowed to go fallow. Currently, there are no buildings on the project site; the last remnants of the former golf course are hard surface areas such as golf cart paths. Presently, the project site does not contain any structures or features that could be deemed as significant historical resources. Thus, the proposed project is not expected to cause substantial adverse change in the significance of a historical resource as defined in California Code of Regulations §15064.5. As defined by CEQA §15064.5 (b), "substantial adverse change in the significance of a historical resource means physical demolition, destruction, relocation,or alteration of the resource or its immediate surroundings such that the significance of a historical resource would be impaired".Therefore,no impacts to historical resources are anticipated. b) Less than Significant Impact with Mitigation. Archaeological resources are described as cultural resources, such as structures or objects that provide evidence to past human activity. They are important for scientific, historic, and or religious reasons to cultures, communities, groups or individuals. The project proposes to repurpose an existing 9-hole golf course with 69-single family condominium units located on approximately 29 acres currently a part of the Palm Desert Country Club. The Coachella Valley has a rich history of Native American settlement. Per the 2016 City of Palm Desert General Plan EIR, Technical Background, the City of Palm Desert is situated within a region historically occupied by the Native Americans know as the Cahuilla. Cahuilla Villages were usually located in canyons or on alluvial fans near a source of accessible water. The proposed Project would be developed in an urbanized area of the City and the site is heavily disturbed from its former use as golf course. It is surrounded by development on all sides; however,there are no buildings or structures on the golf course. It is possible that archaeological resources associated with the site may be buried under the golf course and under sidewalks and golf cart paths. Therefore,it is recommended a qualified archaeological monitor and Tribal monitor be on site during all ground disturbing activities. Less than significant impacts are expected following the recommended mitigation measures. Mitigation Measure: CR-1: The presence of a qualified Archaeologist shall be required during all project related ground disturbing activities that penetrate into undisturbed native soils. In the event that potentially significant archaeological materials are discovered, all work must be halted in the vicinity of the archaeological discovery until a qualified archaeologist can visit the site of discovery and assess the significance of the find, and its potential eligibility for listing in the California Register of Historical Resources (CRHC). The archaeologist will be required to provide copies of any studies or reports to the Eastern Information Center for the State of California located at the University of California Riverside. CR-2: The Project applicant shall ensure the presence of an approved Native American Cultural Resource Monitor during any ground disturbing activities(including archaeological testing and surveys). Should buried 20 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 21 cultural deposits be encountered, the monitor may request that destructive construction halt and the monitor shall notify a qualified archaeologist(Secretary of the Interior's Standards and Guidelines)to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Office and the Agua Caliente Tribal Historic Preservation Office. The archaeologist will be required to provide copies of any studies or reports to the Eastern Information Center for the State of California located the University of Riverside and the Agua Caliente Tribal Historic Preservation Office (THPO) for permanent inclusion in the Agua Caliente Cultural Register. Responsible Party: City Planning Staff,Project Developer Monitoring: Qualified Archaeologist and Native American Cultural Resource Monitor Schedule: During grading and all other ground disturbing activities. c) Less than Significant Impact. Paleontological resources are fossilized remains of plants, animals and associated deposits. The lakebed of Holocene Lake Cahuilla has produced many paleontological resources generally containing freshwater mollusks of Holocene age. Per the Riverside County Land Information System, the property is recognized as having low potential for Paleontological Sensitivity. Areas recognized for having low potential have a reduced likelihood for containing significant non-renewable paleontological resources, including vertebrate or significant vertebrate fossils. Therefore, less than significant impacts to Paleontological resources are expected. d) Less than Significant Impact. The project is not expected to affect any human remains, including those interred outside of formal cemeteries. As previously discussed, the site has been previously disturbed and formerly utilized as a golf course. Pursuant to Section 7050.5 of the California Health and Safety Code and CEQA Guidelines §15064.5, state law requires that in the event of discovery or recognition of any human remains located anywhere other than a dedicated cemetery,there shall be no further excavation or disturbance of the site, or any nearby area until the County Coroner has examined the remains. If the coroner determines that the remains are not recent and may be Native American, in accordance with Public Resource Code 5097.94, the coroner will notify the Native American Heritage Commission (NAHC) within 24 hours of the find.Therefore,the project will comply with State law and less than significant impacts relative to human remains are expected. 21 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 22 6.GEOLOGY AND SOILS--Would the project: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Expose people or structures to potential substantial adverse effects,including the risk of loss,injury,or death involving: i)Rupture of a known earthquake fault,as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State ❑ ❑ ® ❑ Geologist for the area or based on other substantial evidence of a known fault?Refer to Division of Mines and Geology Special Publication 42. ii)Strong seismic ground shaking? ❑ ❑ ® ❑ iii)Seismic-related ground failure,including ❑ ❑ ® ❑ liquefaction? iv)Landslides? ❑ ❑ ® ❑ b)Result in substantial soil erosion or the loss of ❑ ❑ ® ❑ topsoil? c)Be located on a geologic unit or soil that is unstable,or that would become unstable as a result of the project,and potentially result in on-or off- ❑ ❑ ® ❑ site landslide,lateral spreading,subsidence, liquefaction or collapse? d)Be located on expansive soil,as defined in Table 18-1-B of the Uniform Building Code(1994), ❑ ❑ ❑ ID creating substantial risks to life or property? e)Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater ❑ ❑ ❑ disposal systems where sewers are not available for the disposal of wastewater? Sources: "Geotechnical Investigation,"prepared by Sladden Engineering,April 2005;Geotechnical Investigation Update Letter,"prepared by Sladden Engineering,May 2016;2016 Palm Desert General Plan a) i. No Impact. This site is not located within an Alquist-Priolo Fault Zone, nor are there active faults located on-site. According to the Geotechnical Investigation the site is located within approximately 7.5 to 9.5 kilometers of the San Andreas Fault system. Impacts associated with fault rupture on the project site are not expected. ii. Less than Significant Impact. Strong ground shaking is the geologic hazard that has the greatest potential to severely impact the Palm Desert planning area. Major faults in the region, such as the San Andreas and San Jacinto faults,have the potential to produce strong seismic shaking in Palm Desert and its vicinity. According to the 2016 Palm Desert General Plan, the most recent earthquake in the Coachella Valley recorded a 7.1 magnitude of 7.1 on October 16, 1999. All structures in the planning area will be subjected to this shaking, and could be seriously damaged if not properly designed. The proposed project will result in habitable structures,thus increasing the exposure of people to risks associated with strong seismic ground shaking. The City requires that all new construction meet the standards of the Uniform Building Code for Seismic Zone 4. In addition, the development recommendations set forth in the site specific Geotechnical Investigation and Update Letter prepared by Sladden Engineering will ensure the geotechnical feasibility and safety of the proposed project. All plans will be reviewed and approved by the City to ensure compliance with construction standards. These requirements are designed to reduce impacts related to strong ground shaking to less than significant levels. 22 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 23 iii. Less than Significant Impact. The California Geological Survey, referenced in the 2016 Palm Desert General Plan indicates the project site is located in an area of low susceptibility relative to liquefaction. The Geotechnical Investigation indicates that groundwater is expected to be in excess of 100 feet below the existing ground surface in the vicinity of the site. Because of the depth to groundwater, specific liquefaction analyses were not performed during the geotechnical investigation and were not deemed necessary. Based upon the depth to groundwater the potential for liquefaction and the related surficial effects of liquefaction impacting the site are considered negligible. Adherence to the standard design requirements for seismic zone 4 will ensure impacts related to liquefaction are reduced to less than significant levels. iv. Less than Significant Impact. Figure 8.2 in the 2016 City of Palm Desert General Plan indicates that potential landslide hazard is primarily located in hillsides or mountainous areas of the southernmost or northernmost portions of the City. The project is located in a central area of the City that is designated as having"low to none susceptibility of being impacted by rock falls and landslides." The areas of the proposed project are largely characterized by gently rolling topography associated with the decommissioned executive golf course. Impacts are anticipated to be less than significant. d) Less than Significant Impact. According to the 2016 Palm Desert General Plan (Figure 8-3) the project is located in an area with a Very Severe Wind Erosion Hazard designation. The project will involve ground disturbance, which has the potential to increase soil erosion. The project contractor will be required to implement a PM10 Fugitive Dust Control Plan per SCAQMD Rule 403.1 that is submitted and reviewed as part of the grading permit process to minimize potential impacts caused by blowing dust and sand during construction. Procedures set forth in said plan will ensure that potential erosion is controlled during the construction process. Once completed, the project area will consist of stabilized surfaces, which will resist erosion and protect improvements. Implementation of this standard condition will work to reduce wind-borne erosion. Additionally the proposed project planning areas are completely enclosed within the existing Palm Desert Country Club which offers protection from wind impacts. See Air Quality section of this document for further discussion. Less than significant impacts are anticipated. c) Less than Significant Impact. The potential for ground subsidence is a regional issue that could possibly impact the City of Palm Desert. The City is proactively mitigating subsidence by supporting the proper management of groundwater supplies, creating water conservation programs, encouraging water recycling, and educating the public. In addition, building and seismic code requirements assure that the potential impact associated with ground subsidence is reduced to less than significant levels through site preparation techniques such as ground compaction to ensure site soils are stable. Compliance with the project specific Geotechnical Investigation and Update Letter as well as Standard Conditions relative to grading activities will work to reduce impacts to less than significant. d) No Impact. According to the Geotechnical Investigation sub-surface soil encountered throughout the area was found to be non-expansive. Laboratory testing indicated that project soils are in the"very low"expansion category in accordance with UBC standards. Less than significant impacts are anticipated. e) No Impact. The proposed project is surrounded by urbanized development within the City. The proposed project will be required to connect to sanitary sewer lines in the area and no septic systems will be permitted. No impact is expected. Mitigation: None required 23 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 24 Potentially Less Than Less Than No 7. GREENHOUSE GAS EMISSIONS--Would Significant Significant Significant Impact the project: Impact with Mitigation Impact Incorporation a)Generate greenhouse gas emissions,either directly or indirectly,that may have a significant ❑ ❑ ® ❑ impact on the environment? b)Conflict with an applicable plan,policy or regulation adopted for the purpose of reducing the ❑ ❑ ® ❑ emissions of greenhouse gases? a-b) Less than Significant Impact. Greenhouse Gas (GHG) is a gaseous compound in the earth's atmosphere that is capable of absorbing infrared radiation,thereby trapping and holding heat in the atmosphere. Common greenhouse gases in the earth's atmosphere include: water vapor, carbon dioxide (CO2), methane (CH4), nitrous oxide (N20), ozone, and to a lesser extent chlorofluorocarbons. Carbon dioxide is the main GHG thought to contribute to climate change. In response to growing concern for long-term adverse impacts associated with global climate change, California's Global Warming Solutions Act of 2006 (AB 32) requires California Air Resource Board (CARB)to reduce statewide emissions of greenhouse gases to 1990 levels by 2020. In 2016, Governor Jerry Brown signed Senate Bill 32 (SB32) that requires California to reduce GHG emissions to 40 percent below 1990 levels by 2030. The California Emissions Estimator Model (CaIEEMod Version 2016.3.1); was utilized to estimate the operational air pollutant emissions and the greenhouse gas emissions that would result from the implementation of the proposed Project. These GHG emissions would occur as a result of project-related area sources, energy usage, mobile sources, solid waste disposal, water usage, and wastewater treatment. Area sources include: natural gas combustion (for cooking and space and water heating); landscaping equipment; consumer products and cleaning supplies; and the reapplication of architectural coatings for routine maintenance. As shown in Table VII-1,the project is expected to would result in 1,017.669 CO2e per year. Table VII-1 Greenhouse Gas Annual Emissions Summary Emissions(metric tons per year) Emission Source CO2 CH4 N20 Total CO2E Area 2.2946 8.4000e-004 3.000Oe-005 2.3237 Energy 233.1504 7.4200e-003 2.9700e-003 234.2204 Mobile Sources 763.7995 1 0.0509 10.0000 1 765.0727 Waste 4.5101 10.2665 10.0000 11.1735 Water Usage 1.1245 0.1172 2.7700e-003 14.8789 Total CO2E(All Sources) 1,017.669 Source:CalEEModTM output. Note:Totals obtained from CaIEEMod and may not total 100%due to rounding. However, there is currently no statewide adopted threshold for GHG emissions for residential or commercial sector projects to date. Additionally,the City of Palm Desert has adopted an Environmental Stability Plan and Greenhouse Gas Inventory as a systematic approach to lessening GHG emissions. Chapter 4.4 of the 2016 General Plan EIR, analyzes GHG effects associated with the General Plan build-out and identifies Policies and Actions to be implemented to reduce GHGs (page 4.4-6 through 4.4-14), as such, the project will be constructed with all current and applicable building codes and Title 24 standards. Statewide programs will further reduce GHG emissions, such as, water use efficiency, recycling, and energy efficient appliances. The project is not expected to contribute significant GHG emissions to the environment and will not conflict with 24 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 25 the plan and policies established under Assembly Bill 32, Senate Bill 375 or Senate Bill 97. Less than significant impacts are expected. Mitigation:None required 25 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 26 Potentially Less Than Less Than No 8.HAZARDS AND HAZARDOUS MATERIALS-- Significant Significant Significant Impact Would the project: Impact with Mitigation Impact Incorporation a)Create a significant hazard to the public or the environment through the routine transport,use,or ❑ ❑ ® ❑ disposal of hazardous materials? b)Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous ❑ ❑ ® ❑ materials into the environment? c)Emit hazardous emissions or handle hazardous or acutely hazardous materials,substances,or waste within ❑ ❑ ❑ one-quarter mile of an existing or proposed school? d)Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and,as a result, ❑ ❑ ❑ ED would it create a significant hazard to the public or the environment? e)For a project located within an airport land use plan or,where such a plan has not been adopted,within two miles of a public airport or public use airport,would the ❑ ❑ ❑ project result in a safety hazard for people residing or working in the project area? f)For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people ❑ ❑ ❑ residing or working in the project area? g)Impair implementation of or physically interfere with an adopted emergency response plan or emergency ❑ ❑ ® ❑ evacuation plan? h)Expose people or structures to a significant risk of loss,injury or death involving wildland fires,including where wildlands are adjacent to urbanized areas or where ❑ ❑ ® ❑ residences are intermixed with wildlands? a,b) Less than Significant Impact: The Code of Federal Regulations(CFR Title 40, Part 261)defines hazardous materials based on ignitability, reactivity, corrosivity, and/or toxicity properties. The State of California defines hazardous materials as substances that are toxic, ignitable or flammable, reactive and/or corrosive, which have the capacity of causing harm or a health hazard during normal exposure or an accidental release. As a result, the use and management of hazardous or potentially hazardous substances is regulated under existing federal, state and local laws. Hazardous wastes require special handling and disposal methods to reduce their potential to damage public health and the environment. Manufacturer's specifications also dictate the proper use, handling,and disposal methods for the specific substances. Construction of the proposed project is expected to involve the temporary management and use of oils, fuels and other potentially flammable substances. The nature and quantities of these products would be limited to what is necessary to carry out construction of the project. Some of these materials would be transported to the site periodically by vehicle and would be stored in designated controlled areas on a short-term basis. When handled properly by trained individuals and consistent with the manufacturer's instructions and industry standards, the risk involved with handling these materials is considerably reduced. The Contractor will be required to identify a staging area for storing materials and equipment, and will be required to implement best management practices to assure that impacts are minimized and that any minor spills are immediately and properly remediated. 26 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 27 To prevent a threat to the environment during construction, the management of potentially hazardous materials and other potential pollutant sources will be regulated through the implementation of control measures required in the Storm Water Pollution Prevention Plan (SWPPP) for the project. The SWPPP requires a list of potential pollutant sources and the identification of construction areas where additional control measures are necessary to prevent pollutants from being released on-site or into the surroundings. Best management practices are necessary for Material Delivery and Storage; Material Use; and Spill Prevention and Control. These measures outline the required physical improvements and procedures to prevent impacts of pollutants and hazardous materials to workers and the environment during construction. For example all construction materials, including paints, solvents, and petroleum products, must be stored in controlled areas and according to the manufacturer's specifications. In addition,perimeter controls(fencing with wind screen), linear sediment barriers (gravel bags, fiber rolls, or silt fencing), and access restrictions (gates) would help prevent temporary impacts to the public and environment. With such standard measures in place, less than significant impacts are anticipated during construction. Activities in the proposed homes are expected to involve the presence and transport of chemicals for household and facilities maintenance. These will occur in limited quantities and are not expected to represent a potentially significant impact. The proposed residential activities are not expected to involve the routine transport, use or disposal of hazardous materials in quantities or conditions that would pose a hazard to public health and safety or the environment. The project also does not include facilities with foreseeable risk of accident conditions involving the release of hazardous materials into the environment. Less than significant impacts are anticipated. c) No Impact. The project site is not located within '/4 mile of an existing or proposed school. The nearest school to the project site is the Gerald Ford Elementary School located approximately 0.6 miles southeast of the project site. The nature of the project would not involve the use or handling of hazardous substances in quantities or conditions that would result in the release of hazardous emissions, materials or waste. No impacts to schools are anticipated. d) No Impact. Record searches on the project property were performed within multiple database platforms compiled pursuant to Government Code 65962.5 and its subsections. The resources consulted included GeoTracker,EnviroStor and the EPA Enforcement and Compliance History Online(ECHO). GeoTracker is a database maintained by the State of California Water Resources Control Board that provides online access to environmental data. It serves as the management system for tracking regulatory data on sites that can potentially impact groundwater, particularly those requiring groundwater cleanup and permitted facilities,such as operating underground storage tanks and land disposal sites. EnviroStor is a database maintained by the State of California Department of Toxic Substances Control (DTSC). The EnviroStor database identifies sites with known contamination or sites for which there may be reasons to investigate further. It includes the identification of formerly contaminated properties that have been released for reuse; properties where environmental deed restrictions have been recorded to prevent inappropriate land uses; and risk characterization information that is used to assess potential impacts to public health and the environment at contaminated sites. Moreover, the ECHO database focuses on inspection, violation, and enforcement data for the Clean Air Act (CAA), Clean Water Act (CWA) and Resource Conservation and Recovery Act (RCRA) and also includes Safe Drinking Water Act(SDWA)and Toxics Release Inventory(TRI)data. In June of 2016, a search was performed on all three database platforms. The search results did not identify any records or sites in connection with the project property. The GeoTracker and EnviroStor database results did not identify any Leaking Underground Storage Tank(LUST)Cleanup Sites,Land Disposal Sites,Military Sites, DTSC Hazardous Waste Permits, DTSC Cleanup Sites, or Permitted Underground Storage Tanks on or 27 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 28 around the project property. From the three database platforms, the nearest registered facilities include a permitted underground storage tank (UST) associated with a maintenance yard for the Indian Wells Golf Resort.This facility is located approximately 1,000 feet away from the project.No impacts are anticipated. e,f)No Impact. The project is not located near an existing airport or airport land use plan or in the vicinity of a private airstrip. The nearest airport facility to the project is the Bermuda Dunes Airport, located approximately 2.3 miles to the northwest.No impacts are anticipated. g) Less than Significant Impact. The Safety Element of the City's 2016 General Plan is designed to address concerns regarding the City's capability to respond to potential natural or man-made disasters and establishes goals, policies and programs to ensure effective response. The proposed project will be developed within an existing residential community. The proposed private driveways will not result in changes to the City's existing streets or circulation pattern. The proposed project site design will be reviewed by the Palm Desert Fire Department for compliance with project-specific emergency access, water pressure and similar requirements as a routine aspect of the City of Palm Desert's design review process. Therefore, emergency access and evacuation of the site will not be impaired by project development. Less than significant impacts are anticipated. h) Less than Significant Impact. The site is surrounded by developed lands on all sides. There are no hillsides in the vicinity.The project will not expose people or structures to wildland fire hazards.No impact will occur. Mitigation:None required 28 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 29 9. HYDROLOGY AND WATER QUALITY-- Potentially Less Than Less Than No Would the project: Significant Significant with Significant Impact Impact Mitigation Impact Incorporation a)Violate any water quality standards or waste ❑ ❑ ® ❑ -discharge requirements? b)Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e.g.,the production rate of pre-existing nearby wells would drop ❑ ❑ ® ❑ to a level which would not support existing land uses or Tanned uses for which permits have been ranted)? c)Substantially alter the existing drainage pattern of the site or area,including through the alteration of the course of a stream or river,in a manner,which would ❑ ❑ ® ❑ result in substantial erosion or siltation on-or off-site? d)Substantially alter the existing drainage pattern of the site or area,including through the alteration of the course of a stream or river,or substantially increase the rate or amount of surface runoff in a manner,which ❑ ❑ ® ❑ would result in flooding on-or off-site? e)Create or contribute runoff water which would exceed the capacity of existing or planned stormwater ❑ ❑ ® ❑ drainage systems or provide substantial additional sources of polluted runoff? f)Otherwise substantially degrade water quality? ❑ ❑ ® ❑ g)Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood ❑ ❑ ❑ Insurance Rate Map or other flood hazard delineation -map? h)Place within a 100-year flood hazard area structures, ❑ ❑ ❑ ID which would impede or redirect flood flows? i)Expose people or structures to a significant risk of loss,injury or death involving flooding,including ❑ ❑ ❑ -flooding as a result of the failure of a levee or dam? j)Inundation by seiche,tsunami,or mudflow? ❑ ❑ ❑ a) Less than Significant Impact. The Clean Water Act(CWA)of 1972 establishes regulations pertaining to the discharge of pollutants to waters of the U.S. from point sources. Subsequent amendments to the CWA in 1987 established a framework for regulating non-point source stormwater discharges under the National Pollutant Discharge Elimination System (NPDES). Presently in the State of California, the State Water Resources Control Board(SWRCB)and nine California Regional Water Quality Control Boards (RWQCBs)administer the regulation, protection and administration of water quality pursuant to the NPDES. Their regulations encompass storm water discharges from construction sites, municipal separate storm sewer systems (MS4s), and major industrial facilities. The proposed Project is located within the Whitewater River Watershed in the Colorado River Region (Region 7). The City of Palm Desert is a Permittee of the Whitewater River Watershed MS4(Municipal Separate Storm Sewer System). The proposed residential development is required to comply with these existing regulations. The proposed project will result in temporary and permanent disturbance in an area greater than one acre. Therefore, the developer must comply with the State's most current Construction General Permit (CGP) (Order No. 2009-0009-DWQ as amended by 2010-0014-DWQ and 2012-0006-DWQ). Compliance with the CGP involves the development and implementation of a project-specific Stormwater Pollution Prevention 29 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 30 Plan (SWPPP) designed to reduce potential adverse impacts to surface water quality during the period of construction. The required plan will identify the locations and types of construction activities requiring best management practices (BMPs) and other necessary compliance measures to prevent soil erosion and stormwater runoff pollution. The plan will also identify the limits of allowable construction-related disturbance to prevent any off-site exceedances or violations. Based on the project location and setting, the SWPPP is expected to identify temporary sediment track-out prevention devices at each construction entrance/exit point to prevent sediment track-out, damage, and fugitive dust emissions. Linear sediment barriers would be installed along the construction area perimeter as necessary to prevent erosion or sedimentation impacts on surrounding properties. The existing storm drain inlets would be protected to prevent discharge of sediment or pollutants into the existing storm drain system. Moreover, construction activities would also be subject to good site housekeeping requirements pertaining to street sweeping,proper waste management,proper material handling and storage. During construction, the project will also be required to comply with South Coast Air Quality Management District's(SCAQMD)Rule 403 and 403.1,which prompt the requirement for preparation and implementation of a Fugitive Dust (PM10) Control Plan. Although implementation of the Fugitive Dust Control Plan largely pertains to air quality, it also helps prevent violation of water quality standards or waste discharge requirements through the requirement of soil stabilization measures to prevent sediment erosion and track out. The concurrent implementation of the required SWPPP and Dust Control Plan plans will prevent the potential construction-related impacts to water quality at the site and its surroundings, therefore resulting in less than significant impacts. The Project proponent has been required to develop a Project-Specific Water Quality Management Plan (WQMP) to comply with the most current standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff and the Whitewater River Watershed MS4 Permit and with the City's Water Quality Ordinance (Palm Desert Municipal Code, Title 24.20) by preventing the off-site discharge and transport of potential pollutants associated with project runoff. The Project-Specific WQMP, currently in a preliminary form, identifies a strategy of site design, source controls, and treatment controls with a component of maintenance and monitoring to address post-construction runoff quality and quantity. The Project site plan is designed with an on-site stormwater retention system that during the life of the project will comply with the City's Water Quality Ordinance (Palm Desert Municipal Code, Title 24.20) by preventing the discharge and transport of potential pollutants associated with the Project. The Project proponent will be required to develop and implement a Project-Specific Water Quality Management Plan (WQMP) to comply with the most current standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff and the Whitewater River Watershed MS4 Permit. The Project-Specific WQMP will identify a strategy of site design, source controls, and treatment controls with a maintenance and monitoring program that throughout the life of the project will address post-construction runoff quality and quantity. The site plan, grading design, storm drain design, and retention basin features of the project that are factored in the Project-Specific WQMP development. Less than significant impacts are anticipated. b) Less than Significant Impact. Groundwater is the primary source of domestic water supply in the Coachella Valley. The project area and City of Palm Desert are underlain by the Whitewater River subbasin, which forms part of the Coachella Valley groundwater basin. The Whitewater River subbasin underlies a major portion of the Coachella Valley floor and is shared and managed by the Coachella Valley Water District (CVWD), Desert Water Agency(DWA), Myoma Dunes Mutual Water Company, and the cities of Indio and Coachella. The project site and City of Palm Desert are within the service area of the Coachella Valley Water District(CVWD),which is the largest provider of potable water in the Coachella Valley. Local groundwater resources are managed under the 2015 adopted CVWD Urban Water Management Plan (2015 UWMP) Final Report, dated July 1, 2016. The 2015 UWMP serves as a planning tool that documents 30 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 31 actions in support of long-term water resources planning and ensures adequate water supplies are available to meet the existing and future urban water demands. Page 6-6 of the 2015 UWMP indicates that the Coachella Valley groundwater basin historically has been in a state of overdraft, which occurs when the outflows (demands) exceed the inflows (supplies) to the groundwater basin over a period of time. To address this condition, the water management strategies have combined water conservation measures with groundwater replenishment facilities to stabilize the groundwater levels and eliminate the overdraft. Artificial replenishment, or recharge, is recognized by the water districts as one of the most effective methods available for preserving local groundwater supplies, reversing aquifer overdraft and meeting demand by domestic consumers. According to the CVWD web site on Ground Replenishment and Imported Water, the CVWD and DWA groundwater replenishment program has percolated 650 billion gallons of water back into the aquifer to date. Local replenishment efforts have also been coupled with a reduction in demand through improved water efficiency use in homes, yards, gardens, and businesses. The Project is required to conform to the local strategies and policies set forth by CVWD. Page 134 of the Public Utilities & Services section of the 2016 General Plan includes Goal 1, which pertains to stormwater management system that leads to clean water, basin recharge, and increased water retention. Policies 1.1 through 1.13 under Goal 1 identify the preferred stormwater management strategies that promote groundwater recharge, including a preference for on-site retention, infiltration and low impact development. As demonstrated in the Preliminary Hydrology Report and Water Quality Management Plan, the Project's stormwater management design includes a system of retention basins designed to collect and infiltrate stormwater runoff resulting from the controlling 100-year event. As such, the entire volume of stormwater runoff generated on-site and in its tributary areas up to the 100-year event will be percolated on-site, contributing to groundwater recharge. This information is provided in the Project-Specific Water Quality Management Plan (WQMP), which is required to comply with the most current standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff and the Whitewater River Watershed MS4 Permit and is subject to review and approval by the City prior to issuance of a grading permit. Furthermore, the proposed development will be expected to implement water conservation measures to reduce impacts to public water supplies. These measures include low-flow plumbing fixtures, drought-tolerant(native) outdoor landscaping, and water-efficient irrigation systems. The project site design is not expected to interfere with groundwater recharge conditions and impacts on groundwater supplies and recharge are expected to be less than significant. c,d) Less than Significant Impact.The Project area does not have any existing natural drainage patterns, such as a stream or river that would be affected through an alteration, increase in runoff, erosion or siltation, on- or off-site. Presently,the pattern of runoff in each project area is governed by the previously graded features that formed part of the former golf course design. With the exception of the concrete golf cart paths (hardscape), the three parcels consist of pervious cover(grass and vegetation), which helps reduce instances of erosion and runoff acceleration. In Parcel A, the pattern of runoff has a tendency to flow from east to west and towards a lower elevation point at the south-end. In Parcel B, the pattern of runoff has a tendency to flow from east to west. In Parcel C, runoff has a variable pattern with two low elevation areas on the south and north ends that attract runoff. The proposed residential project will result in alterations to the former golf course by introducing the necessary grading, structures, and utilities. The conversion of undeveloped land (pervious) to impervious surfaces (hardscape, asphalt, rooftops, etc.) would typically result in a site-specific increase in the rate and amount of surface runoff. To prevent changes to local drainage conditions (patterns, quantities, or velocities) that can potentially result in adverse erosion and sedimentation impacts, the three project areas will incorporate engineered storm drain facilities based in part on the findings of a required project-specific hydrology study. Within each project parcel,the site design, grading and storm drain improvement plans will dictate the conveyance(surface and piped flows)of stormwater runoff from impervious surfaces into multiple 31 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 32 retention areas,where infiltration will occur. Allocating multiple drainage areas will allow for the distribution of runoff in a manner that reduces the velocity, concentration, and quantity of runoff necessary to manage in any given area of the project. The proposed facilities in Parcels A and B are designed to manage only on-site stormwater runoff. The facilities in Parcel C are designed to accept on-site runoff and an additional off-site area. This off-site area is presently developed with residential uses. As a result of these improvements, the Project will not result in storm runoff discharge conditions that would impact the existing stormwater drainage system, any local drainage courses, or result in any substantial increases in the rate or amount of surface runoff.Less than significant impacts are anticipated. e,f)Less than Significant Impact. The proposed improvements in each parcel would include on-site retention basin facilities with a capacity to retain the site-specific design volume requirement. The storm drain system and retention facilities would be subject to review and approval by the City to ensure compliance with the local retention ordinance. Adhering to this ordinance will help minimize the discharge and transport of pollutants associated with the new development though the control of volume and rate of stormwater runoff. The Project proponent will be required to develop and implement a Project-Specific Water Quality Management Plan(WQMP)to comply with the most current standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff and the Whitewater River Watershed MS4 Permit. The Project- Specific WQMP will identify a strategy of site design, source controls, and treatment controls with a maintenance and monitoring program that throughout the life of the project will address post-construction runoff quality and quantity. The site plan, grading design, storm drain design, and retention basin features of the project that are factored in the Project-Specific WQMP development. Through this required compliance, the project helps prevent impacts to the local receiving waters and avoids project violations to the established water quality standards and waste discharge requirements. As a standard process for new development projects, the Project-Specific WQMP must be submitted and approved prior to the first discretionary project approval or permit. The Project-Specific WQMP also outlines the required maintenance practices necessary to ensure that the water quality facilities remain effective during the life of the project. These include a maintenance covenant, inspection and maintenance program, with regular monitoring for all proposed measures and devices. Less than significant impacts relative to the substantial degradation of water quality are expected. g,h)No Impact. The Federal Emergency Management Agency (FEMA)evaluates potential flood hazards for the City. The FEMA Flood Insurance Rate Maps (FIRMs) serve as the basis for identifying those potential hazards and determining the need for and availability of federal flood insurance. According to FIRM panel 06065C2227G, effective August 28, 2008, the entire project and its immediate surroundings are located in a Zone X, area of minimal flooding. As designed, the proposed development would not considerably alter the existing flood zone characteristics identified in the FEMA maps. Stormwater runoff generated by the project would be managed by a storm drainage system with retention facilities.The proposed improvement plans will be subject to agency review and approval and ensure that the proposed grading and drainage conditions are acceptable to the City standards. The Project is not located in an area subject to flooding by the base(100-year, 1-percent-annual-chance)flood depths designated by FEMA. Development of the project will not place housing within a 100-year flood hazard area. Neither will the project place structures within a 100-year flood hazard area, structures which would impede or redirect flood flows. Less than significant impacts are anticipated. i j) No Impact. The proposed project is not located near a levee or dam. The project site is not located near areas with the potential for inundation by seiche,tsunami,or mudflow.Therefore,no impacts are expected. Mitigation:None required 32 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 33 10.LAND USE AND PLANNING-Would the Potentially Less Than Less Than No project: Significant Significant Significant Impact Impact with Mitigation Impact Inco oration a)Physically divide an established community? ❑ ❑ ❑ b)Conflict with any applicable land use plan, policy,or regulation of an agency with jurisdiction over the project(including,but not limited to the general plan,specific plan,local ❑ ❑ ® ❑ coastal program,or zoning ordinance)adopted for the purpose of avoiding or mitigating an environmental effect? c)Conflict with any applicable habitat conservation plan or natural community ❑ ❑ ❑ conservation plan? a) No Impact. The project proposes the development of 69 condominium homes on 29 acres of the former nine- hole Executive golf course located in the Palm Desert Country Club(PDCC). As previously discussed within this Initial Study, the Project would repurpose the golf course with detached and attached, single-story, condominium units and associated improvements, including landscape and recreation amenities. The project site is located in an existing residential community in an urban area of the City. The Proposed development would be surrounded on all sides by existing single family homes and would not physically divide an established community. Development of the project site would provide sidewalk and street connections that would facilitate both vehicle and non-vehicle access between the communities. Therefore, no impacts are anticipated. b) Less than Significant Impact. The Project proposes the construction and operation of 69 condominium homes on approximately 29 acres of the former 9-hole Executive Golf Course in the PDCC. The Project's General Plan designation of Golf Course & Resort Neighborhood allows up to 8 dwelling units an acre (du/ac). A change of zone will be processed to amend the zoning from open space (OS) to R-2 Mixed Residential District with 3.0-10.0 du/ac. The intent of this district is to provide moderate intensity and density for neighborhood development. The Project's proposed density is 2 du/ac which is below the 2016 General Plan maximum of 8.0 du/ac. The Project is compatible with the surrounding land uses, General Plan Designation and the Land Use Policies set forth in the 2016 General Plan EIR. Therefore, less than significant impacts are anticipated. c) No Impact.The project site is not within a Conservation Area as designated by the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). As a standard condition, all new development will pay the most current mitigation fees for the implementation of the CVMSHCP and support the acquisition of conservation lands. The Plan establishes a simple and uniform mechanism for mitigating the effects of development through the payment of a Local Development Mitigation Fee. The project will comply with the existing CVMSHCP Mitigation Fee Ordinance which is based on the project's total acreage. Less than significant impacts are expected. Mitigation:None required 33 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 34 11.MINERAL RESOURCES--Would the Potentially Less Than Less Than No project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? ❑ ❑ ❑ b)Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan,specific plan or other land ❑ ❑ ❑ use plan? a,b) No Impact. In accordance with the Surface Mining and Reclamation Act (SMARA), mineral land classification maps and reports have been developed to assist in the protection and development of mineral resources. As shown in the Mineral Land Classification Map for the project area,the project site is located in Mineral Zone MRZ-3, which indicates an area containing mineral deposits however the significance of these deposits cannot be evaluated from available data. There are currently no mining/extraction sites within the City. The nature of the project does not involve the extraction of mineral deposits. Construction of the proposed facilities would rely on existing local and regional aggregate resources from permitted facilities.The project is not expected to result in a considerable extraction and/or loss of known mineral resources that are considered important to the Coachella Valley Region or residents of California. No impacts are expected related to the loss of availability of known mineral resources. Mitigation: None required 34 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 35 12.NOISE--Would the project result in: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Exposure of persons to or generation of noise levels in excess of standards established in the local El ❑ ® ❑ general plan or noise ordinance,or applicable standards of other agencies? b)Exposure of persons to or generation of excessive El El ❑ El vibration or roundborne noise levels? c)A substantial permanent increase in ambient noise levels in the project vicinity above levels ❑ ❑ ® ❑ existing without theproject? d)A substantial temporary or periodic increase in ambient noise levels in the project vicinity above ❑ ❑ ® ❑ levels existing without theproject? e)For a project located within an airport land use plan or,where such a plan has not been adopted, within two miles of a public airport or public use ❑ ❑ ❑ airport,would the project expose people residing or working in the project area to excessive noise levels? f)For a project within the vicinity of a private airstrip,would the project expose people residing or ❑ ❑ ❑ working in the project area to excessive noise levels? a, c) Less than Significant Impact. Noise is defined as unwanted sound that disrupts normal activities or that diminishes the quality of the environment. It is usually caused by human activity that adds to the existing acoustic setting of a locale. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). The human ear does not respond uniformly to sounds at all frequencies, being less sensitive to low and high frequencies than to medium frequencies that correspond with human speech. In response to this, the A-weighted noise level or scale has been developed to correspond better with peoples' subjective judgment of sound levels. This A-weighted sound level is called the "noise level" referenced in units of dB(A). The City's 2016 General Plan EIR identifies vehicular traffic as the principal source of noise in the community (page 4.12-2 of the 2016 General Plan EIR). Based on these documents, major roadways within the City include Monterey Avenue, Washington Street, Fred Waring Drive, Country Club Drive, Frank Sinatra Drive, Gerald Ford Drive, Dinah Shore Drive, Portola Avenue and Cook Street, none of which are adjacent to or within close proximity to the Project. Figure 4.12-1 and 4.12-2 in the 2016 General Plan EIR (page 4.12-10 and 4.12-12) identify the existing and future noise contours respectively along the City's major roadways using day-night average levels. Future noise contours are also shown in Figure 7.1 of the General Plan.None of the City's major roadways are located adjacent to or within close proximity to the Project. The Noise Element of the 2016 General Plan includes goals and policies for maintaining noise compatibility between differing land uses through design strategies and minimizing noise conflicts between neighboring properties. Sources of excessive noise generating activities are restricted for residential areas pursuant to the Palm Desert Noise Control Ordinance (Title 9, Chapter 9.24 of the Palm Desert Municipal Code), and the community restrictions that will be established for the complex. Based on the General Plan EIR, Noise sources typically associated with residential development include opening and closing of vehicle doors in the parking lot, people talking, car alarms, delivery activities, trash pick-ups, and operating HVAC equipment within the confines of the Project. However, these noise generating activities would be subject to the 35 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 36 requirements and enforcement of the City's Noise Control Ordinance, which establishes limits on noise generated by these activities. Noise levels in the City's General Plan are quantified on the basis of the Community Noise Equivalent Level (CNEL), which is a measurement scale that sets appropriate levels of noise based on land use types. CNEL is a 24 hour weighted scale that considers the more sensitive time periods in the evenings and at night, and weights them accordingly. Sensitive receptors, such as residences and schools, have a lower acceptable CNEL level than commercial or business park noise levels.In particular, exterior noise levels at residential locations should not exceed an exterior CNEL of 65 dBA or interior CNEL of 45 dBA in any habitable room. The project occupies a portion of the Palm Desert Country Club. Being a former 9-hole executive golf course, the vacant project areas do not constitute an existing source of ambient noise. The three project parcels are surrounded by existing dwellings, primarily consisting of single-family homes. The easterly boundary of Parcel C is adjoined by Villas on the Green,a 76-unit,age restricted apartment complex. The project is not located adjacent to any high-traffic roadways, such as freeways, arterial streets, or thoroughfares, or within close proximity to the specific roadways identified in the City's General Plan as primary noise generators. The existing low-ambient noise setting in the vicinity can be characterized by residential activities, such as intermittent noise during landscape maintenance, building maintenance, trash pick-up, deliveries, vehicular circulation, and air conditioning unit operation. Sources of excessive noise generating activities are restricted for residential areas in the Noise Element of the Palm Desert General Plan, the Palm Desert Noise Control Ordinance(Title 9, Chapter 9.24 of the Palm Desert Municipal Code), and the Palm Desert Country Club community restrictions. The construction activities of the Project are expected to generate a short-term noise increases compared to the existing levels. Two types of noise impacts are anticipated during future construction activities. First, the transport of workers and equipment to the site would incrementally increase noise levels along the local roadways leading to and from the sites. Second,the noise will be generated by the actual on-site construction activities. The loudest construction noise is generally the grading phase, when more heavy equipment is used more consistently on a site.Noise levels are periodic and decrease significantly with distance,thus having less impact on sensitive receptors at greater distances. The project will be required to abide by the construction hours established in the Palm Desert Noise Control Ordinance. From October 1 to April 30, construction activities are only permitted between 7:00 a.m. and 5:30 p.m. Monday through Saturday. From May 1 to September 30, construction is permitted between 6:00 a.m. and 7:00 p.m. Monday through Saturday. Construction is not permitted on Sundays or government code holidays. Consistent with Mitigation Measure NOI-1, found on page 4.12-16 of the General Plan EIR, the proposed development is expected to implement various standard measures for reducing short-term noise sources. ■ Notification shall be mailed to owners and occupants of all developed land uses immediately bordering the construction site, and posted directly across the street from the construction site, providing a schedule for major construction activities that will occur for the duration of the construction period. In addition,the notification will include the identification of and contact number for a community liaison and a designated construction manager who would be available on-site to monitor construction activities. The construction manager will be located at the on-site construction office during construction hours for the duration of all construction activities. Contact information for the community liaison and the construction manager will be located at the construction office, City Hall,and the police department. ■ During all construction site excavation and grading, the construction contractor shall equip all construction equipment, fixed or mobile,with properly operating and maintained mufflers consistent with manufacturers' standards. 36 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 37 ■ The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the construction site. ■ For off road construction the contractor shall utilize grading and excavation equipment that is certified to generate noise levels of no more than 85 dBA at a distance of 50 feet. ■ All equipment designed for use on public roads shall be properly maintained with operating mufflers and air intake silencers as effective as those installed by the original manufacturer. ■ The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the construction site during all project construction. Construction activities will be limited to the hours prescribed in the City Noise Ordinance, which are limited to the less sensitive daytime hours. Active work areas must be properly delineated to prevent construction- related circulation from occurring beyond the permitted areas. With these practices in place, no violations of the existing noise standards are anticipated. Operation of the proposed project is expected to generate noise conditions similar to the existing residential setting. As such, vehicle traffic noise to and throughout the three project areas will represent the most perceptible form of noise. The proposed circulation design introduces gate-controlled, private driveways (24- ft wide) from strategic access points on the existing streets,to the location home sites. The circulation design and site plan limit the number of homes served by each driveway to 20, therefore reducing any particular private driveway from accommodating high traffic volumes. The speed restrictions along the proposed driveway will not exceed the residential limits. Other residential activities during the life of the project, such as those previously listed, will be introduced by the project and will be subject by the existing noise restrictions. In addition, project activities will also be subject to noise restrictions in the future community association. Less than significant impacts are anticipated regarding generation of excessive noise levels or substantial permanent increases in noise levels. b) Less than Significant Impact. Groundborne vibration, also referred to as earthborne vibration, can be described as perceptible rumbling, movement, shaking or rattling of structures and items within a structure. Groundborne vibration can generate a heightened disturbance in residential areas. These vibrations can disturb residential structures and household items while creating difficulty for residential activities such as reading or other tasks. Although groundborne vibration is sometimes perceptible in an outdoor environment, it is not a problem as it is when this form of disturbance is experienced inside a building. Groundborne vibration can be measured in terms of amplitude and frequency or vibration decibels (VdB). Trains, buses, large trucks and construction activities that include pile driving, blasting, earth moving and heavy vehicle operation commonly cause these vibrations. Other factors that influence the disturbance of groundborne vibration include distance to source,foundation materials,soil and surface types. Construction of the project is expected to involve the temporary use of vehicles and equipment that would result in localized, short-term groundborne vibration increases within the permitted construction hours established by the City. However, best practices in construction management would likely minimize the use of such equipment near residential areas to the best practicable extent. After construction and during operation,the proposed residential development would not typically involve activities that would be expected to generate vibration or be situated near roadways with high traffic volume. Less than significant impacts are anticipated. d) Less than Significant Impact. There would be some short-term increases in noise levels during construction of the proposed project. However, the City's Municipal Code limits the time period that construction activities may occur, as specified by the City's Noise Control Ordinance. Construction is expected to occur 37 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 38 only during the less sensitive daylight hours, when ambient levels of noise are higher, and therefore construction noise is less perceptible. Less than significant impacts are anticipated. e, f) No Impact. The project is not located in the vicinity of an airport or private airstrip, or located within the 65 dBA CNEL contours of any public or private airports.No impacts are anticipated related to these issues. Mitigation: None required 38 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 39 13. POPULATION AND HOUSING— Would the project: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Induce substantial population growth in an area, either directly(for example,by proposing new ❑ ❑ Elhomes and businesses)or indirectly(for example, through extension of roads or other infrastructure)? b)Displace substantial numbers of existing housing, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? c)Displace substantial numbers of people, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? a) No Impact. As discussed in the Land Use and Planning section of this document, the proposed Project involves the construction and operation of 69 condominium homes on approximately 29 acres. The Projects General Plan designation of Golf Course & Resort Neighborhood allows up to 8.0 du/ac. The Project's density is 2.3 du/ac which is far below the maximum 8 du/ac allowed by the General Plan. In 2016, the City had a population of 52,231 with an average household size of 2.10 persons (U.S. Census Bureau, Quick Facts). As a result of project build-out, the proposed Project could add 144 people into the city and increase the population from 52,231 to 52,375, which is below the 2040 population forecast of 61,691 identified in the City's 2016 General Plan EIR. Furthermore, the Project site is within an area fully served by existing infrastructure, public serviced and utilities. As a result, development of the project would not cause potentially growth inducing effects by extending utilities into an undeveloped area. Therefore, approval and development of this Project is not expected to significantly increase population growth in the City. Less than significant impacts are expected. b-c) No Impact. The Project site is a former 9-hole golf course and is currently vacant open space. Development of the proposed Project would not displace any existing housing,people,or require any replacement housing. No impacts are expected. Mitigation:None required 39 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 40 14.PUBLIC SERVICES— Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities,the construction of which could cause significant environmental impacts,in order to maintain acceptable service ratios,response times or other performance objectives for any of the public services: Fire protection? Police protection? El 0 z El Schools? Parks? El El z El Other public facilities? El El z a) Fire Less than Significant Impact. Cal Fire/Riverside County Fire Department(RCFD), under contract with the City of Palm Desert, provides 24-hour fire protection and emergency medical services to the City. Additionally, the City of Palm Desert, Rancho Mirage and Indian Wells are entered jointly into the Cove Communities Service District. Through this District agreement, each city benefits from fire and emergency services provided by the other two cities as needed. Furthermore, the Riverside County Fire Department operates under a Regional Fire Protection Program, which allows all of its fire stations to provide support as needed regardless of jurisdictional boundaries. RCFD maintains three fire stations within the City of Palm Desert. Fire Station 33 is located at 44400 Town Center Way, and covers the central portion of the City, and is approximately 5.3 miles from the proposed project site. Fire Station 67 is located at 73200 Mesa View Drive and covers the south portion of the City and is approximately 6.6 miles from the project site. Fire Station 71 is located at 73995 Country Club Drive and provides service to north Palm Desert. This station is approximately 5.7 miles from the project site. However, Indian Wells Fire Station 55 is the closest station at approximately 2.1 miles away and the North La Quinta Fire Station 93 is approximately 3.1 miles away. Per Cal Fire, Division Chief,Daniel Talbot,the Indian Wells Fire Station 55 will be the first responder to the project site, and La Quinta Fire Station 93 will serve as the second responder. Development of the project would result in an increase in demand for fire services, however based on the project site's proximity to the Indian Wells Fire Station 55, and the existing infrastructure in place, the proposed project could be adequately served by fire protection services within the 5-minute response time and no new or expanded facilities would be required. Additionally, the project complies with the 2016 General Plan EIR,Safety Element Policy 7.2 and Policy 7.8 (page 14.4-4), in that the project will be reviewed by City and Fire officials to ensure adequate fire service and safety as a result of project implementation. The project would be required to implement all applicable fire safety requirements, to include, installation of fire hydrants, and sprinkler systems. Additionally, the project would be required to comply with Fire Impact Fees in place at the time of construction. Payment of these fees helps offset impacts by providing sufficient revenue for necessary improvements to ensure acceptable fire facilities, response times, equipment and personnel are maintained. Less than significant impacts are anticipated with project implementation. 40 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 41 Police Less than significant Impact. Law enforcement services are provided to the City of Palm Desert through a contractual agreement with Riverside County Sheriffs Department. The Sheriffs department provides 24- hour municipal police services associated with a City police department. The Sheriff s station is located at 73- 705 Gerald Ford Drive and is approximately 5.4 miles from the project site. Per the City's Police Department website,the City's contract consists of 80 sworn deputy sheriff s position, 36 of the 80 positions are dedicated to the patrol division. The remaining deputies are dedicated to various assignments such as Traffic, Special Enforcement, School Resources, and other special assignments. The 2016 General Plan EIR analyzes the forecasted population increase and indicates police service needs would continue to be met by the City and Palm Desert PD if additional patrol hours are deemed necessary (Chapter 4.14 Public Services and Utilities page 4.14-12. Project development will increase the need for police services. However, this demand is not expected to hinder the City's ability to provide police services or create demands that would require the construction of a new police. The proposed Project would be developed in an urban area and is surrounded by existing development which is already served by the Palm Desert PD. Additionally,the project complies with the 2016 General Plan EIR, Safety Element Policy 7.2 and Policy 7.8 (page 14.4-4), and will be reviewed by City and police staff to ensure adequate services is maintained as a result of project implementation. The project would also be required to comply with Development Impact Fees in place at the time of construction. These development fees on new development allow the City to continue to finance public facilities which goes towards the funding of various public services to include police. Payment of these fees helps offset impacts by providing sufficient revenue for necessary improvements to ensure acceptable response times, equipment and personnel are maintained. Development of the proposed project will result in less than significant impacts to police services. Schools Less than Significant Impact. Public education services are provided to the City of Palm Desert by two school Districts; Desert Sands Unified School District (DSUSD) and Palm Springs Unified School District (PSUSD). DSUSD serves most of the developed portion of the City, including the areas south of Frank Sinatra Drive and East of Washington Street, while the PSUSD serves the northwestern portion of the City. The proposed project is located within the DSUSD; Gerald R. Ford Elementary is the closest school to the proposed project and is approximately less than a mile away at 44-210 Warner Trail, Indian Wells. Col. Mitchell Paige Middle School is approximately 1 mile away and Palm Desert High School is approximately 3 miles away. The project proposes the development of 69 condominium homes on 29 acres. Per the U.S. Census Bureau, the average person per household(PPH)is 2.10 persons(2010-2014).The project has the potential to generate 25 new students based on the District's Student Generation Rate (See Table XVI-I). The DSUSD 2016 Fee Justification Report indicates that the District's current and existing school building capacity has an excess capacity at each of the school levels.An additional 25 students would not result in over capacity. Table XIV-1 DSUSD District Wide Student Generation Rate School Type Dwelling Units Generation Rate* Students Generated Elementary School 69 0.1704 11 Middle School 69 0.0909 6 Hi h School 69 0.1261 8 Total New Students 25 *Source:2016 DSUSD Fee Justification Study for New Residential and Commercial/Industrial Development,April 29,2016 41 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 42 Education funding comes from a combination of federal, state, and local sources. Assembly Bill 2926 and Senate Bill 50 (SB 50) allow school districts to collect "development fees" for all new construction for residential/commercial and industrial use. At the time of writing, is $3.48/sq.ft. to residential and $0.56/sq.ft for commercial. Monies collected are used for construction and reconstruction of school facilities. Moreover, school age children may also attend several private schools located in the Coachella Valley. The project will comply with DSUSD development fees (through a combination of funds from the applicant and the City's housing mitigation fund)and less than significant impacts to local schools are expected. Parks Less than Significant Impact. As discussed throughout this document, the proposed project is replacing 29 acres of the former 9-hole Executive golf course at Palm Desert County Club with 69-single family residential units. The golf course is privately owned and is no longer economically feasible to operate. The City of Palm Desert offers a wide range of park and recreation facilities with various amenities. The City operates and maintains over 200 acres or parkland with more than 12 parks, 2 community centers, an aquatic center, and over 25 miles of multi-purpose trails. The Palm Desert Country Club provides various common areas of open space,the Joe Mann Park is operated by the City of Palm Desert and the Memorial Rose Garden is maintained by the City. The proposed project would also provide additional recreational amenities such as, pocket parks, pedestrian trails, community pool, tot lot, and tennis courts. Moreover, the 2016 General Plan EIR analyzes the existing parkland and finds that the current parkland in the City is adequate and currently exceeds the amount of parkland required by the QUIMBY Act and new additional residents would not significantly impact park facilities.Therefore, less than significant impacts to parks are expected. Other public facilities No Impact. No increase in demand for government services or other public facilities is expected beyond those discussed in this section(14). Mitigation:None required. 42 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 43 15. RECREATION— Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical ❑ ❑ ® ❑ deterioration of the facility would occur or be accelerated? b)Does the project include recreational facilities or require the construction or expansion of recreational facilities,which might have an adverse physical ❑ ❑ ® ❑ effect on the environment? a-b) Less than Significant Impact. The City of Palm Desert offers a wide variety of recreational opportunities including golf courses, bikeways, and parkland. The City is also located near thousands of acres of National Park and National Monument lands, U.S. Forest Service wilderness lands, as well as state, regional and tribal parks, within which are miles of hiking, biking and equestrian trails. The nearest recreational resource includes the PDCC Neighborhood Park(Joe Mann Park)which is located less than half a mile northeast of the project site on California Dr. The project is not expected to increase the use of the existing neighborhood or regional parks because of the limited population increase and the proposed recreation amenities available to residents on-site. As part of the development, the project will provide onsite recreation amenities in the form of community pools,tot lot, sunken tennis courts,passive open space and walking trails. Construction of these amenities would not have an adverse physical effect on the environment. Less than significant impacts are expected relative to recreation. Mitigation:None required 43 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 44 16.TRANSPORTATION/TRAFFIC—Would the Potentially Less Than Less Than No project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Conflict with an applicable plan,ordinance or policy establishing measures of effectiveness for the performance of the circulation system,taking into account all modes of transportation including mass ❑ ❑ ® ❑ transit and non-motorized travel and relevant components of the circulation system,including but not limited to intersections,streets,highways and freeways, pedestrian and bicycle paths,and mass transit? b)Conflict with an applicable congestion management program,including,but not limited to level of service ❑ El ® ❑ standards established by the county congestion management agency for designated roads or highways? c)Result in a change in air traffic patterns,including either an increase in traffic levels or a change in ❑ ❑ ® ❑ location that results in substantial safety risks? d)Substantially increase hazards due to a design feature (e.g.,sharp curves or dangerous intersections)or ❑ ❑ ® ❑ incompatible uses e. .,farm equipment)? e)Result in inadequate emergency access? ❑ ❑ ® ❑ 0 Conflict with adopted policies,plans,or programs regarding public transit,bicycle,or pedestrian facilities, ❑ ❑ ® ❑ or otherwise decrease the performance or safety of such facilities? Source: "Palm Desert Country Club Traffic Impact Analysis," prepared by TJW Engineering, Inc. March 31, 2016; 2016 Palm Desert General Plan Update Environmental Impact Report(GP EIR) a) Less than Significant Impact. A detailed traffic impact analysis(TIA)was prepared for the proposed project by TJW Engineering, Inc. The traffic analysis was based upon an analysis of existing roadway conditions in the project vicinity, a variety of traffic count sources (including peak hour counts collected by the consulting traffic engineers), the 2016 GP EIR discussion, planned roadway improvements and other data and information. The TIA provides documentation and analysis of existing traffic conditions, trips generated by the project, distribution of the project trips to roads outside the project,and projected future traffic conditions. According to the Palm Desert Mobility Element, Policy 1.3 states that the City will "determine appropriate service levels for all modes of transportation and develop guidelines to evaluate impacts to these modes for all related public and private projects." The GPU EIR states that this move away from a formal level of service (LOS) is consistent with a region and statewide emphasis on complete streets, alternative transportation and an encouragement to reduce vehicle miles traveled. The GPU EIR indicates that the guidelines will be developed over the next several years so as they are being developed the EIR considered LOS D as the minimum acceptable level of service for intersections and roadway segments in Palm Desert. For peak operating periods, LOS D and/or a maximum volume to capacity ratio of 0.90 is provisionally considered the generally accepted service level. The TIA indicates that traffic signal warrants refer to a list of established criteria utilized by Caltrans and other public agencies to quantitatively justify or determine the potential need for installation of a traffic signal at an unsignalized location. This analysis uses the signal warrant criteria in the latest edition of the Federal Highway Administration's (FHWA) Manual on Uniform Traffic Control Devices (MUTCD) as amended by the 2014 California MUTCD(CA MUTCD), for all unsignalized study area intersections. 44 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 45 The Transportation uniform Mitigation Fees (TUMF) program identifies network backbone and local roadways that are needed to accommodate growth. The regional program was put into place to ensure that developments pay their fair share and that funding is in place for the construction of facilities needed to maintain an acceptable level of service for the transportation system. The TUMF is a regional mitigation fee program. According to the Coachella Valley Association of Governments Transportation Uniform Mitigation Fee (TUMF) Handbook, effective July 1, 2012, the following are provisions from the TUMF Ordinance and provided as background information: ■ The provisions of this discretionary approval and or issuance of a building permit or other development right and to any reconstruction or new use of existing buildings that results in a change of use and generates additional vehicular trips.Ordinance shall apply only to new development yet to receive final ■ No tract map, parcel map, conditional use permit, land use permit or other entitlement shall be approved unless payment of the mitigation fee is a condition of approval for any such entitlement. The mitigation fee shall be paid to the applicable jurisdiction. ■ No building or similar permit, certificate of occupancy or business license reflecting a change of use shall be issued unless the applicant has paid the mitigation fee. Mitigation fees shall be imposed and collected by the applicable jurisdiction and shall be transmitted to CVAG to be placed in the Coachella Valley Transportation Mitigation Trust Fund. All interest or other earnings of the Fund shall be credited to the Fund. The TIA indicates that a total of fourteen(14)intersections and eleven(11)roadway segments were studied in the analysis based on discussion with City of Palm Desert Staff. The intersections studied were as follows: ■ California Drive/Fred Waring Drive ■ Project Access"A2"—"B"/Kentucky Avenue(future intersection) ■ Project Access"A1"-Colorado Street/Tennessee Avenue ■ Project Access"C"—Kentucky Avenue/Tennessee Avenue ■ California Drive/Tennessee Avenue ■ Tennessee Avenue/Fred Waring Drive ■ Kansas Street/Hovley Lane East ■ California Drive/New York Avenue ■ Elkhorn Trail/Fred Waring Drive ■ Warner Trail N/Hovley Lane East ■ Warner Trail/California Drive ■ Warner Trail S/Fred Waring Drive ■ Idaho Street/Hovley Lane East and ■ Avenue of the States/Washington Street The roadway segments were as follows: ■ Kentucky Avenue north of California Drive ■ Tennessee Avenue north of California Drive ■ California Drive between Oklahoma and Kentucky ■ Indiana Avenue east of Tennessee Avenue ■ California Drive east of Tennessee Avenue ■ California Drive east of Warner Trail 45 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 46 ■ Fred Waring Drive west of Warner Trail ■ Hovley Lane west of Washington Street ■ New York Avenue west of Connecticut Street ■ Tennessee Avenue south of California Drive and ■ Warner Trail north of California Drive Existing Conditions Summary As noted above and as analyzed in the project traffic impact analysis, 14 area intersections and 8 roadway segments were analyzed. All existing intersections are currently operating at acceptable LOS,that is at LOS D or better(Table 4 of TIA). Traffic signal warrants for existing conditions were prepared based on existing peak hour intersection volumes at the unsignalized study intersections along Hovley Lane and Fred Waring Drive. Signal warrants were not met at the intersection for existing conditions. Project Impacts Industry standard Institute of Transportation Engineers (ITE) 9 h Edition trip generation rates were utilized to determine trip generation for the proposed project. The land use type used was Single Family Dwelling Unit. The TIA calculates that, upon buildout, the project will generate approximately 657 daily vehicle trips or average daily trips (ADT), with 52 ADT expected to be generated in the morning peak hour and 69 ADT in the evening peak hour. Trip distribution was based upon the existing and long-term roadway network serving the project site and also on the type of land uses that are proposed for future development. Based upon this analysis, approximately 37% of project trips are expected to and from Hovely Lane, 17% to and from Avenue of the States, and approximately 46%distributed along Fred Waring Drive(Figure 5 and 6 of TIA). Future Traffic Conditions Future traffic conditions (2018) were evaluated, taking into account existing traffic, ambient growth, and other developments. Future "with project' conditions analyzed include existing traffic, existing plus ambient growth,and existing plus ambient growth plus cumulative traffic conditions. As shown in Table 15 of the TIA, intersections are projected to continue to operate at an acceptable LOS (LOS C or better) overall during the AM and PM peak hours for existing plus ambient plus cumulative plus project conditions. At the unsignalized intersections of Tennessee Avenue and Elkhorn trail with Fred Waring Drive, the eastbound left-turn movement (13 vehicles and 6 vehicles respectively) operates at LOS D due to heavy westbound traffic on Fred Waring drive during the AM peak hour. During the PM peak hour, the northbound left-turn(18 vehicles)at the Idaho Street/Hovley Lane intersection operates at LOS D. Traffic signal warrants for existing plus ambient plus project conditions were prepared based on existing plus ambient plus project peak hour intersection volumes at the unsignalized intersections along Hovley Lane and Fred Waring Drive. Signal warrants were not met at these intersections for existing plus ambient plus project conditions. Based on the thresholds of significance, the addition of project generated trips does not cause any significant impacts at the study intersections for existing plus ambient plus cumulative plus project conditions. Therefore the proposed project is not expected to have a significant adverse impact on the area transportation network. However, the TIA has identified a recommendation relating to the project, which is also a standard condition in the City of Palm Desert. The recommendation is as follows: 46 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 47 ■ The applicant shall participate in the funding or construction of off-site improvements through the payment of the Transportation Uniform Mitigation Fees (TUMF) and City of Palm Desert Development Impact Fees(DIF),or a fair share contribution as directed by the City. These fees are collected as part of a funding mechanism aimed at ensuring that regional highways and arterial expansions keep pace with projected population increases. With regard to California Environmental Quality Act (CEQA) guidelines, the above fees will address the project's fair share toward mitigation measures designed to alleviate the cumulative impact. ■ Following implementation of the required standard conditions,the proposed project will have a less than significant impact on the local roadway network,the General Plan Circulation Element and other City transportation policies, and will ensure the long-term effectiveness and performance of the circulation system. b) Less than Significant Impact. The County Congestion Management Plan (CMP)requires a LOS E or better for regional roadways. As noted above and in the Traffic Impact Analysis prepared for this project, the generation, distribution and management of project traffic is not expected to conflict with the CMP; Monterey Avenue is the only CMP roadway in the City. The project and background traffic will not exceed City level of service standards or travel demand measures, or other standards established by the City or Riverside County Transportation Commission (RCTC) for designated roads or highways. Less than significant impacts are expected. c) Less than Significant Impact. The project will have a very limited impact on the facilities or operations of regional airports, and will not result in a change in air traffic patterns, including an increase in traffic levels. The project is located more than 11.25 miles southeast of the Palm Springs International Airport, and more than 2.3 miles southwest of the Bermuda Dunes Airport. The proposed development will not affect the operations of these airports nor create substantial safety risks. Less than significant impacts are anticipated. d) Less than Significant Impact. The project will be developed in accordance with City design guidelines and will not create a substantial increase in hazards due to a design feature. The project access points will be located with adequate sight distances, and sharp curves will be avoided by design guidelines. Impacts are expected to be less than significant. e) Less than Significant Impact. Access to the planning area is via major arterial, secondary arterials, Interstate-10 and a variety of local roads. Design guidelines further ensure that emergency access will be created and reserved for the proposed project. Both the Fire department and Police department will review project plans to ensure safety measures are addressed,including emergency access. The proposed project will not result in inadequate emergency access. Less than significant impacts are anticipated. f) Less than Significant Impact. SunLine Transit has two bus lines in the vicinity of the proposed project, Route 54 and Route 70. Route 54 runs from Palm Desert to Indio, along Fred Waring, with a stop at the intersection of Fred Waring and Warner Trail, approximately 0.75 miles southeast of the project. Route 70 runs from Bermuda Dunes to La Quinta, along Washington Street, with a stop south of Hovley Lane approximately 1.50 miles east of the project. The project will include a system of pedestrian sidewalks with gates that are open to the public to provide an additional option for pedestrian travel throughout the existing and proposed neighborhood. The project design will not conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities. Less than significant impacts are anticipated. Mitigation:None required 47 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 48 17.TRIBAL CULTURAL RESOURCES—Would Potentially Less Than Less Than No the project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Would the project cause a substantial Adverse change in the significance of a Tribal cultural resource,defined in Public Resource Code Section 21074 as either a site,feature,place,cultural landscape that is geographically defined in terms of the size scope of the landscape,sacred place,or object with cultural value to a California Native American tribe,and that is: i)Listed or eligible for listing in the California Register of Historical Resources,or in a local ❑ ❑ ❑ Register of historical resources as defined in Public Resource Code Section 5020.1(k),or: ii)A resource determined by the lead agency, in its discretion and supported by substantial evidence,to be significant pursuant to criteria set forth in subdivision(c)of Public Resources Code Section 5024.1.In applying the criteria ❑ ® ❑ ❑ set forth in subdivision(c)of Public Resources Code Section 5024.1,the lead agency shall consider the significance of the resource to a California Native American Tribe. a) No Impact. As previously discussed in the Cultural discussion of this document, the Project site was previously disturbed, graded, developed, and operated as the 9-hole Executive Course within the Palm Desert Country Club. The last remnants of the former golf course are hard surface areas such as golf cart paths. Presently, the project site does not contain any structures or features that could be deemed as significant historical resources. Thus, the proposed project is not expected to cause substantial adverse change in the significance of a historical resource as defined in California Code of Regulations §15064.5. No impacts to historical resources are anticipated. b) Less than Significant Impact with Mitigation. Public Resource Code 21074 identifies "Tribal Cultural Resources" as "sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American Tribe" and that are either included or determined to be eligible for inclusion on the national state, or local register, of historic resources, or that are determined by the lead agency, in its discretion, to be significant when taking into consideration the significance of the resource to a California Native American Tribe.To ensure that all significant Tribal Resources are identified and fully considered,the City of Palm Desert initiated a 30-day government to government consultation period with local Tribes from December 14, 2016 to January 16, 2017 as part of the AB 52 process. Four Tribes were notified and no further consultation was requested. Therefore, less than significant impacts are expected following the recommended mitigation measure CR-2identified in the Cultural Resources Section of this IS/MND. Mitigation Measure: See CR-2 48 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 49 17. UTILITIES AND SERVICE SYSTEMS— Potentially Less Than Less Than No Would the project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? ❑ ❑ ® ❑ b)Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities,the construction of which could ❑ ❑ ® ❑ cause significant environmental effects? c)Require or result in the construction of new storm water drainage facilities or expansion or existing facilities,the construction of which could cause ❑ ❑ ® ❑ significant environmental effects? d)Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? ❑ ❑ ® ❑ e)Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the ❑ ❑ ® ❑ projects projected demand in addition to the providers existing commitments? f)Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? ❑ ❑ ® ❑ g)Comply with federal,state,and local statues and regulations related to solid waste? ❑ ❑ ® ❑ a) Less Than Significant Impact. The Project falls under the jurisdiction of the Coachella Valley Water District (CVWD) wastewater service area. CVWD has developed a Sewer System Management Plan (SSMP) pursuant to the State Water Resources Control Board Order No. 2006-0003, Statewide General Waste Discharge Requirements (WDR) for Sanitary Sewer Systems. The primary goal of the SSMP is to minimize frequency and severity of Sanitary Sewer Overflows (SSOs). The SSMP will cover the management, planning, design, and operation and maintenance of the District's sanitary sewer system. The wastewater system serves approximately 265,000 customers. The system collects municipal waste from residential and commercial users, delivering the collected wastewater to one of six Wastewater Reclamation Plants. The system includes approximately 1,100 miles of sewer,34 lift stations and approximately 17,000 manholes. The project proposes 69 detached and attached condominium homes which will result in an increase to wastewater flows.The project will be required to connect to the existing wastewater system, the infrastructure and design components for the project will be consistent with local utility management requirements and water management plan. Therefore, the project is not expected to exceed wastewater treatment requirements of the Regional Water Quality Control Board. The project will also be reviewed by CVWD and City staff to assure compliance with all current and applicable wastewater treatment requirements. Less than significant impacts are expected. b, e) Less than Significant Impact. CVWD provides domestic water and wastewater service in the project vicinity and is the largest provider of potable water in the Coachella Valley. It operates more than 100 wells 49 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 50 and serves a population of 283,000 in its service areas. CVWD's 2012 adopted Water Management Plan and 2015 Urban Water Management Plan have been developed to assist the agency in reliably meeting current and future water demands in a cost effective manner. Additionally, CVWD treats nearly 6.3 billion gallons of wastewater a year. The District operates six(6)water reclamation plants and maintains more than 1,000 miles of sewer pipeline and more than thirty (30) lift stations that transport wastewater to the nearest treatment facility. The proposed project would connect into the existing infrastructure, and the project will comply with the existing water management program in place. The proposed development will be expected to implement water conservation measures to reduce impacts to public water supplies. These measures include low-flow plumbing fixtures, drought-tolerant (native) outdoor landscaping, and water-efficient irrigation systems. The project will undergo review by CVWD and City staff to ensure wastewater capacity and compliance with the current wastewater treatment requirements. Additionally, sewer and water installation and connection fees in place at the time of development will be collected by CVWD. No new or expanded treatment facilities are expected as a result of project implementation. Nor is the project expected to exceed wastewater capacity. Less than significant impacts are expected. c) Less than Significant Impact. The Clean Water Act(CWA)of 1972 establishes regulations pertaining to the discharge of pollutants to waters of the U.S. from point sources. Subsequent amendments to the CWA in 1987 established a framework for regulating non-point source stormwater discharges under the National Pollutant Discharge Elimination System (NPDES). The proposed Project is located within the Whitewater River Watershed in the Colorado River Region (Region 7). The City of Palm Desert is a Permittee of the Whitewater River Watershed MS4. Individual projects, like the proposed development, are required to comply with these existing regulations. According to Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) panel 06065C2227G, effective August 28, 2008, the entire project and its immediate surroundings are located in a Zone X, area of minimal flooding. As designed, the proposed residential development would not alter the existing flood zone characteristics identified in the FIRM. Storm water management would be achieved through an engineered drainage system with on-site retention facilities to prevent flooding impacts. The proposed improvement plans will be subject to agency review and approval which will ensure that the proposed grading and drainage conditions meet the City standards. Furthermore, the Project is not located in an area subject to flooding by the base (100-year, 1-percent-annual-chance) flood depths designated by the FEMA. The proposed drainage facilities in Parcels A and B are designed to manage only on-site stormwater runoff. The facilities in Parcel C are designed to accept on-site runoff and an additional off-site area of approximately 2.7 acres. This off-site area is presently developed with residential uses. The project will comply with the City's drainage requirements by preventing the discharge and transport of untreated runoff associated with the Project. As such, the Project proponent will be required to develop and implement a Project-Specific Water Quality Management Plan (WQMP) to comply with the most current standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff and the Whitewater River Watershed MS4 Permit. The Project-Specific WQMP will identify a strategy of site design, source controls, and treatment controls with maintenance and monitoring program to address post-construction runoff quality and quantity. No new or expanded stormwater drainage facilities are anticipated from project implementation. Less than significant impacts are anticipated. d) Less than Significant Impact. Groundwater is the primary source of domestic water supply in the Coachella Valley; CVWD is the largest provider of potable water in the Coachella Valley and currently provides potable water to the City of Palm Desert. It operates more than 100 wells and serves a population of 283,000 in its service areas. CVWD's 2012 adopted Water Management Plan and 2015 Urban Water Management Plan have been developed to assist the agency in reliably meeting current and future water demands in a cost effective manner. The comprehensive Water Management Plan guides efforts to eliminate overdraft, prevent groundwater level decline, protect water quality, and prevent land subsidence. The 2015 UWMP serves as a 50 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 51 planning tool that documents actions in support of long-term water resources planning and ensures adequate water supplies are available to meet the existing and future urban water demands. Moreover, the Public Utilities & Services section of the 2016 General Plan includes Goal I with Policies 1.1 through 1.13 (page 134), which pertain to the preferred stormwater management strategies that promote groundwater recharge, including a preference for on-site retention,infiltration and low impact development.As discussed throughout this Initial Study,the proposed project density is 2.3 du/ac, which is below the maximum density of 10 du/ac allowed under the Golf Couse and Resort Neighborhood land use designation. The City's 2016 General Plan EIR states "Water demand can be estimated based on current and future projected population and CVWD current and future service area population". The proposed General Plan's projected increase in population by 2035 would result in a 7 percent decrease of the forecast population for the entire CVWD service area"(2016 General Plan,Chapter 4.14 Public Services and Utilities, Impact 4.14.6-4,page 4.14-39. The Project site is a former 9-hole golf course and is currently not served by existing utilities. The project proposes 69-single family residential units which will result in an increase to water supplies. The infrastructure and design components for the project will be consistent with CVWD requirements and water management plan. The project will also be reviewed by CVWD and City staff to assure compliance with all current and applicable requirements. The proposed development will be expected to implement water conservation measures to reduce impacts to public water supplies. Therefore, no new infrastructure will be required as a result of project implementation and less than significant impacts are expected. The proposed development will be expected to implement water conservation measures to reduce impacts to public water supplies. Therefore, no new infrastructure will be required as a result of project implementation and less than significant impacts are expected. f, g) Less than Significant Impact. Solid waste disposal and recycling services for the City of Palm Desert is provided by Burrtec. Solid waste and recycling collected from the proposed project will be hauled to the Edom Hill Transfer Station. Waste from this transfer station is then sent to a permitted landfill or recycling facility outside of the Coachella Valley. These include Badlands Disposal Site, El Sobrante Sanitary Landfill and Lamb Canyon Disposal Site. Cal-Recycle data indicates that these landfills have 40-50% of their remaining estimated capacity. The project will comply with all applicable solid waste statutes and guidelines. Therefore, less than significant impacts are expected relative to solid waste and applicable regulations. Mitigation: None required 51 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 52 18.MANDATORY FINDINGS OF Potentially Less Than Less Than No SIGNIFICANCE Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Does the project have the potential to degrade the quality of the environment,substantially reduce the habitat of a fish or wildlife species,cause a fish or wildlife population to drop below self-sustaining levels,threaten to eliminate a plant or animal ❑ ❑ ® ❑ community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b)Does the project have impacts that are individually limited,but cumulatively considerable? ("Cumulatively considerable"means that the incremental effects of a project are considerable ❑ ❑ ® ❑ when viewed in connection with the effects of past projects,the effects of other current projects,and the effects of robable future rojects)? c)Does the project have environmental effects, which will cause substantial adverse effects on ❑ ❑ ® ❑ human beings,either directly or indirectly? a) Less than Significant Impact. As concluded in the Biological and Cultural Resources sections of this document, the proposed project would result in no impacts or mitigated to a less than significant impact to these resources. The Project would repurpose the existing 9-hole Executive Golf Course located in the Palm Desert County Club community. The project is compatible with the 2016 City of Palm Desert General Plan and Zoning and its surroundings. The project will not significantly degrade the overall quality of the region's environment, or substantially reduce the habitat of a wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare of endangered plant or animal or eliminate important examples of the major periods or California history or prehistory. Based upon the information and mitigation measures provided within this Initial Study, approval and implementation of the project is not expected to substantially alter or degrade the quality of the environment, including biological, cultural or historical resources. Less than significant impacts are expected. b) Less than Significant Impact. The proposed project and its location, is found to be adequate and consistent with existing federal, state and local policies and is consistent with the 2016 City of Palm Desert General Plan and surrounding land use. Approval and implementation of the proposed project will result in less than significant impacts related to cumulatively considerable impacts. c) Less than Significant Impact. The proposed project will not result in impacts related to environmental effects that will cause substantial adverse effects on human beings. The project has been designed to comply with established design guideline and current building standards. The City's review process will ensure that applicable guidelines are being followed. Mitigation measures and project design features incorporated into the project will reduce impacts to less than significant. Mitigation: None required 52 Palm Desert Country Club Initial Study/Mitigated Negative Declaration October 2017/Page 53 REFERENCES City of Palm Desert General Plan, 2016 City of Palm Desert General Plan Update&University Neighborhood Specific Plan Draft Environmental Impact Report(DEIR),August 2016 City of Palm Desert Draft Technical Background Report,August 2015 Traffic Impact Analysis,prepared by TJW Engineering, Inc.,March 2016 CVWD Water Management Plan,January 2012 CVWD 2015 Urban Water Management Plan,July 2016 Geotechnical Investigation,prepared by Sladden Engineering,April 2005 Geotechnical Investigation Update Letter and Infiltration Testing,prepared by Sladden Engineering,May 2016 Preliminary Water Quality Management Plan,prepared by Saxon Engineering, September 2016 53 r City of Palm Desert OEC 1 i� 2017 December 11,2017 Community Development To: City of Palm Desert Planning Commission Commissioner Lindsay Holt Commissioner Ron Gregory Commissioner John Greenwood Vice Chair Joseph Pradetto Chair Nancy DeLuna Ryan Stendell, Director of Community Development Eric Ceja, Principal Planner, Community Development Department Subject: Palm Desert Country Club Proposed Development of the PDCC Former Executive Course Madam Chairwoman, members of the Planning Commission and staff My name is Jack L. Forney, I own and reside at 76831 Kentucky Ave, Palm Desert, Ca, which abutts the former 8tn tee box of the closed Executive Course of the Palm Desert CC. Let me state that I am opposed to any construction on the Former Executive Course! Development of open space is open space lost forever, however I am a realist and believe that the property will never be a golf course again and will not be open space forever! Property owners have rights to utilize their property within limits of established zoning laws. This property development infringes on some rights of existing home owners abutting the proposed development ie., noise, traffic, view and air pollution. An equitable way to minimize these problems is to compromise. A recent definition of the word COMPROMISE is "A settlement of differences in which each side makes concessions. Existing home owners have made numerous suggestions for utilization of the property and all have been met with the same response "The golf course is closed". This infill project is unique in it's application to build condominiums down the middle of an area 95% comprised of single family homes. A change of zone to allow development of this project as currently proposed will do irreparable harm to the 188 owners abutting these former fairways. They have already suffered 4 years of dust, dirt and visual blight due to the lack of proper water and maintenance of the property. They have lost green grass and the convenience of living on a golf course and most importantly the loss of 10% of their property value as reported by the Riverside County Assessor's Office: f "A property abutting a golf course is typically appraised 10% higher than a similar property not on a golf course". The applicant has shown total disregard for the surrounding property and their owners. I have reviewed the minutes of the March 14, 2017 Architectural Review Commission meeting and the summary of the minimal changes made. Compliance with Article 5 of the City of Palm Desert Precise Application Plan Development Standards should be addressed as follows: A. Site Access and Circulation Standards: Single road in and out of the project does not appear to meet this standard. B. Site planning shall occur that minimizes obstruction of scenic views of adjacent properties: 15' to 18' planned structures does not minimize obstruction of scenic views of surrounding properties. C. Site planning shall be compatible with existing terrain: Gentle sloping area as opposed to current hilly conditions in some areas. D. Site planning shall occur in a manner that does not expose unattractive areas or activities to the detriment of adjacent properties. Swimming pools, pickle ball courts, 30" high walls to screen headlight intrusion does not meet this criteria. E. Tree selection should be carefully considered as to family type, maximum height and spread of canopy: Messy trees of the Acacia Family as proposed grow to 30' to 40' in height with similar size canopies. In an effort to provide compromise suggestions that can be applicable to the entire project on these 200' plus wide fairways, I have offered in writing and oral presentations to the Architectural Review Commission on May 23, 2017 as follows: A. No structure, portion thereof or recreational facility shall be closer than 80'from the closest adjacent property line. B. No structure or appurtenance thereon shall exceed 10' above the elevation of the nearest adjacent property line and a distance of 100' in each direction along said property lines. Relocating air conditioning units and the surrounding screen fence to the ground would help. C. All roadways shall be a minimum of 60' from existing property lines. The currently proposed roadway is 16' from my rear property line. D. All roadways shall be a minimum of 3' below the elevation of adjacent property lines. This will eliminate the need for 30" segmented walls. E. All exterior fencing should be constructed of material selected by adjacent property owners from 3 choices; Stucco block wall with wrought iron on top Solid stucco block wall Wrought iron For consistency no less than 3 adjoining properties (180') shall be of the same construction type. F. No exterior fencing shall be permitted 1' away from existing permanent property line fencing. No double fence line where existing permanent fence is in place. G. Maximum height of mature trees shall be 30' and canopy diameter 30'. Trees shall be located 100' from structures, other trees or property lines. H. All landscaped areas shall be a minimum of 50% green grass. In discussion with planning staff and review of the minutes of the May 23, 2017 meeting, none of my suggested compromises were included. Therefore at the July 25, 2017 meeting of Architectural Review Commission Meeting I again offered written and oral presentations specific to my home and those of my immediate neighbors that could be applicable to other locations in the development where the proposed roadway is 16' or less from existing property lines. PROBLEM: Proposed roadway is 16' from my rear property line. SOLUTION: Rotate the structures for units B8, B9, B10 and B11 90 degrees making the long side (96') parallel with the edge of the former fairway and the short side (58') perpendicular to the edge of the fairway (fairway at the location is 210' wide) this will allow the structures and the proposed roadway to move 30' or more toward the south property line of the fairway providing safety, less noise and pollution from the roadway. PROBLEM: View obstruction and non-compatibility of proposed roof design. SOLUTION: Remove superfluous roof projections ie. dormers, air conditioning units and screening, provide for 4/12 pitch or flat roof for all structures which will be compatible with the roof design of existing surrounding properties. Lower pad elevations 12 to 18 inches. Mr. McFadden and Palm Desert Holdings(listed owner) have not made any significant compromises on their application as originally proposed for this project. This project as currently proposed does not conform to the structures or character of the surrounding community. A good faith effort of compromise and good citizenship by Palm Desert Holdings and a quid-pro-quo offering to the 188 homeowners abutting the former executive course for their suffering and loss of property value would be a cash reimbursement equal to 10% of the assessed value as shown on their 2017 tax bill. This would be less expensive than the amenities provided by the former owners in exchange for the change of zone that allowed construction of the Horton Homes. I request this project be returned to the applicant to correct the flaws in the precise development plan I have outlined and provide a revised plan that includes the compromise suggestions I have made. Abraham Lincoln once said, "Public sentiment is everything, with public sentiment you can't fail, without it you can't succeed. The only way to measure public sentiment is to VOTE". Let the surrounding affected property owners vote on this development as was allowed prior to the construction of the Horton Homes at Palm Desert Country Club. Thank you for your time and consideration. Jack L. Forney 76831 Kentucky Ave. Palm Desert, California 760-345-8598 ERIC CEJA ARCHITECTURAL REVIEW COMMISSION MEETING MARCH 14, 2017 FROM MARILYN FORNEY 76831 KENTUCKY AVE. PALM DESERT, CA. TOPIC PDCC PROPOSED DEVELOPMENT "SCENIC VIEW" "STRUCTURE OBSTRUCTIONS" ARCHITECTURAL REVIEW COMMISSION: PRECISE APPLICATION PLAN ARTICLE 5 THE DEVELOPMENT STANDARDS: SECTION B: SITE PLANNING STANDARDS 1.STATES: " SITE PLANNING SHALL OCCUR IN A MANNER THAT MINIMIZES OBSTRUCTION OF SCENIC VIEWS FROM ADJACENT PROPERTIES". THIS PROPOSED PROJECT MAXIMIZES OBSTRUCTION OF OUR SCENIC VIEWS AS REFLECTED IN THE PHOTOS PRESENTED HERE. I AM ASKING THIS COMMISSION TO RETURN THE PRECISE APPLICATION PLAN BACK TO THE APPLICANT MARKED "UNACCEPTALBE" BECAUSE IT DOES NOT CONFORM TO THE ADOPTED DEVELOPMENT STANDARDS OF THE CITY OF PALM DESERT. THANK YOU FOR YOUR TIME! MARILYN FORNEY SCENIC VIEW OBSTRUCTIONS PERCENTAGES BASED ON PROPOSED UNITS (CONDO'S) HEIGHTS OBSTRUCTIONS: 18 FEET 4 INCHES 100% 15 FEET 61NCHES 84.7% 12 FEET 65.2% NOTE: PROPOSED PLANTING OF THE 7 DIFFERENT VARIETIES OF "LARGE" TREES REACHING HEIGHTS OF 30-40 FEET WILL FURTHER OBSTRUCT OUR SCENIC VIEWS. TIPU TREE CAN REACH A HEIGHT OF 50FT 70FT. EXISTING VIEWS i ' 3 k+ , } i ir' /� t �� ,' � £ •r r ���M. r +z,►' - "� �. per- .._�- ;'�' ,u„ {�,,�' w .' - � .4,r:�~ i��• 1. ''f�i+!�1�p `r`Y�„�.S„�. .Cr..lam' 3.. ' �,� `. ''"'C wa}r'� V. ! �• - ��� �w. alit, a �^ r�7!r_. ✓r„�ti• r/ '� '.r'wL .� ,ri r ).Y.I'^��,yM1q��,��R��';.F a.'r µ���I',� �/4� -. „R v �� ��IWZ�.,-'ti r �, qII 1►Ya r • •�� r �.- to t.'�,..J -��v. ,.,,, - ♦, .: .0- _ 'M s. r ... .�r +.• 4�d n,'r1 -' .. 1_* � r��.��^..�''� �• � s = �� �_r�"�^Nor. .S S -— a• �r :�. ..,� ,f ��- � ��� ar'.r a�,�, ♦ •. L�� .�1 +�_ EL 40 ON, y - Ar - '- _ .�..." +�.Yy��",� r ''� �L�I.n jp'� i sl°f�►�-f 'tom .. � � h�r� •' err z. . jo y 111 � r. ••t y�� 1r i;� '� d• t it`' ! t ;,,`mow � • '. � g IF rat, he + t � 4r�i ii r Ike Ir . ( ' IL - d i Na tic 1 lk rk t ItAil F `� • •1' ' +•401 ' r.� 'r400 41' � OBSTRUCTED VIEWS I CONSTRUCTED A POLE 18 FEET 4 INCHES HIGH,MAXIMUM HEIGHT FOR THE PROPOSED UNITS AND ATTACHED MARKERS AT THE 18 FEET 4 INCH915 FEET 6 INCH AND 12 FOOT LEVELS. WE PLACED THE POLE 60 FEET FROM OUR REAR PROPERTY LINES TAKING INTO CONSIDERATION OF PROPOSED GRADING AND RECORDED THE OBSTRUCTION OF OUR VIEWS WITH PICTURES DISPLAYED HERE. OUR VIEW AT THE 12 FOOT LEVEL WAS OBSTRUCTED 65.2 %,AT THE 15 FOOT 6 INCH LEVEL OUR VIEW WAS OBSTRUCTED 84.4% AND AT THE 18 FOOT 4 INCH LEVEL OUR VIEW WAS OBSTRUCTED 100%. " m - � u. f y ; +y - r qq yy k �e s 11 P vfFF , � � r a, -ice i �•ak �"� � - �_ x pr- Al ># *• a. w WW u 'j Awk VIF 2wt-o 977 9� t i - v t a r k a T xi p lZ Top Ft a ow s -a 4w44, a a t . - - 9i m '' .� Yi'- yr. e, t +� Ju f r� 1, F i Survey Details Page 1 Your Contact Information First Name Larry Last Name Harrod Email Address harrodlarry@gmail.com Phone Number 7606363065 Address 76848 Kentucky Ave Address 2 Not answered City Palm Desert State California ZIP Code 92211 lama: (o) Palm Desert Resident Comments or Concerns: 76848 Kentucky Ave I am contacting you concerning the proposed condo project on the old Palm Desert Country Club Executive Course. When I bought this home over 20 years ago one of the primary reasons was the golf course off the back yard and the views i provided. If condos are to be built on this property I would expect the developer to construct at least a 6 foot block sound barrier wall between their street and condos and my back yard/I certainly do not want to view a street and condos from my back patio. I also understand that the condos will be time shares, making traffic and noise on weekends unpleasant. Thank you for your consideration Larry Harrod Thank you, City of Palm Desert This is an automated message generated by the Vision Content Management System'"". Please do not reply directly to this email. 2 City of Palm Desert DEC 1.4 2017 For submittal to City of Palm Desert Planning Commission Meeting of December 19, 2017 Community Development My name is Ned Wilmot and I reside at 43631 Tennessee Avenue, Palm Desert. CA...within the PDCC, fronting directly on the subject land. I first came to this valley 25 years ago at the behest of a long time friend and member at Shadow Mountain Club. Tony Beck had been a senior executive for real estate operations at Carter, Hawley, Hale in Los Angeles, when I was president of Federated Department Stores real estate group, now Macy's. He asked me to analyze and undertaking development of Howard Ahmason land holdings...a full-undeveloped block on El Paseo and a 50-acre vacant parcel at Fred Waring and Hwy 111. That began my introduction to this magnificent valley. Soon after I acquired control, Saks Fifth Avenue pleaded to be taken out of Palm Springs and locate them the El Paseo site. In 19671 was recruited from the Shell Oil Real Estate Group, and invited to join James Rouse in Baltimore to undertake the planning, design, and development of a New Town on 15,000 acres of beautiful Howard County land between Baltimore and Washington D.C... that town today is Columbia, MD, a pre-planned city of 100,000 people. The Rouse Company gained considerable notoriety from a Time magazine story in 1972 with Jim Rouse on the cover. Cities and towns from across the Country came to us for advise. They wanted to create New Town zoning on prime land holdings in their communities to attract developers. We advised every one of them to proceed with extreme caution. The zoning of large parcels of land for density mixed use development is a risky scheme. The act of creating comprehensive New Town zoning of strategic land holdings creates substantial land values. This invites an opening for abuse, and will tend to attract irresponsible developers. You must seek proven and successful developers first! In this instance, the City of Palm Desert is being asked to grant density residential development on long existing open space/golf course lands. The application for a major zoning change has severe implications for existing long-term residents who were originally attracted to and invested in properties directly abutting the property. This warrants careful consideration of several factors. Briefly, I will identify salient factors to for consideration. • Has the applicant suffered some economic hardship to warrant zoning relief? No. The subject Palm Desert Country Club grounds were acquired under attractive terms from an institution's that had received the property in bankruptcy. A nominal price was agreed to, just to remove the asset from their books. The nominal purchase price, just applied to the 18 hole course and clubhouse alone was extraordinary low. The 9 acre executive course and subject property were incidental to the purchase. • Will granting the applicant zoning relief result in a major financial windfall? Yes. With 69 new dwelling units created at $100,000 each ... value to a builder/developer is $6,900,000. • Will existing homes abutting the subject property incur a loss in value? Yes - modestly, this would be a ten to fifteen percent reduction in home value, which would constitute the approximate owners equity in their home. The 177 existing homes fronting the applicant land, at a 10% reduction in value, will equal in excess of $6,000,000. Dollars. Points for the City leaders to carefully ponder. Most of us sought homes located on the golf course for the extremely attractive views of the mountains, privacy, and a neighborhood of compatible folks living similar retirement years. It appears we are looking essentially at a transfer of wealth from existing long-term tax paying residents to a developer offering... what? A redistribution of wealth? I am stumped . The City must decide "The Right Thing" ... Country Club residents clearly harbor a negative view. Thank you, Ned Wilmot Professionally Managed by PERSONALIZED Palm Desert T 77-800 California Drive PROPERTY Palm Desert, CA 92211 MANAGEMENT Country Club Association (760) 345-2331 Tel Located in Palm Desert (760) 345-7413 Fax ThrComh,41(i InUrl'xCmmr in'[1 llunn,rmrrt!Conrpmn City of Palm Desert Community Developm®nt NOV 0 6 2017 November 3, 2017 SENT VIA EMAIL / CERTIFIED RETURN RECEIPT / FIRST CLASS MAIL City of Palm Desert c/o Ryan Stendell, Director of Community Development 73510 Fred Waring Drive Palm Desert, CA 92260 Re: Settlement with PD Holdings, LP over the Proposed Condominium Project Dear Mr. Stendell: As you are aware, the Palm Desert Country Club Association ('Association") initially opposed the condominium project proposed by PD Holdings, LP ("Golf Course Owner") based on various legal and environmental concerns. The parties have met and have resolved their differences. Accordingly, please accept this letter as the Association's formal withdrawal of its opposition to the Proposed Condominium Project by PD Holdings, LP for Sites A, B and C contained within Proposed Tentative Tract Maps 37240, 37241 and 37242. Sincerely, PALM DES RT COUN Y CLUB ASSOCIATION Ron Crisp, Board Presid t cc: Association Corporate Counsel 0n,9, MEMBER OF community ASSOCIATIONS INSTITUTE Ceja, Eric From: Bella <sparkle.giriz@yahoo.com> Sent: Monday, July 24, 2017 4:46 PM To: Ceja, Eric Subject: PLS READ BEFORE ARC MEETING RE PD EX COURSE on 7/25 To Eric Ceja/ARC This letter is in regards to the Palm Desert Country Club Executive Golf Course. To be very honest, at first I was opposed. After all desirable possibilities were exhausted, it seems this project is the most advantageous. I've been following the plans and ideas from the very beginning and it seems they are getting sharpened to perfection with great thought and detail to the consideration of privacy, noise, and tasteful landscaping surrounding the current residents. I frequent the PDCC web site to keep up to date with info and visuals. So far, I'm really impressed with what I see! Aesthetically pleasing on so many levels!! My husband and I have attended a few of the meetings here at PDCC regarding the Executive Course. I was absolutely astonished, dumbfounded, and terror-stricken. No real words can describe my emotions witnessing barbaric, vulgar, aggressive, cantankerous and discustingly rude people!!!! Closed minded, resistant to change even for the better, ignorant people!!!!!! Couldn't wrap my head around what I saw and heard. I was shocked some people (idiots) behaved so poorly. My husband had to leave because one guy wouldn't shut his mouth and let others express their opinions, I thought he was going to punch him! This behavior just evokes violence inside that normally isn't there! (enough of that!!) Despite the pessimistic, unfavorable, ignorant gainsay that some residents have, I truly feel this project/condos will enhance the neighborhood (better than it looks now) and create a desirable richness that will help increase our property value over and above! Change is hard, sign of the times and all that. Please, get this project going, get it done fast so we can enjoy our backyards again!! My husband and I are totally 100% in with moving forward. It's a win win all around, sooner or later, others will agree. I wish to remain anonymous in fear of our house burning down and getting stoned to death!! 1 Ceja, Eric From: Jim Krzyminski <jim@jameskrzyminski.com> Sent: Monday, July 24, 2017 11:39 AM To: Ceja, Eric Cc: Barbara powers Subject: NO CONDOS!!!!! I strongly object to the proposed condo development at the PDCC. Approving. a 24 foot street in back of my house is ridiculous. Palm Desert is going to end up looking like Los Angeles or worse. Please vote NO Jim James M. Krzyminski Law Office of James M. Krzyminski, P. C. 361 North Canon Drive Beverly Hills, CA 90210 USA Phone (310)777-7481 Fax (310) 777-8754 Email iim(oiameskrzyminski.com IMPORTANT TAX INFORMATION:To insure compliance with U.S.Treasury Department regulations,we advise you, unless otherwise expressly indicated,that any federal tax advice contained in this correspondence was not intended or written to be used,and cannot be used,for the purpose of:avoiding tax-related penalties under the Internal Revenue Code of 1986, as amended,or applicable state or local tax law provisions or promoting,marketing or recommending to another party any tax-related matters addressed herein. CONFIDENTIALITY NOTE:This e-mail contains information belonging to the Law Office of James M. Krzyminski, P. C.,which may be privileged,confidential and/or protected from disclosure.The information is intended only for the use of the individual or entity named above. if you think that you have received this message in error, please e-mail the sender. if you are not the intended recipient,any dissemination, distribution or copying is strictly prohibited. 1 Ceja, Eric From: Barbara powers <gourdpower@msn.com> Sent: Sunday, July 23, 2017 1:55 PM To: Stendell, Ryan; Ceja, Eric Cc: Marilyn Forney; Serena & Charlie; Cindy Stevenson Subject: MEETING OF ARCHITECTURAL COMMITTEE 7-25-2017 Eric, Thank you for sending me the cross section for behind our home on Kentucky. I am objecting to the 8 foot backyard, 5 foot dedication ( WHY IS THAT BEING SLIPPED IN AGAIN. WE DISCUSSED THIS FROM THE VERY FIRST MEETING) WE DO NOT WANT THEIR 5 FEET, WE WILL NOT TAKE CARE OF IT AND WE WILL NOT PAY TAXES ON IT. ....AND A 6 FOOT WALL. , IT IS BAD ENOUGH WE WOULD LOOSE OUR VIEW BUT THEN A 6 FOOT WALL. DON'T YOU THINK IT WILL HOLD THE HEAT IN . GRASS IS SO MUCH BETTER AND SCIENTIFICALLY KEEPS THE AREA COOLER (EVEN IF IT IS JUST SAND OR DIRT) What happened to the retention area behind Oregon Trail , draining down behind California where the road was two feet higher than the retention area. There are just so many things that are no right with these plans. I CAN'T BELIEVE YOU REALLY THINK THIS IS THE BEST THING FOR OUR COMMUNITY. THE PLANS ARE SICK. What is really sick is having a meeting when 90 per cent of the homeowners are not in residence. One other thing, adding 6 inches to keep lights out of homeowners backyards is not helpful. People that have SUV's and Trucks are much higher. I submitted pictures at a prior meeting. By the way the file we were talking about still will not load on the web site. I sent these objections to the Architectural committee on the city's web site but I don't know if it will reach them in time. I guess one of the biggest complaints was about the Landscape Architect saying he would be glad to meet with the homeowners, as suggested by the the Architectural Committee, then telling us he would not meet with anyone unless the City Council Approved the Project, because he was not getting paid until then. I am sure there are many more items to object to. I am in St. Louis and will not be able to attend. Barb Powers 76918 Kentucky Ave Palm Desert, CA 92211 1 Ceja, Eric From: Marilyn Forney <Feathr7@dc.rr.com> Sent: Friday, February 03, 2017 10:39 AM To: Ceja, Eric Subject: from Marilyn Forney, 5 ft dedication PDCC ----- Original Message ----- From: Marilyn Forney To: eceia@citvofpalmdesert.org Cc: Ryan Stendell Sent: Friday, February 03, 2017 5:13 AM Subject: Fw: PDCC 5ft proposed dedication Hi Eric Per your email below,the City has scheduled an Architectural Review Commission hearing for the proposed development for Tuesday, February 28, 2017 at 12:30 in the Council Chambers. I again ask has there been a decision on the proposed 5ft Dedication. This would or should be an arguable item to be brought up at the scheduled meeting. Many residents feel the 5ft Dedication would have a depreciating effect on the surrounding area and degrade individual properties abutting the former Executive Course particularly with a proposed wall at the 5ft inner perimeter of PDCC property. Even considering a possible Use/Access Easement doesn't seem to have lessened the tensions regarding this area of contention. Pending your answer I remain, thank you for your time. Marilyn Forney From: eceia@cityofpalmdesert.org<eceia@cityofpalmdesert.orR> Sent:Thursday, February 2, 2017 3:00 PM To:gourdpower@msn.com Cc: rstendell@cityofpalmdesert.org Subject: RETENTION/DETENTION AREAS ON THE EXECUTIVE COURSE. Hi Barbara, Thank you for the letter expressing the Open Space Committee's concerns regarding the retention areas.These areas are shown on the precise grading plans and are available for viewing on the City's webpage. In review of the plans there are numerous retention areas which range in depth from %-foot to 2-feet. The intent of having numerous retention areas is so that they blend more into the landscape and are incorporated in to the landscape design, as opposed to a single larger retention area that would be out of place with the residential character of the neighborhood. Aside from the research you have found, I will say that this City, and cities throughout the Coachella Valley and region, often integrate retention areas in to park space. This is the case with the Hovley Soccer Park, Freedom Park, and Adams Park in La Quinta. I believe that if these areas remain dry for extended periods that insects and mosquitoes are not major issues. That said, the retention areas for the proposed development are nowhere near the scale of those larger retention facilities at local parks. I think you're correct that the builder will maintain these area until the HOA takes over, which will probably happen in phases. I will also look into the flood issue and liability further. 1 We have scheduled an Architectural Review Commission hearing for the proposed development for Tuesday, February 28, 2017 at 12:30 in the Council Chambers. I will also post this schedule online. Please let me know if you have any further questions. Thanks, Eric Ceja, Principal Planner Community Development Department eceia@cityofpalmdesert.org P: (760) 346-0611 F: (760) 776-6417 City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 From: Barbara powers [mailto:gourdpower(�bmsn.com] Sent: Wednesday, January 25, 2017 4:37 PM To: Ceja, Eric Cc: Stendell, Ryan Subject: RETENTION/DETENTION AREAS ON THE EXECUTIVE COURSE. I couldn't believe that there at least 39 areas that are proposed on the grading plans for retention areas, seven of which are behind us. I have been researching this subject. Their are many, many articles on the web from engineers to Realtors, and people that have purchased homes next to one of these areas. MOST ARE NEGATIVE. FROM INSECTS, MOSQUITOES, AND ESPECIALLY ATTRACTIVE TO CHILDREN TO PLAY IN. From what you told us before these will be dry and not pumped into the sewer system , nor out to any street, but just left to drain in place. I know we usually don't get that much rain but the last two years we have had it all at once. Question when does the builder file the BMP AGREEMENT WITH THE CITY? I have been watching the one the City owns at Hovely/Kansas. Yesterday it still had water in the bottom from the frain on Friday and Saturday. I also observed, dog tracks, human tracks and during the dry part over the last two months , dogs are being allowed to defecate and walk with'' humans around the area. I assume the Builder will be responsible to clean and maintain those areas until a HOA Takes over. How can we rely on this owner to maintain anything. They do a terrible job as it is now. We always have to call code and then it takes days to clean it up. It took 3 years to get the dead tree on Kentucky next to the new house cut down. Looks so much better when you enter our area. 2 If one of these areas happens to flood on to a neighbors property, who pays. The builder doesn't have insurance for that , the HOA will not carry insurance for that, and if the person owning the damaged property does not have flood insurance , they are out of luck. WE would be interested to see any drawings , showing the area's depths, etc. are their any yet? Thanks, for reading. I will look forward to your answers and I hope they will be soon. Barbara Powers No virus found in this message. Checked by AVG - www.avb.com Version: 2016.0.7998 /Virus Database: 4756/13884 - Release Date: 02/02/17 3 Ceja, Eric From: Marilyn Forney <Feathr7@dc.rr.com> Sent: Friday, February 03, 2017 5:14 AM To: Ceja, Eric Cc: Stendell, Ryan Subject: [SPAM] - Fw: RETENTION/DETENTION AREAS ON THE EXECUTIVE COURSE. Hi Eric Per your email below,the City has scheduled an Architectural Review Commission hearing for the proposed development for Tuesday, February 28, 2017 at 12:30 in the Council Chambers. I again ask has there been a decision on the proposed 5ft Dedication. This would or should be an arguable item to be brought up at the scheduled meeting. Many residents feel the 5ft Dedication would have a depreciating effect on the surrounding area and degrade individual properties abutting the former Executive Course particularly with a proposed wall at the 5ft inner perimeter of PDCC property. Even considering a possible Use/Access Easement doesn't seem to have lessened the tensions regarding this area of contention. Pending your answer I remain, thank you for your time. Marilyn Forney From:eceja@cityofpalmdesert.org<eceia@cityofpalmdesert.org> Sent:Thursday, February 2, 2017 3:00 PM To:gourdpower@msn.com Cc: rstendell@cityofpalmdesert.org Subject: RETENTION/DETENTION AREAS ON THE EXECUTIVE COURSE. Hi Barbara, Thank you for the letter expressing the Open Space Committee's concerns regarding the retention areas.These areas are shown on the precise grading plans and are available for viewing on the City's webpage. In review of the plans there are numerous retention areas which range in depth from%-foot to 2-feet.The intent of having numerous retention areas is so that they blend more into the landscape and are incorporated in to the landscape design, as opposed to a single larger retention area that would be out of place with the residential character of the neighborhood. Aside from the research you have found, I will say that this City, and cities throughout the Coachella Valley and region, often integrate retention areas in to park space.This is the case with the Hovley Soccer Park, Freedom Park,and Adams Park in La Quinta. I believe that if these areas remain dry for extended periods that insects and mosquitoes are not major issues.That said,the retention areas for the proposed development are nowhere near the scale of those larger retention facilities at local parks. I think you're correct that the builder will maintain these area until the HOA takes over, which will probably happen in phases. I will also look into the flood issue and liability further. We have scheduled an Architectural Review Commission hearing for the proposed development for Tuesday, February 28, 2017 at 12:30 in the Council Chambers. I will also post this schedule online. Please let me know if you have any further questions. Thanks, 1 Eric Ceja, Principal Planner Community Development Department eceia@cityofpalmdesert.org P: (760) 346-0611 F: (760) 776-6417 City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 From: Barbara powers [mailto: ourdpower(a)msn.com] Sent: Wednesday, January 25, 2017 4:37 PM To: Ceja, Eric Cc: Stendell, Ryan Subject: RETENTION/DETENTION AREAS ON THE EXECUTIVE COURSE. I couldn't believe that there at least 39 areas that are proposed on the grading plans for retention areas, seven of which are behind us. I have been researching this subject. Their are many, many articles on the web from engineers to Realtors, and people that have purchased homes next to one of these areas. MOST ARE NEGATIVE. FROM INSECTS, MOSQUITOES, AND ESPECIALLY ATTRACTIVE TO CHILDREN TO PLAY IN. From what you told us before these will be dry and not pumped into the sewer system , nor out to any street, but just left to drain in place. I know we usually don't get that much rain but the last two years we have had it all at once. Question when does the builder file the BMP AGREEMENT WITH THE CITY? I have been watching the one the City owns at Hovely/Kansas. Yesterday it still had water in the bottom from the frain on Friday and Saturday. I also observed, dog tracks, human tracks and during the dry part over the last two months , dogs are being allowed to defecate and walk with" humans around the area. I assume the Builder will be responsible to clean and maintain those areas until a HOA Takes over. How can we rely on this owner to maintain anything. They do a terrible job as it is now. We always have to call code and then it takes days to clean it up. It took 3 years to get the dead tree on Kentucky next to the new house cut down. Looks so much better when you enter our area. If one of these areas happens to flood on to a neighbors property, who pays. The builder doesn't have insurance for that , the HOA will not carry insurance for that, and if the person owning the damaged property does not have flood insurance , they are out of luck. WE would be interested to see any drawings , showing the area's depths, etc. are their any yet? 2 Thanks, for reading. I will look forward to your answers and I hope they will be soon. Barbara Powers No virus found in this message. Checked by AVG - www.avg.com Version: 2016.0.7998/Virus Database: 4756/13884 - Release Date: 02/02/17 3 1-25-2016 RE: RETENTION PONDS/DETENTION AREAS I posted all the grading plans on a large board and counted 39 retention areas on PDCC plans. I wanted you to know there are many more negative comments on the Internet. I have enclosed Several of the articles. Has PDCC FILED THE BMP REPORT, we don't know. The two major items, negative about these areas are: 1. Children are drawn to these areas like a magnet. Very dangerous health wise for them to play in and around these areas if not fenced in. 2. Health hazards where animal feces and other debris remain in the area. 3. Mosquitoes and other insects. 4. Of course we do not want any building on the Executive Golf Course but to have any of these Fenced it would be horrible to view. 5. In speaking with Eric Ceja,the water in these areas would not be pumped into the street And CVW will not let them discharge in the sewer system. They must just drain in Place. The current owner doesn't even take care of the weeds and other items now, even When Code is contacted. Why would you think it would be any different for them to follow the laws on the books and keep the area clean and safe. 6.We rarely get rain but in the past two years we have had our share. If any of these Areas would flood on to neighbors property there is no insurance from the owners, Or HOA when it is released to them and unless the home owner has flood insurance they are not covered. I know our side of Kentucky near Tennessee has had it's share In flooding during these rains. One household claimed they had $7000. In damage. SO THESE ARE OBJECTIONS........OPEN SPACE ACTION COMMITTEE (Secretary, Barb Powers) Ceja, Eric From: Barbara powers <gourdpower@msn.com> Sent: Wednesday, January 25, 2017 4:37 PM To: Ceja, Eric Cc: Stendell, Ryan Subject: RETENTION/DETENTION AREAS ON THE EXECUTIVE COURSE. Attachments: OBJECTIONSTORETENTIONAREAS.docx Follow Up Flag: Follow up Flag Status: Completed I couldn't believe that there at least 39 areas that are proposed on the grading plans for retention areas, seven of which are behind us. I have been researching this subject. Their are many, many articles on the web from engineers to Realtors, and people that have purchased homes next to one of these areas. MOST ARE NEGATIVE. FROM INSECTS, MOSQUITOES, AND ESPECIALLY ATTRACTIVE TO CHILDREN TO PLAY IN. From what you told us before these will be dry and not pumped into the sewer system , nor out to any street, but just left to drain in place. I know we usually don't get that much rain but the last two years we have had it all at once. Question when does the builder file the BMP AGREEMENT WITH THE CITY? I have been watching the one the City owns at Hovely/Kansas. Yesterday it still had water in the bottom from the frain on Friday and Saturday. I also observed, dog tracks, human tracks and during the dry part over the last two months , dogs are being allowed to defecate and walk with" humans around the area. I assume the Builder will be responsible to clean and maintain those areas until a HOA Takes over. How can we rely on this owner to maintain anything. They do a terrible job as it is now. We always have to call code and then it takes days to clean it up. It took 3 years to get the dead tree on Kentucky next to the new house cut down. Looks so much better when you enter our area. If one of these areas happens to flood on to a neighbors property, who pays. The builder doesn't have insurance for that , the HOA will not carry insurance for that, and if the person owning the damaged property does not have flood insurance , they are out of luck. WE would be interested to see any drawings , showing the area's depths, etc. are their any yet? Thanks, for reading. I will look forward to your answers and I hope they will be soon. Barbara Powers i Ceja, Eric From: Barbara powers <gourdpower@msn.com> Sent: Friday, December 23, 2016 10:19 AM To: Ceja, Eric Subject: Re: PDCC GRADING UPDATE Follow Up Flag: Follow up Flag Status: Completed MERRY CHRISTMAS, I am having my property surveyed again. The figures I gave you were from the time when Kosmont, Randy Case and your employee by the name of Brown were here when they added 4 feet to the golf course in the rear of my yard. They agreed to remove two feet , which they did. It was 200 feet above sea level before they took away the dirt. It was a government GPS MAP . Your employee Brown also stated the County of Riverside survey was incorrect and they showed me the property line at the top of my hill. PDCC'S SPRINKLER IS ON THE PROPERTY LINE FOR THEIR PROPERTY. That is now 98 feet above sea level. An engineer drawing up the grading plans must have the GPS figures. If you find out please let me know., Also their are several apps in Google that can do this. My neighbor across the street did this on my property and told me the previous figures I had from the last HORTON go around were correct. I was just concerned because if they build , we will have no view. Anyway, hope you have a great Christmas and Happy New Year. Barb Barbara Powers From: eceia@cityofpalmdesert.org<eceia@citvofpalmdesert.org> Sent: Friday, December 23, 2016 8:36 AM To:gourdpower@msn.com Cc: feathr7@dc.rr.com Subject: RE: PDCC GRADING UPDATE Hi Barbara, I am not sure where you find that information. I can see if there is a grading plan which would show some of the elevations of your property. Of course the surest and most accurate way to obtain this information is to have your property surveyed. In the mean time the grading plan for the condos are now online and can be reviewed at the City website. Please let me know if there are any other questions. 1 Thanks, Eric Ceja, Principal Planner Community Development Department eceia@cityofpalmdesert.org P: (760) 346-0611 F: (760)776-6417 City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 From: Barbara powers [mai Ito:gourdpower@msn.com] Sent: Friday, December 16, 2016 1:00 PM To: Ceja, Eric Cc: Marilyn Forney Subject: PDCC GRADING UPDATE Eric, Where would I find the actual figures for the GPS ALTIMETER readings , FOR MY PROPERTY, READS 88 FEET ABOVE SEA LVEL ON MY PATIO BUT 98 FEET AT THE TOP OF MY SLOP, PROPERTY LINE. WHAT IS THE READING FOR THE CONDO'S BEHIND US OR WHERE DO WE FIND OUT THIS INFORMATION. Thanks, I know it is Friday so no hurry but I would like to know. Thanks. Have a good weekend. Barb Barbara Powers 2 Ceja, Eric From: Marilyn Forney <Feathr7@dc.rr.com> Sent: Tuesday, December 13, 2016 7:45 AM To: Ceja, Eric Cc: Stendell, Ryan Subject: Fw: From Marilyn Forney Follow up to your 11/15/16 emaill Follow Up Flag: Follow up Flag Status: Completed Hello Eric I have a few questions that follow up your email response dated 11/15/16 and a accuracy check. Has PDCC be advised that they will need to complete a survey of the former executive course and identify any improvements that cross property lines? If so, has a deadline for the survey been given? Will the survey include all 27 holes of the PDCC golf course? PDCC has stated "there are encroachments all over the golf course" and not to single out just the property owners abutting the former executive course. Has the 5ft Dedication Proposal been written that might be offered to the property owners? If so, may I have a copy? You stated that the public hearings are not anticipated for several months, April/June. Will you be adjusting that time frame? This is not a fair time for the homeowners of the PDCC community, as many of our seasonal residents will be gone. Accuracy Check: It is my understanding that Wilf Weintrauf, General Manager of PDCC initiated a conversation with a member of the Open Space Action Committee Board. Mr. Weintrauf stated "I want you to know that the 5ft Dedication Proposal was not PDCC's idea it was the city's". I am trying to confirm the accuracy of Mr. Weintraufs statement. Thank you so much for your time, I remain, pending your responses. Merry Christmas and Happy New Year Marilyn Forney -----Original Message ----- From: eceia@cityofoalmdesert.org To: Feathr7@dc.rr.com Sent: Tuesday, November 15, 2016 8:16 AM Subject: RE: From Marilyn Forney Hi Marilyn, 1 To my knowledge the PDCC ownership has not identified any individual properties that encroach into the former executive course property.The ownership will need to complete a survey of the executive course and identify any improvements that cross property lines.This 5 foot proposal has been met with some resistance and City staff will be relaying the comments to the applicant. Thanks, Eric Ceja, Principal Planner Community Development Department eceia@citvofpalmdesert.org P: (760) 346-0611 F: (760)776-6417 City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 From: Marilyn Forney [mailto:Feathr7C&dc.rr.com] Sent: Friday, November 11, 2016 8:48 AM To: Ceja, Eric Subject: From Marilyn Forney Hi am sorry to bother you again forgot one other question. How many of the 188 properties abutting the Executive Course has the PDCC ownership declared encroaching on the Executive Course property. This is in regard to the 5 ft causing a dilemma. I appreciate your time and thank you. Marilyn No virus found in this message. Checked by AVG - www.avg.com Version: 2016.0.7859/Virus Database: 4664/13414 - Release Date: 11/15/16 No virus found in this message. Checked by AVG- www.avg.com Version: 2016.0.7924/Virus Database: 4739/13585 - Release Date: 12/13/16 z Ceja, Eric From: Dianna T <dianna.t@palmdesertgolf.com> Sent: Wednesday, November 30, 2016 9:46 AM To: Bella De Cou; Heather Clarke; Kay Adamson; Phyllis Harkins; Shawna; Shirley Hotwagner; Wilf W Cc: Ceja, Eric; Stendell, Ryan; Chris Mc Fadden (cmcfadden@mmarc.com) Subject: Executive Course update Hi Everyone, I wanted to send out a link to information the city has placed on their website from the application we submitted for the Executive Course Project. There are links on the right that will open up maps for each of the areas. Share this link with your friends and neighbors so the community is as informed as possible regarding the project. You may need to hold down the CTRL key as you click on the link below to open it. http://cityofpalmdesert.com/our-city/departments/planning/palm-desert-country-club-executive-course Update on the status of the application—The city has reviewed the application and has asked for some additional information and clarification. We will be responding with the information as soon as possible so we can move forward to the architectural review. This is an internal process with in the city but once completed, we can move to the planning commission and city council where the public review process begins. We are hoping to be at the last stage in March/April time frame, Happy Holidays to all, I will continue to send out information as I have it, Dianna 1 Ceja, Eric From: marla van maele <marlavml066@gmail.com> Sent: Monday, November 21, 2016 10:03 AM To: Ceja, Eric Cc: Al Van Maele Subject: Re: Palm Desert Country Club Thank you for sending this so quickly. Currently the primary issues of concern from this homeowner are: the structure heights (including_pitched roofs and/or other vertical structures), possible reassessment of property values (if the property owner decides to accept the 5'property dedication) and possibly invasive street lights from the new development's roads. Looking forward to the next public meeting. Hopefully the City will speed up the processes so more impacted homeowners may attend (before the part-time residents leave for the season). I'm sure the City will agree that it's important that all homeowners'voices be heard. Thanks again - Marla Van Maele On Mon, Nov 21, 2016 at 8:57 AM, <eceia@cityofpalmdesert.org> wrote: Hi Marla, Attached is the Environmental Report prepared for the PDCC Executive Course proposal.This report is in review with City staff. Please let me know if you have any questions. Thanks, Eric Ceja, Principal Planner Community Development Department eceia@citvofpalmdesert.org P: (760) 346-0611 F: (760)776-6417 City of Palm Desert 73-510 Fred Waring Drive 1 Palm Desert, CA 92260-2578 From: marla van maele [mailto:marlavm1066@gmail.coml Sent: Monday, November 21, 2016 8:32 AM To: Ceja, Eric Cc: marla van maele; Al Van Maele Subject: Palm Desert Country Club Hello Eric -- We are property owners whose home sits on the PDCC former Executive Course. Will you please email me a copy of the Environmental Impact Report/Assessment that was prepared with regards to the proposed construction on the Executive Course. Thank you, Marla Van Maele 818-378-9013 2 Ceja, Eric From: Jack Fleming <flemingjamf@gmail.com> Sent: Sunday, November 20, 2016 7:10 PM To: Ceja, Eric;Jack Fleming Subject: PDCC Follow Up Flag: Follow up Flag Status: Completed Eric, I have a question regarding the future development if the Executive Course for Palm desert Country Club. Is these areas, what is the density restrictions for this area? It would seem to me that density would be greatly exceeded if the condos are allowed to be built. What does the "General" plan indicate? Or is this undecided? PD should have a General Plan in place by now. Or is this being done as it happens? depending on how much money is given to city officials? This seems on the surface to be half haphazardly put together and the residents are not being considered. Only the property tax gained is more important than the residents. Thank you in advance for your response. Art Fleming i Ceja, Eric From: Marilyn Forney <Feathr7@dc.rr.com> Sent: Friday, November 11, 2016 8:48 AM To: Ceja, Eric Subject: From Marilyn Forney Hi am sorry to bother you again forgot one other question. How many of the 188 properties abutting the Executive Course has the PDCC ownership declared encroaching on the Executive Course property. This is in regard to the 5 ft causing a dilemma. I appreciate your time and thank you. Marilyn 1 Ceja, Eric From: Barbara powers <gourdpower@msn.com> Sent: Saturday, November 05, 2016 12:01 PM To: Ceja, Eric Cc: Marilyn Forney; Cindy Stevenson; katznbookz; Serena & Charlie; Charlie and Beth Ash Subject: PALM DESERT COUNTRY CLUB.......COMPLETED ZONING APPLICATION. Follow Up Flag: Follow up Flag Status: Completed Hi Eric, It seems like today is the end of the 30 day period of review by your department to see if all items have been met on their application We are interested in the WATER QUALITY MANAGEMENT PLAN , WAS THAT COMPLETED? Our concerns are regarding the retention areas. It is my understanding, after contacting Jerry Rodrigez at Coachella Valley Water Department, THE RETENTION AREAS CAN NOT BE PUMPED IN TO THE CVWD SEWER SYSTEM. The current CVWD drains are to clean out and service to remove grease,remove dirt, oil and weeds from the current sewer system. NOT FOR STORM WATER. He said the city is responsible for storm water. Is there a plan to put in a separate storm water drain or is it the plan for the retention areas to be pumped out on the street and let the water drain down our streets and flow down Fred Waring to the White Water Area? We are concerned that if the water stays in the retention areas ( say after a 100 year rain etc.) and slowly drains in to it's self, that rodents and other nasty residue could be a problem for our homeowners. SO WHAT IS THE PLAN? Please also let us know any new time line that applies to this zone change. Thank You. BARBARA POWERS, SECRETARY, OPEN SPACE ACTION COMMITTEE. 1 Ceja, Eric From: Heather Clarke <h-clarke@hotmail.com> Sent: Friday, November 04, 2016 9:24 AM To: Aylaian, Lauri; dianna.t@palmdesertgolf.com; Ceja, Eric; Stendell, Ryan; CityhallMail Subject: Executive course proposal To All It May Concern, Hello, my name is Heather Clarke, 77470 New Mexico Dr, I live on the first tee box of the now defunked executive course at Palm Desert Country Club! Although I fought long and hard to try to have the executive course reopened, I came to realize that this was never going to happen! That being said, I decided to join forces with the Executive Course Project group,to ensure my input would be heard! I, at no time have had any opinions forced on me, I have sat in on a few, polite, interesting meetings, where I felt the country club was completely interested in what I had to say, as well as the others that were in attendance! I am anxious for this project to get underway! We will never have the "little" course back......I would prefer to look at some kind of maintained buildings/projects than a dirt, ant filled,doggie walking park, where no one cleans up after their puppies! I also am thrilled to be offered the five extra feet of property and if comes with additional taxes so be it! It is inevitable that change is coming, let's be pro active, let's stop procrastinating and get this plan in place! It will raise our land values and bring in more support for our course and community! Thank you for your time, Respectfully yours, Heather Clarke Sent from my iPad i May 21, 2017 Palm Desert Architectural Committee Re: Proposed infill at Palm Desert Country Club Dear Sirs: I would first like to express my opinion that the proposed infill before the committee is prohibited by the declarations of restrictions on the open space land in Tract 2283 as well as variance case#409 in the County of Riverside. I plan to exercise the rights of the two above mentioned items if approval of the existing tract map is granted by the Palm Desert Architectural Committee. I am unable to be at the 12:30pm meeting on May 23 d and believe that the residents of PDCC should receive notice of any meeting related to this project with enough advance notice to request time off from work. It is extremely frustrating to learn of an important meeting with so little advance warning. Had a neighbor not emailed me I would not have even know that revisions had been returned to the city or this meeting scheduled! Upon reviewing the proposed tract I have objections to the following items related to my home at 77040 Utah Circle — • The proposed 5-foot dedication has been granted to all of my neighbors but is missing in front of my property. This needs to be changed and added to plans. • The proposed retaining wall is only 2 feet from my property line, this is much too close and intrusive • The proposed walking path is within 7 feet of my property line and intrusive. I would suggest this path be removed. There is a mistake on the plans showing the path at 20 feet which is not to scale of any other item on the plan. • The proposed road is within 18 feet of my property line and is intrusive to my enjoyment of my backyard. The road needs to be moved toward the center of the area. • The community pool area is adjacent to my property and would cause noise pollution to my home. I would suggest removing the community pool area entirely. If this is not possible I am requesting that the block wall granted on the other side encircle the entire pool area to mitigate noise. • Cross section H on page PSP6 fails to cross unit C-4 which is extremely close at only 37' to my property line and only 5 feet lower in elevation. Unit C-4 will completely block my view of the mountains from my pool and patio. The unit should be removed or lowered in elevation to restore my view. • 1 am also troubled by the lack of elevation toward the proposed road from my backyard in the plans. Currently my property is approximately 12 feet in elevation above the area of the golf course where a road is proposed meaning that any retaining wall would need to be 12 feet high, the plans show the retaining wall to be 4'6" high and 3 feet from my property line. I am requesting that a cross section be produced cutting through unit C-12. • No soil should be allowed to be moved to elevate the proposed road, path, or retaining wall. The plans show a 6 foot drop from my property line to the proposed road which is incorrect, the drop is approximately 12 feet. • On cross section H a 5 foot high "security wall" is noted. I do not want a 5 foot wall further blocking my view from my pool area I would also like to point out that the City of Palm Desert has yet to officially notify the residents of Palm Desert County Club of the current infill proposal. Many of our residents are elderly and do not use a computer making it very hard for them to even know about the proposed infill or that this architectural plan has been submitted. I would highly suggest that the committee move to postpone any approval until all owners of affected property have been legally notified of this proposal. Sincerely 7 Lisa Theodoratus Owner 77040 Utah Circle Ceja, Eric From: Lisa Theodoratus <lisatheo@msn.com> Sent: Monday, May 22, 2017 6:15 PM To: Information Mail; Ceja, Eric Subject: PDCC proposed infill - Letter with requested changed for Architectural Committee meeting May 23 Attachments: PDCC Architectural Committee .pdf Follow Up Flag: Follow up Flag Status: Completed Hi Eric I have looked all over the city's website and am not locating an email address for the Architectural Committee so I am sending this to you to forward to them Tuesday morning. I am very concerned about some of the drawings and have found several errors most importantly of elevations behind my home in regards to the proposed retaining wall, path, and road. I told my new neighbor who recently purchased the house to the right of mine about the meeting tomorrow and he had no idea that it was happening and could not take the day off from work to attend. I will also say on his behalf that the 5' dedication needs to be added on his property as well as only our 2 homes have not been granted it. My letter to the Architectural Committee is below and also attached. I am also trying info@ in the hope that it is a working email address for the city. As you know I was unable to stay for the meeting as I had a work commitment that could not be changed with such short notice. Kind Regards, Lisa Theodoratus, Owner The Cruise Experience 415 457-7186 Lisa@TheCruiseExperience.com May 21 , 2017 Palm Desert Architectural Committee Re: Proposed infill at Palm Desert Country Club Dear Sirs: I would first like to express my opinion that the proposed infill before the committee is prohibited by the declarations of restrictions on the open space land in Tract 2283 as well as variance case #409 in the County of Riverside. I plan to exercise the rights of the two above mentioned items if approval of the existing tract map is granted by the Palm Desert Architectural Committee. I am unable to be at the 12:30pm meeting on May 23rd and believe that the residents of PDCC should receive notice of any meeting related to this project with enough advance notice to request time off from work. It is extremely frustrating to learn of an important meeting with so little advance 1 warning. Had a neighbor not emailed me I would not have even know that revisions had been returned to the city or this meeting scheduled! Upon reviewing the proposed tract I have objections to the following items related to my home at 77040 Utah Circle — The proposed 5-foot dedication has been granted to all of my neighbors but is missing in front of my property. This needs to be changed and added to plans. • The proposed retaining wall is only 2 feet from my property line, this is much too close and intrusive • The proposed walking path is within 7 feet of my property line and intrusive. I would suggest this path be removed. There is a mistake on the plans showing the path at 20 feet which is not to scale of any other item on the plan. • The proposed road is within 18 feet of my property line and is intrusive to my enjoyment of my backyard. The road needs to be moved toward the center of the area. • The community pool area is adjacent to my property and would cause noise pollution to my home. I would suggest removing the community pool area entirely. If this is not possible I am requesting that the block wall granted on the other side encircle the entire pool area to mitigate noise. • Cross section H on page PSP6 fails to cross unit C-4 which is extremely close at only 37' to my property line and only 5 feet lower in elevation. Unit C-4 will completely block my view of the mountains from my pool and patio. The unit should be removed or lowered in elevation to restore my view. • 1 am also troubled by the lack of elevation toward the proposed road from my backyard in the plans. Currently my property is approximately 12 feet in elevation above the area of the golf course where a road is proposed meaning that any retaining wall would need to be 12 feet high, the plans show the retaining wall to be 4'6" high and 3 feet from my property line. I am requesting that a cross section be produced cutting through unit C-12. • No soil should be allowed to be moved to elevate the proposed road, path, or retaining wall. The plans show a 6 foot drop from my property line to the proposed road which is incorrect, the drop is approximately 12 feet. • On cross section H a 5 foot high "security wall" is noted. I do not want a 5 foot wall further blocking my view from my pool area I would also like to point out that the City of Palm Desert has yet to officially notify the residents of Palm Desert County Club of the current infill proposal. Many of our residents are elderly and do not use a computer making it very hard for them to even know about the proposed infill or that this architectural plan has been submitted. I would highly suggest that the committee move to postpone any approval until all owners of affected property have been legally notified of this proposal. Sincerely, Lisa Theodoratus Owner 77040 Utah Circle z 1-25-2016 RE: RETENTION PONDS/DETENTION AREAS I posted all the grading plans on a large board and counted 39 retention areas on PDCC plans. I wanted you to know there are many more negative comments on the Internet. I have enclosed Several of the articles. Has PDCC FILED THE BMP REPORT, we don't know. The two major items, negative about these areas are: 1. Children are drawn to these areas like a magnet. Very dangerous health wise for them to play in and around these areas if not fenced in. 2. Health hazards where animal feces and other debris remain in the area. 3. Mosquitoes and other insects. 4. Of course we do not want any building on the Executive Golf Course but to have any of these Fenced it would be horrible to view. 5. In speaking with Eric Ceja, the water in these areas would not be pumped into the street And CVW will not let them discharge in the sewer system. They must just drain in Place. The current owner doesn't even take care of the weeds and other items now, even When Code is contacted. Why would you think it would be any different for them to follow the laws on the books and keep the area clean and safe. 6.We rarely get rain but in the past two years we have had our share. If any of these Areas would flood on to neighbors property there is no insurance from the owners, Or HOA when it is released to them and unless the home owner has flood insurance they are not covered. I know our side of Kentucky near Tennessee has had it's share In flooding during these rains. One household claimed they had $7000. In damage. SO THESE ARE OBJECTIONS........OPEN SPACE ACTION COMMITTEE (Secretary, Barb Powers) Ceja, Eric From: Jack Fleming <flemingjamf@gmail.com> Sent: Saturday, February 11, 2017 6:34 PM To: Barbara Powers;Ceja, Eric Subject: [SPAM] - Re: !OpenSpaceActionCommittee Urgent Message so what happened to the zone change? Do they not need area residences to approve? Are they raming this through? Paying off City officials? Get approval before they know they can build? Sounds like the City is hard on cash. On Fri, Feb 3, 2017 at 7:38 PM, Barbara Powers <Wnspaceaction@gmail.com> wrote: WE NEED YOUR HELP! PALM DESERT COUNTRY CLUB RESIDENTS: On February 28, 2017 at 12:30 p.m. The City of Palm Desert, Architectural Review Commission is holding a hearing to approve 69 Condo's to be built on the Executive Course. PLEASE COME AND TELL THEM WHAT YOU THINK ABOUT THE PROJECT! Your appearance at this meeting is extremely important. Meeting to be held at: City of Palm Desert Council Chambers 73510 Fred Waring Drive Palm Desert, CA 92260 Architectural Review Commission reviews the building design and landscaping of all commercial and multiple dwellings to assure compatibility with the City's long-range objectives of being a community of quality, broad vistas, and taste. As of May 2012 also reviews and makes recommendations for the landscape elements of any given project, assuming responsibilities formerly performed by the Landscape Beautification Committee. When more information is available we will notify you. Please share this information with your friends and neighbors. Thank you for your continued support, Open Space Action Committee Barbara Powers, Secretary open spaceaction @ gmail.com http://www.openspaceaction.com i Ceja, Eric From: Bella <sparkle.giriz@yahoo.com> Sent: Monday, July 24, 2017 4:46 PM To: Ceja, Eric Subject: PLS READ BEFORE ARC MEETING RE PD EX COURSE on 7/25 To Eric Ceja/ARC This letter is in regards to the Palm Desert Country Club Executive Golf Course. To be very honest, at first I was opposed.After all desirable possibilities were exhausted, it seems this project is the most advantageous. I've been following the plans and ideas from the very beginning and it seems they are getting sharpened to perfection with great thought and detail to the consideration of privacy, noise, and tasteful landscaping surrounding the current residents. I frequent the PDCC web site to keep up to date with info and visuals. So far, I'm really impressed with what I see! Aesthetically pleasing on so many levels!! My husband and I have attended a few of the meetings here at PDCC regarding the Executive Course. I was absolutely astonished, dumbfounded, and terror-stricken. No real words can describe my emotions witnessing barbaric, vulgar, aggressive, cantankerous and discustingly rude people!!!! Closed minded, resistant to change even for the better, ignorant people!!!!!! Couldn't wrap my head around what I saw and heard. I was shocked some people (idiots) behaved so poorly. My husband had to leave because one guy wouldn't shut his mouth and let others express their opinions, I thought he was going to punch him! This behavior just evokes violence inside that normally isn't there! (enough of that!!) Despite the pessimistic, unfavorable, ignorant gainsay that some residents have, I truly feel this project/condos will enhance the neighborhood (better than it looks now) and create a desirable richness that will help increase our property value over and above! Change is hard, sign of the times and all that. Please, get this project going, get it done fast so we can enjoy our backyards again!! My husband and I are totally 100% in with moving forward. It's a win win all around, sooner or later, others will agree. I wish to remain anonymous in fear of our house burning down and getting stoned to death!! 1 Ceja, Eric From: Jim Krzyminski <jim@jameskrzyminski.com> Sent: Monday,July 24, 2017 11:39 AM To: Ceja, Eric Cc: Barbara powers Subject: NO CONDOSHH! I strongly object to the proposed condo development at the PDCC. Approving a 24 foot street in back of my house is ridiculous. Palm Desert is going to end up looking like Los Angeles or worse. Please vote NO! Jim James M. Krzyminski Law Office of James M. Krzyminski, P. C. 361 North Canon Drive Beverly Hills, CA 90210 USA Phone (310) 777-7481 Fax (310) 777-8754 Email 'im @iameskrzyminski.com IMPORTANT TAX INFORMATION:To insure compliance with U.S.Treasury Department regulations,we advise you, unless otherwise expressly indicated,that any federal tax advice contained in this correspondence was not intended or written to be used,and cannot be used,for the purpose of:avoiding tax-related penalties under the Internal Revenue Code of 1986,as amended,or applicable state or local tax law provisions or promoting,marketing or recommending to another party any tax-related matters addressed herein. CONFIDENTIALITY NOTE:This e-mail contains information belonging to the Law Office of James M. Krzyminski, P.C.,which may be privileged,confidential and/or protected from disclosure.The information is intended only for the use of the individual or entity named above. If you think that you have received this message in error, please e-mail the sender. If you are not the intended recipient,any dissemination,distribution or copying is strictly prohibited. 1 Ceja, Eric From: Tim 011om <tollom@tigerelectric.com> Sent: Friday,April 28, 2017 10:30 AM To: Ceja, Eric; Stendell, Ryan; Aylaian, Lauri Cc: Wilf Weinkauf Subject: PDCC Executive Course To whom it may concern, I am sending this e-mail in support of the executive course development on PDCC property. My Name is Tim 011om and live on the executive course at 76764 Kentucky Ave.Although it pains me to see the course closed, I understand economics and fully understand why it will never be a golf course again. I have seen the plans for the development and think the Developer has done an exceptional job on the layout in regards to spacing, open areas etc. In closing I would like see the project proceed,feeling it will do nothing but improve the value of my property. Feel free to contact me with any questions or concerns about my previous comments. Thank you, Tim 011om IG Tim 011om Project Manager Tollom@Tigerelectric.com Tiger Electric Inc 92919th Street Rancho Cucamonga CA 91730 (714) 529-8061 Cell#(760) 883 7392 1 Ceja, Eric From: Marilyn Forney <Feathr7@dc.rr.com> Sent: Sunday, March 12, 2017 5:04 PM To: Ceja, Eric Subject: From Jack Forney: Development Entry Eric I am unclear as to why the entry to the development for PDCC was changed from a gated to an non-gated community. An non-gated community increases the security risk to our rear property lines. Please let me know, Jack Forney i Ceja, Eric From: Barbara powers <gourdpower@msn.com> Sent: Tuesday, February 28, 2017 6:05 PM To: Stendell, Ryan; Ceja, Eric Subject: MEETING TODAY I would like to thank you and the Arch. Committee for listening to our tired and boring comments. I am sorry if you feel personally attacked. I have tried to calm our residents but some are so old and this has been their lives for many years and they feel they are going to loose their way of life. i know you both are working hard to please everyone and that is a very hard job. Just sitting here , I was thinking about something Chris Said when he was asked a question by one of the Arch. Members. Chris said they had the HOA out there to look where the homes would be built. QUESTION , WHAT HOA, THERE IS NONE THAT I KNOW OF. PDCCHOA CERTAINLY WAS NOT OUT THERE. THEY ARE TAKING NO STANCE. If Chris was referring to the committee that Wilf formed ( hand picked) this is not an HOA. SO WHO WAS THIS HOA. The HOA would not be formed until the homes are sold. Is he talking about the owners that would be responsible before an HOA took over. THIS WAS VERY CONFUSING TO ME. tHANKS, bARB Barbara Powers 1 Ceja, Eric From: Barbara powers <gourdpower@msn.com> Sent: Thursday, February 16, 2017 8:10 AM To: Ceja, Eric Subject: RE: PLANS FOR RETENTION./DETENTION PLANS I have those you said you were going to give me plans for the actual retention Plan individual, i checked all the forms for building a retention area that would be required to be filed Even in public works, could not find what is required to build one. Feds have plans ,type of sand. Drains etc. Surely the city has one too. Thanks. Get Outlook for Android From: eceia@cityofpalmdesert.org<_eceia@cityofpaImdesert.org> Sent:Thursday, February 16, 2017 7:49:21 AM To:gourdpower@msn.com Subject: RE: PLANS FOR RETENTION./DETENTION PLANS Hi Barbara, The City's website has all the grading plans associated with the project for viewing. If you click on the grading plan sheets you will see areas on the plans identified as "retention".The attached grading plans are posted on the website. Thanks, Eric Ceja, Principal Planner Community Development Department eceia@citvofpalmdesert.org P: (760) 346-0611 F: (760)776-6417 City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 From: Barbara powers [mai[to:gourd power(&msn.com] Sent: Wednesday, February 15, 2017 2:47 PM To: Ceja, Eric Subject: PLANS FOR RETENTION./DETENTION PLANS 1 Eric, I am having trouble finding these plans anywhere on the City's web site. You said you were going to post them. I haven't been able to get to City Hall take take a look at these (because of the 24 hr caregiver that I am to him). If possible could you send me that file. Thanks. Barb Barbara Powers 2 k- r b-v1a1 mG� City of Palm Desert ED' (J f CITY CLERK'S OFFICE 2A DEC 11 2Q17 PALM DESERT, rA James C. Evans 76827 Oklahoma Ave. 2917 NOV —3 AM 8: 20 Community Development Palm Desert, California 92211-7704 October 9, 2017 Jan Harnik, Mayor City Hall 73510 Fred Waring Drive Palm Desert, CA 92260 Dear Mayor Harnik: My name is James Evans and I live at 76827 Oklahoma Ave, Palm Desert. I request my letter be read at any hearing concerning the change of the Palm Desert Golf Course. My home abuts the proposed housing development by the P.D. Holding, I.P. It is a wonderful home and I enjoy sitting on my back patio enjoying the view of the mountains that surround the desert valley. This is what makes my home different than most of my neighbors that don't abut the golf course, the view. My property will be devalued, as will the quality of my life, with the construction of the proposed housing development. My wife,Jeanne and I specifically selected this property because of the view and to be on the golf course. My home is a two bedroom, unremarkable house but will sell because of the location. We did not purchase the home with neighbors immediately on our property line. We are now faced with losing our view and quiet enjoyment of our property. There will be two or three additional homes next to ours and with that more people and noise. The owners of the golf course also knew what they were purchasing—a golf course. The developers will tell you about all the additional income generated from property taxes. There are additional costs as well including more roads, school classrooms,garbage pickup, police, fire fighters, etc. The desert has a severe water shortage. Houses will use much more water than the recycled water a golf course will use. These are all costs to our society that cannot be neglected when considering a housing development. My wife and I respectfully request you not approve any housing developments on the existing golf course. We request it remain as open space which is very needed in our community. Sincerely, T()�� James C. Evans COPY TO 6 j"Ty W ANAc:Jtr2 C,71EJ/— Z --2©I- - fit+ lama: (o) Palm Desert Resident Comments or Concerns: Attention: Planning Commission Re: Palm Desert Country Club Meeting December 19,2017 Dear Sirs and Madams: My wife and I have owned our home since 1997. 1 purchased it in anticipation of retirement from the Aerospace Industry. I am a golfer,and was thrilled to locate a home on the golf course. I had a quiet neighborhood, no traffic, privacy with terrific views! As you know the course has gone through many ownership changes and now we have a group that are requesting a zone change to build more homes!This is going to create a lot of problems for the subdivision and community. Increased street traffic,security,over loaded utilities which are necessary for quality of life. Please consider this matter carefully. If approved, our backyard and bedroom window will face the new road and parking lot. If you believe it is wise, please, please require a 6'sound solid block wall to buffer us from this new complex. Remember you are voted to represent the residents of Palm Desert not the developers. Best regards, Fredric H &Cherlyn L.Grant-Simmons Thank you, City of Palm Desert This s an automated message generated by the Vision Content Management System'"". Please do not reply directly to this email. 2 Ceja, Eric From: Hermann, David Sent: Monday, December 11, 2017 8:19 AM To: Ceja, Eric Cc: Stendell, Ryan; O'Reilly, Monica Subject: FW: City of Palm Desert: Website Contact Us Form Submission Good morning, Eric. We received the message below over the weekend from Palm Desert Country Club residents addressed to the Planning Commission. Thank you and your staff very much for ensuring that Commission members receive it. David David Hermann Public Information Officer Ph: 760.776.6411 Direct: 760.776.6380 dhermann@cityofpalmdesert,org From: webmasterCa)cityofpalmdesert.org [ma i Ito:webmaster@cityofpaImdesert.org] Sent: Sunday, December 10, 2017 7:04 PM To: Information Mail Subject: City of Palm Desert: Website Contact Us Form Submission A new entry to a form/survey has been submitted. Form Name: Contact Us Date&Time: 12/10/2017 7:03 PM Response#: 770 Submitter ID: 6867 IP address: 67.49.90.208 Time to complete: 19 min.,49 sec. Survey Details Page 1 Your Contact Information First Name Fredric H &Cherlyn L Last Name Simmons Email Address Fredpdkids@Pmail.com Phone Number 760-772-1850 Address 76862 Kentucky Avenue Address 2 Not answered City Palm Desert State California ZIP Code 92211 1 lama: (0) Palm Desert Resident Comments or Concerns: Attention: Planning Commission Re: Palm Desert Country Club Meeting December 19, 2017 Dear Sirs and Madams: My wife and 1 have owned our home since 1997. 1 purchased it in anticipation of retirement from the Aerospace Industry. I am a golfer,and was thrilled to locate a home on the golf course. I had a quiet neighborhood,no traffic, privacy with terrific views!As you know the course has gone through many ownership changes and now we have a group that are requesting a zone change to build more homes!This is going to create a lot of problems for the subdivision and community. Increased street traffic,security,over loaded utilities which are necessary for quality of life. Please consider this matter carefully. If approved,our backyard and bedroom window will face the new road and parking lot. If you believe it is wise,please, please require a 6'sound solid block wall to buffer us from this new complex. Remember you are voted to represent the residents of Palm Desert not the developers. Best regards, Fredric H &Cherlyn L.Grant-Simmons Thank you, City of Palm Desert This is an automated message generated by the Vision Content Management System'"".Please do not reply directly to this email. 2 Ceja, Eric From: dixnal@aol.com Sent: Thursday, December 07, 2017 10:36 AM To: Ceja, Eric Subject: Fwd-. -----Original Message----- ASA LONG TIME RESIDENT AND HOMEOWNER IN THE PALM DESERT COUNTRY CLUB, I WOULD LIKE TO OFFER MY COMMENTS REGARDING THE CONDO PROJECT UNDER CONSIDERATION FOR THE EXECUTIVE COURSE. I AM NOT IN FAVOR OF THE PROJECT, AS THE EXECUTIVE COURSE PROPERTY IS ZONED FOR RECREATION AND SHOULD NOT BE CHANGED. IF THE PROJECT IS APPROVED, MY LIVING ROOM AND TWO BEDROOMS WILL BE WITHIN A FEW FEET OF A ROAD, AND I WILL BE SUBJECTED TO CARS TRAVELING UP AND DOWN THE ROAD WHICH WILL CREATE NOISE AND CAR LIGHTS SHINING INTO MY HOUSE.MY HEALTH COULD BE AFFECTED DUE TO CAR, TRUCK, MOTORCYCLE NOISE AND MY INABILITY TO GET THE SLEEP I NEED AT NIGHT THE OPEN SPACE BEHIND MY HOUSE WILL BE GONE AND MY VIEW WILL BE ELIMINATED. I BELIEVE THE EXECUTIVE COURSE SHOULD BE REOPENED AND MANAGED PROPERLY TO ALLOW ALL RESIDENTS TO USE IT FOR RECREATION PURPOSES AS IT WAS ORIGINALLY INTENDED. NOT EVERYONE WANTS TO PLAY GOLF ON A CHAMPIONSHIP 18 HOLE GOLF COURSE,AND SOME OLDER AND YOUNGER PEOPLE COULD AND WOULD USE THE 9 HOLE COURSE. I THINK WE NEED MORE OPEN RECREATION SPACE FOR THE YOUNG AND THE OLD . IT IS MY HOPE THAT THE CONDO PROJECT WILL NOT BECOME A REALITY. ALBERT L WOMACK 76806 KENTUCKY AVE. 1 December 6,2017 Eric Ceja, Principle Planner, eceja@cityofpalmdesert.org City of Palm Desert 73-510 Fred Waring Drive Palm Desert,CA 92260 Reference: Palm Desert County Club—Executive Course Proposed Condo Development Subject: Formal Comments to Case Nos.CZ/PP/CUP 16-280,TTM 37240,TTM 37241,TTM 37242 As owner and resident at 43305 Arizona Street(Lot 48)adjacent to site C of the proposed development, we have concerns about the impact to our southern view of the mountains in La Quinta. To minimize the impact and provide some compensation for the premium that we paid the golf course and mountain view,we suggest the following: 1. Drop proposed units C-10 and C-11 vertically a minimum of 16 inches. 2. Eliminate tree planting and high vegetation that would obstruct existing southerly mountain views throughout the proposed development, particularly trees and high vegetation between our residence south property line and the proposed walking path. Reference landscape plan L- 3. 3. Increase the proposed property transfer to adjacent property owners from 5 feet to a minimum 10 feet. Reference paragraph 4 of the McFadden Architects letter to the City dated 9/28/16. Sincerely, Marsha&Stephen Pare 43305 Arizona Street Palm Desert,CA Cell: 714.726.2489 Ceja, Eric From: Marilyn Forney <Feathr7@dc.rr.com> Sent: Tuesday, December 05, 2017 7:08 AM To: Ceja, Eric Subject: From Jack Forney Eric, thanks again for taking your valuable time to meet with Bob, Lynn and me. Just to restate my compromise suggestion to relocate units B8, B9, B 10 and B 11 the primary reason was to enable movement of the units 30' or more away from the north side of the proposed road location and severely impact the residents on the south side of the fairway. Thank you Jac 1 Ceja, Eric To: Stendell, Ryan Subject: RE: [SPAM] - Fwd: OpenSpaceActionCommitteeUpdate: Planning Commission Hearing From: Jack Fleming [mailto:flemingjamf@gmail.com] Sent: Friday, December 01, 2017 3:38 PM To: CityhallMail; Jack Fleming Subject: [SPAM] - Fwd: OpenSpaceActionCommitteeUpdate: Planning Commission Hearing It would be interesting to see what the overall general plan is for this area. To add 119 residential units to such a small area, which would equate to about 238 automobiles up and down California Drive and at the corner of California Drive and Fred Waring, seems a bit excessive and would only delay traffic. As an owner on California drive, they already do not obey the 30 mph speed limit right now. V Sheriffs is aware of this and say they have no control over it. Cant wait for the first child to be hit and/or elderly person killed. I will be first in line to sue the crap out of PDCC and the City. Its time to use common sense. Ask yourself, would you like to have it in you r backyard when you bought on the premise fo open space. I know we did. . But then the City only does what is inits best interst not the Citizens that they serve. $$$ ---------- Forwarded message ---------- From: Jack Fleming<flemingiamf@gmail.com> Date: Fri, Dec 1, 2017 at 2:45 PM Subject: Re: OpenSpaceActionCommitteeUpdate: Planning Commission Hearing To: Barbara Powers <openspaceaction@gmail.com>, eceja@cityo palmdesert.org Barbara, you have to be joking. Like the City and the Planning gives a rats ass about what we think. All they see is $$for tax revenue. Screw the citizens. They dont matter. PDCC is giving the City what they want. I am sure this was agreed upon long time ago when they purchased the golf course. Typical gov. Its all about money. They get a Christmas bonus for this. While we lose property values. But then who cares about us. On Thu, Nov 30, 2017 at 4:02 PM,Barbara Powers <openspaceaction @ gmail.com> wrote: Hello Neighbors The City of Palm Desert Planning Commission Public Hearing for the PDCC Former Executive Course has been scheduled for December 19, 2017 at 6:00 p.m. at the City of Palm Desert. Those property owners within 300 ft. of the proposed development should receive a mailed notice from the City of Palm Desert regarding the Legal Notice. A copy of the Public Hearing Notice that was posted in the Desert Sun on November 30, 2017 is attached. i Our voices and attending the public hearings are our most powerful political tools. You simply have to speak up and attend if you disagree, it is the most important thing you can do as a citizen. We will continue to update all of you as information becomes available. Thank you for your continued support. Barbara Powers, Secretary 2 Ceja, Eric From: Jack Fleming <flemingjamf@gmail.com> Sent: Friday, December 01, 2017 2:46 PM To: Barbara Powers; Ceja, Eric Subject: [SPAM] - Re: OpenSpaceActionCommitteeUpdate: Planning Commission Hearing Barbara, you have to be joking. Like the City and the Planning gives a rats ass about what we think. All they see is $$ for tax revenue. Screw the citizens. They dont matter. PDCC is giving the City what they want. I am sure this was agreed upon long time ago when they purchased the golf course. Typical gov. Its all about money. They get a Christmas bonus for this. While we lose property values. But then who cares about us. On Thu, Nov 30, 2017 at 4:02 PM, Barbara Powers <openspaceaction@gmail.com> wrote: Hello Neighbors The City of Palm Desert Planning Commission Public Hearing for the PDCC Former Executive Course has been scheduled for December 19, 2017 at 6:00 p.m. at the City of Palm Desert. Those property owners within 300 ft. of the proposed development should receive a mailed notice from the City of Palm Desert regarding the Legal Notice. A copy of the Public Hearing Notice that was posted in the Desert Sun on November 30, 2017 is attached. Our voices and attending the public hearings are our most powerful political tools. You simply have to speak up and attend if you disagree, it is the most important thing you can do as a citizen. We will continue to update all of you as information becomes available. Thank you for your continued support. Barbara Powers, Secretary i Ceja, Eric From: Bella De Cou <lagosi57@yahoo.com> Sent: Thursday, November 30, 2017 4:58 PM To: Ceja, Eric Subject: PLS READ BEFORE MEETING RE PD EX COURSE on 12/19 >>>To Eric Ceja >>>This letter is in regards to >the >> Palm >>> Desert Country Club Executive >Golf >>Course. > >>To be very honest, at first I >was >>>opposed.After all desirable >> possibilities were exhausted, > >> it seems this project is the > most >>advantageous. >>> I've been following the plans >and >> ideas >>>from the very beginning and > it >>seems they are getting >>>sharpened to perfection with >great >>thought and detail to the >>>consideration of privacy, > noise, >>and tasteful landscaping >>>surrounding the current > residents. >> I frequent the PDCC web >>>site to keep up to date with > info >>and visuals. So far, I'm >>> really impressed with what I >see! >>Aesthetically pleasing on >>>so many levels!! >>> My husband and I have >attended a >>few of > >>the meetings here at PDCC > > regarding the Executive Course. I >>>was absolutely astonished, > >dumbfounded, and terror-stricken. > >> No real words can describe > my >>emotions witnessing barbaric, > >>vulgar, aggressive, >cantankerous >>and discustingly rude >>> peopleM! >>>Closed minded, resistant to >change >>even > >>for the better, ignorant >> people!!!!!! Couldn't wrap my > head >>>around what I saw and heard. > I was >>shocked some people >>> (idiots) behaved so poorly. > My >> husband had to leave because >>>one guy wouldn't shut his > mouth > >and let others express their > >>opinions, I thought he was >going >>to punch him! This behavior >>>just evokes violence inside >that >> normally isn't there! >>> (enough of that!!) >>> Despite the pessimistic, >> unfavorable, >>> ignorant gainsay that some >> residents have, I truly feel this >>> project/condos will enhance >the >> neighborhood (better than it >>> looks now) and create a >desirable >> richness that will help >>> increase our property value >over >>and above! >>>Change is hard, sign of the >times »and >>>all that. Please,get this z > project >>going,get it done fast >>>so we can enjoy our > backyards >>again!! My husband and I are >>>totally 100%in with moving >>forward. It's a win win all >>>around, sooner or later, >others >>will agree. >>> I wish to remain anonymous in >fear »of >>>our house burning down and >getting >>stoned to death!! 3 MAL VIEW rr N- OR ✓-F-3iG J� /f� 411 1 I" 4• F x V I• 1i t�`a'� .".'ate' �°k .Y �'� _ �� y },( t.n• re'�""r�-'.'fit'#' .M 2�� i t i r3 �• t� �»,tee S r}�eYd r*�xa�i r?."`i }� a'�+G:�r+S' � » e+ ��r'N � � :+ts�Cl"�� � :iF/'��' fie✓-?� 4F' N ���i! v d�,it , "{�•d •� r 2� f 3 f 7t��+4' ..1,ry,�� ... Y�r �f �1 ,., �y.,�A °nr t .�i ✓ i� M c4a.a r 7, y ti ti ra St+ '. ~} }� '� �'SFY:�4-�JNT� ���ty�.p���� �r y.r i,,.�.�r 4`.. t•`^ �.�i♦y'�i��.A'Yi,:L �\ ... r ,.. 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A.P.N. 6 3 7- 1 9 0- 0 2 1, - 0 2 4, - 0 2 7 PEBI ENTRY CONCEPT-SITE "B" ARCHITECTURAL PEB2 ENTRY CONCEPT-SITE "•B" PSA SITE `A" OVERALL PECI ENTRY CONCEPT-SITE "C" a PSB SITE "B` OVERALL PSSI SITE / BUILDING CROSS- Fire Protection System Requirements PSC SITE "C" OVERALL SECTIONS A, B, C, and D 7 tj PSP1 SITE PLAN - SITE `A" PSS2 SITE / BUILDING CROSS- U) 7 O SECTIONS E, F, G, and H ...3 � MULIFPURPOSE POOL BUILDING RESIDENTIAL UNITS PSP2 SITE PLAN - SITE "A"• MULTI-PURPOSE BUILDING SHALL BE FULLY PROTECTED RESIDENTIAL UNITS SHALL BE FULLY PROTECTED W PSP3 SITE PLAN - SITE A"/"B" PNSI ADJ. PROP. SECTIONS BY AN AUTOMATIC FIRE SPRINKLER AND ALARM BY AN AUTOMATIC FIRE SPRINKLER SYSTEM PER y.� pSP4 SITE PLAN - SITE "B" PNS2 ADJ. PROP. SECTIONS SYSTEM PER CBC SECTION 903.3.1 AND NFPA 13. CBC SECTION 903.3.1.2 AND NFPA 13D. V DRAWN PSPS SITE PLAN - SITE `C" PNS3 ADJ. PROP. SECTIONS LU PSPS SITE PLAN - SITE "C" CHECKED PFPI RESIDENCE FLOOR PLAN LANDSCAPING 1 f r Code Analysis L-1 SITE "A" LAN PLAN w 6 12 17 _ PFP2 PROPOSED END WALL CONDITIONS L-2 SI 1451�PLAN SCALE y MULTI-PURPOSE POOL BUILDING RESIDENTIAL UNITS ld LANDSCAPE PLAN� PFP3 PROPOSED END WALL -�10ED �TE JOB No. 8 KITS OCCUPANCY.......................................... B OCCUPANCY.....__............. R-3/U CONDITIONS �4 LANDSCAPE EXHIBIT U B F- 1OB NO. "4 WATER / SEWER ELECTRIC GAS TELEPHONE CABLE T.V. NUMBER OF STORIES............................ 1 NUMBER OF STORIES.............. ............ 1 w o i\ O TYPE OF CONSTRUCTION.._......._......V-B TYPE OF CONSTRUCTION ....._........._.v-8 MPR MULTI-PURPOSE POOL L-5 LANDSCAPE EXHIBIT UU SHEET No. v v C.V.W.D. So,Cal.Edison So.Col. Gas Co. 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I M• r 77-2DO California Drive C 11 7-183 Desert,CA 92211 > 6 z OF, ;I > c,P A 0 z Tract No. 33 95 12 N.6,1; W I Tel: (760)346-8014 Fox (760)568-0963 APN'.637-190-021,—024,—027 75-145 St.Chad..Place#4- Palm D-1.Co.92211 P", .!? Plotted:WJn*Woy. 14.2017 t J:\Current\Mtec\Dwg\PDCC\Prelims\133t PSC-24%36 I I i I I I� i r- I it R Ws I 1 —�� " — r�i \ I III _.—.—Av II v \ j/ III I —1 i crcle _- 1! i m m O g 00 1-7\ ,v v ' Sol �2 No "0 'v� as a� m p\ \\ \ ( m Nµ P � -MISeiJ 1 .. aHill zxiT fiff 1 1 I. I PROPOSED SITE PLAN -- SIE PILANI ".0 Unless this document is a BLACKLINE print on colored background specified on the TITLE SHEET it is NOT to be used for construction ' ' This drawing may not be reproduced in whole or part without the expressed written consent of the Architect. Identifying marks and symbols have been incorporated to maintain conformance with this requirement. J w o ti � b a1m �3- ffl Architecture Planning Interiors Engineering ' 0 A Condominium Hodi Project For. $ w z P.D.Hddinge,LP m W N., CH RIST APH ER Mc F A D D E N f— y( "� =k- D Pdm Desert Country Club ARCHITECT Q w• °''^10 0 y z o In r7 77-200 Colifomh Drive C 17837 i z — 5' o g 8 Palm Desert.CA 92211 • 4g �r�,•, m 4 = g "r Z t( )I (^J Tract No. 1,—0 r Tell: t.Charles 3s Place Fax:Palm 56rt.Co. , N 5 o N• �.G. L� APN's 837-190-021,—024,—027 75-145 St.Chanes Place y�4- Palm Desert.Co.92211 2 � �iNS R �'NN' NN w NO i A B C D E F O H I J E OVMER cc P.D.Hidings,LP 77-200 California Dr. n Palm Desert, CA. 92211 E A R E A TABU LATION S S T R E E T S E C T I O N P R O J E C T K E Y P L A N 1- t \ N Attn: Wolf Walnkauf,Gen.Mgr. Z °t (760)345-0222 (Noll-width) 1/4" 1'-0" o of 1 SITE"A" s APPLICANT Total Site Area•......590,743 sq. fit.or 13.56 acre NORTH // \ +/ 1 a CC McFadden Architects - 32 Homes ind.Patios....107,520 sf or 18,20% Centenine Curb Return °• E 75-,45 St. Charles PI., Ste. 4 a' - Sidewalks ...18,058 of or 272% Radius Line ........................... 24._0�, > E eAe - _ P „ o - Roadeay............................ 68,501 sf or 11.60% Roadbed Width o / / 60)346-8014 �/ / \ \ o Palm - Driveways.............................38,442>7 or 6.16% -_k�`-._._ ` < %/ ` ^ Y Bert,CA. 9d - Community Pod 5.000 of or 1.02% / \+\ \ v o e Attn: Chris McFadden - Picklaball Court.................... 8.725 sf or 1.48% Back of / \ `� i N o ENGINEER '• - Residential Lot .... 6,946 sf. or I. Curb ;' ...• "'•"••' tingle AC Pavement - Open Area/Landse .. .... 340.551 sf or 57.64% Sloe _ 75"�Tw D S'dewo r Engineering veway lk or o (Intl.5'Dedication ...23,790 sq. k.or 0.55 acre) _y I �' intlicated �5.'•3 \/ -------- -------', ,' •/ / . 2 ;\ ,\ COPYRIGHT 2017 •All Existing Plan InformationTdxan from City of Palm Bose Course _. I CW 2 Desert,County of Riverside.State of California ! Roled I SITE C." a Tract Map No. 33195 Dated November 2004. I Compacted Subgrade p R ro side -�-- ---- ---- ---, / 2 o 2! eo /---- Project7Typical Entry \ m o E Street County ❑.. ��o with Canc Pavers \ y5 0 0 Centerline Std. No. 202 SITE `/; / &0ti and 16'W. vehiue Gates m 4'W. Walking Path / \ \\�\ r'r/ n m cda 0 C NAIL C d6 w mEa L- E m -IF / / 8 �• 3 r nao 3 1 _ a .. U � s p Oklahoma ave. N.89.59,60`E /•i I I ^I o ° i , t Poek Orhao�Gar et Pgn ::-. ... - o n ° 0 4 .� :. --_:. ,.. ... p 3/ - °o ° ark O I Existing �.ots _ «' �/ T>P.Street I t\ �' ; u- a e� 4 Residences with 4 Residences with \ I - Seet orV (2)Car Garages I (2)Cor Garages \ ynJ„p`eNi•xo 3360 sq-ft. per Untt - 3360 sq. ft. per Unit O b aa+a l A -----_ Incl. Private Patios ._ : Incl. Private Patios / \ a` /l N _ ____ s / T l ;.I P$$1 CLUSTER "3A" CLUSTER "2A" \ t / / *�5P041.9♦ E It —.-•-y- _,.. _ate l 4 0 l - <a a n^a Sight S36 t l I a \ \ e, o _ —• _ o—e e—•—.—o—o o—o—o— o— o —o—e —•—o Wall-'36,•H— e— / `o - - - - - Deeded A<cns(5'W.) t vL to Existing Property 20'Bldc Setbak / Green d _ - - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Land.W 9 1 5 20'Bldg.Sebak °Yrcw Corridor Yew CordoJ o_ - - - - - - - - - - - - - - - - - _ - - - - _ m °o�— Gazebo yo 5 $vShelterr Landscaping o - O I � 4 ism a / / CLUSTER "lA g / I �I Reside o .,th(2 E 360 sq ft per Umt 8 � ,_�„ �' � ate P to 0 A-8 d ° g o Intl P v I I ::: ` °7 m - Private ° ♦ / A-4 153• - Comm - e o Drivew- - - L - y Parking _ / e/ 5� �.. °00 5• 0 1:.. W -- or,5 r�,•� ff oo�' � / j /� 00 44• 2, 0' D.i � rL—/-��� q�� 7 to,Utility Easement o 5 o°° s* , I -s�---� of ° ° w � (Power.G.S. Ca611 24'-0"W.- � -_ _ _ • i ��> ♦f i 5 i i � 7 OOOU000000.; -�'� OOOOU000 000_ _ r / / i i ii•°� � , Pocket Gazebo00 000° Park Shelter— — V Ius I . I m $ Z —s_ —w _ ♦4 to I z Q DRAYM - _ - - _ —_ s - - - - - _ - - _ - _ _ s�- � �a-4'�--e�IOk7CP9t6�— s I- '��-� - y °oc�f- -�� Yew Corridor J `v J s$- - - - - /� - - _ _ _ J I N 0- CHECKED ♦ N p 20'e1dq-SeMack o • l --------- -- Sight Screen II — — Landscaping I �•-- �_ _._ Wall- 36"H.J o n I w DATE n T cQi • � • —e— -a- e—e—• o—o—e—o— o ono—e o—e—o—o e— o o—e a , ry F—i ,t� 9002T .' T _ f• (n SCALE ' 1 e Cd51e1 N 89.59'S0' E - _- �c Dedicated Land(5-W.)" -•-. _ JOB N0. to Existing Property _ _ 8 ' I327.00 4xisting - - EET NO. PROPOSED SITE_ MAN - SITE "A"P So _Lod: _ - — — Scale: , = 3D._0., o 3 — ' — — �' o Site „A" ° a A 8 C D E F G H I J A B c D E F G H I J OWNER _ P.D.Holdings,LP _ - - - 00 California D E' ® t ...': (760)345-0222211 E / / w')J _ -t-j; {', I( r b L Attn: VAlf Weinkauf,Gen.M y - - I _ Ma LCh 1 _`o APPLICANT "R: J.,.' 'I :.. I. I 3 Resider�es with Line McFadden Architects G:,g N E 75-145 St.Charles IH., Ste. 4 1-. 336C s ft. per Una - 0 c e•snit y : o - Palm Desert,CA.92211 3360 sq. ft.per Unit 1 Intl Pn�a._Fr;t os p L a / - , CLUSTER "5A" _ Coal p atP P t s (760)sae eo14 dddaaa � SRestdencas:witk `:. - $ �s+ g (2)Car Garages I I I + Attn: Chris McFadden O E fisting Lots 1 CLUSTER '4A' Incl. P vote Patios o c ENGINEER `�::: CLUSTER "8A' I I ...• � — �. I I � 1a23:4t #1 j ( D o Saxon Engineerng r COPYRIGHT 2017 T6- 2 Deeded Access(5'W.) oa 2 / o� to Existing PropWty I Q °Owners -- - - - __ -1° 0'Bldj_Setback _ _ _ - .- _ -. _ _ _ _ _ _ _ 20'Bldq.Setback Yew Corridor _ - - - - - _ - _ - _ - - - _ _ - - _ _ - - - - - - - _ - -View C«ridor' c n` C to ;Q a wen �Nn Green tou A-31 • e �Q Q\ 'o`j/ ,.:: A-i rJ o E'E W .a v uh A-30 A-16 e C N A-29 e, L / a e a 1 / -Green Belt -r A-$2 e Landscaping / 8'Wide + w Cart Patho ^ o ut I ty Easement a — — — — vew,ca a« e / (Powe.t ,Cable) 'I r __ _ J - _ W o00 __-_- - -(Po �l_osra CaD1eT= a C Id c / 1 / 45'R. 20'Btdg.Setback-` � e � iJ� e J Cul d'Sac _ o - - ? o \ s\ ° 00000 0000000o m $H n a A-29 'j \ _0pO 0°aa0°a o 00000 00000 00 0o wg0 pqC seeE o c M "` 3p 4'w Side/ k ( . — " - c - - s.=6-- Q Er�ao0 _ -o a- aBE ^ _ 20. _ �,r���i ��e�e--�—°— •— —o a >< J. F x ' P I / g _ r — ; �,\`s e—.—e�e�� �-'_ ,�--�-_ Witt Screen—r 1 �7 wall- 36 H N 8g.59'50 E. 185•5 521 �c e 5 .-_. Sght S«een _ - " 969 , �. Wall- 36"H. - - o - N.24.209'40"E �e F-. t :' ling �. 0 1 Exis Lots �. �' . „l Match o Existing �ts '/ N. 31.06' Sal 6°2p•44"W n e y Line ��11 ql al for 7 I l� / / Tot Lot / fh� -- e � of �I i / e�S�/yFo ' / a � -- PROPOSED \SITE PLAN SITE._.'-A _ - e O 20-0' el � 6 Match' / / .Qa4/ i Match `- _ uunn�n homi+loil is Is �t o��rnumAlilnuunu�rinli uu(�nunnunm9nunnunm�e I r ,p. - Line �° i I I / / ( o �, —Line f' w O _.. s a a H }� /rs a 1� � Y P A R K I N G T A B U L A T 1 0 N S S I T E S Y M B O L S L E G E N D A R E A T A B U L A T I O N S S T R E E T S E C T 1 0 N P R O J E C T K E Y P L A N -' SITE"A" s SITE„A„ (Half-width) 1/4" 1'-O" _ 7 •s s r H.C.Path of Travel 7 Parking Requiramanta Total Site Area•......590,743 sq. k.« 13.56 sae NORTH Parking Required Typ.N.C.Parkklg Ste&(9'x 18') - 32 Units Ind.eourtyds....107,520 of«18.20% Street - Condominiums(32 x 2.5/Unit)........BO Spaces and Access Aisle(8'x 9.) - Sidewalks..............................16,058 a<a 2.72R CenteHine Curb Return Accessible Parking Required an Concrete Pad - Roadway 24.-0" Radius Line SITE 'A' y............................ 88,501 of a 11.BOR Roadbed Width / q' per Table 11B-208.2 4 Spaces Typ.Sid. Parking Stall(9'x 18') - Driveways.............................36.442 sf or 6.16% --' Z re d ••••••••••• on Comets Pod - Canmunit Pod 6.000 sf or 1.02% 12'-0" 6" Spaces ................... - H.0 Parking Stills provided................4 Sp Y Q DRAWN - Piddeball Cart.................... 8.725 sf or 1.48%T Conc.Sidewalk Bock of / Parkin Provided �' - Residential lot..................... 6,948 af. or 1.18% ,' J J - 2-Car Garages(32 x 2 spaces).... 64 Spaces - en Area andsc. 340.551 of or 57.64% Single qC Pavement Curb / CL CHECKED Standard Parkin Stalls 39 SIP.... c 00000c Typ. Stabilized D.G. walk(4'W.) h '••'•'•' Slo a Sidewalk or F-- 9 ...•••.•••..•••.••• P (Intl. 5'Dedication...23.790 sq.R.or 0.55 acre) p n - Accessible Parkin Stalls 4 Spaces i.SR Typ. Driveway where I I "--- DATE 9 •••••••• •••• P -.-. Typ. 6'H.CMU«Ornamental Fence indicated W N Total provided.....107 Spaces with CMU Piasters at 30'O.C. - (32g Unite(Condominiums) (32)Units x 1435 sf............... 45.920 sf Net / - SCALE ill Segmented CMU Retaining Wall - (32)Units x 1988 sf............ 63.616 sf Gross 8 .- -- T Sight Screen Wall H t as noted) Lot Cover e R covered b Dld s. ^ YP 9h ( g n ) aq ( Y 9 )....10.77R I Base Course - -Type.'C. _ ____- --SITE C JOB NO. Compacted Subgrade Rolled Curb --- ------------- -------- 8 1327.00 per Riverside Utility line(S=Sewer; W--Water) •AN Existing Plan Information Taken from City of Palm County W SHEET NO. Desert.County of Riverside, State of California t�1E Std.No. 202 SITE -B- A Tract Map No. 33195 Dated November 2004. O 3 o PSP2 Site -A" 0 A B C D E F G H I J A B C D E F G H J ° ER P.D.Hddings,LP 77-200 California Or. I i•_Cdrrgnon Palm Desert, CA. 92211 e a -- veryraY / i'/ 1 r (760)345-0222 P R O J E C T K E Y P L A N I I I AREA TABULATIONS STREET SECTION Attn: Wilf Weinkauf,Gen. Mgr. a 1 �� B• (Holt-witlth) 1/4"= V-0" 1 0�� APPLICANT e o i Total Site Area•...... 267.945 sq.ft.or 6.15 acre N c McFadden Architects of I o y n_ - - 19 Units incl.caurtyds.......11,2 of or 4.19% Street Curb Return ' 75-145 St. Charles PI., Ste. 4 Sidewalks..............................11,232 of or 4.19% Centedine _ e E w c I c I a i 7 9 d O/ /// / / / Driveways..........................358.130asf or 16.77% ,Q I 2bed Radius Line SITE •A a Palm Desert,CA. 92211 / ( .s,.12,945 sq.ft.or or .75 o o (78E INFER 14 i o / / ,•_ y ) ,e t Roadbed W2th0 , 1 u Attn: Chris McFadden Communit Pool 8,000 sf or 224% w > �� O / / r Tot 9 0/ Dwelling U dic ion...IZ 45 33.295 of or 49 acre) p 6 Bock of /' ENGINEER 0p /Lan Bo b Incl.5'Dedication I _ t '' _ 20'-0' I ♦ I AC Pavemen. 5 dve o°y x0° 5 le a :h eo O�� // // Ao / 19 9 ( ) S�^Tvp. I od cotes whet_ /-- CL SCALE - 35'-0' �' n e '(: - ( )Units x 1435 of................ 27,265 of Net > t r Sa Engineering Match / Ma tCh - (19)Units x 1988 of...............37.772 of Gross --- - /i -111/1111111111- /1111�1161111111/ O 111tl1/1111117f1T11 1111111111111 11O 1 IIIIIIIIIIIIIHIII111111111 . Lot Coverage(%covered by bldgs.)....14.10% I- 20 �. ) COPYRIGHT 17 2 Line I i I / / / ` C� One' AN Ewstng Plan Information Taken from City of Palm Base - Type C SITE "C" a r Com octed Sub de Rolled Curb 2 :J c 2' 1 Y Desert County of Riverside,State of California P 9ra per Riverside m o d c Tenet Map No. 33195 Dated November 2004, Street Std. No. 202 81'TE Be co Centerline Existing `t // `� A9 �q —_- a tUo T Lots e �tD O1, � I = M�ch � 4 C 3 I I .,., y,,:., "„ -.,".. 4WrHc„q Path \. .I :c 3 z n a a 3 a t i� E oII E o (/. a p I� A ���!!!f A-25b 1 e w� A 24 J \ _ ✓ - a a I ~ E Lots _xls�ng 1 C PSSi I o� •�� SS1 � � 2� E_ - �N 965G6 1 • � 1 a Green Belt �,..?� �1 I I I I ° ,, 23 -'.._- J a / - � \ °—o —'_ —°—�—°—° es;-y. •— 5 Green Be III p �D /� \ 0 /r a ICI o-away /ug /a •�•\ a Os�2✓i° dg. se 4 _ o C. /u /m •� - V / ` CLUSTER TA` — — o o o / CLUSTER 'ld' = s A 6 Res ae ith- t o / / •� 4 Remdences with (2)Car Gar g s I �, 1 , 22 o A (2) Car Garages "/ vd9i 'E �— do 33fi0 sq.vft p r Unit Parking - \ ^ Incl. P t Pa<ioe fM 9 / 3360 ft Unit e d 9 y l e do /� /s C3z ° N I J �`I Per // AI Mailbo>�for o 3, / / n t Pnvate Patios ��jr 8-a3 °gG°�+ 6�agc�'r o o c° $ Eli m Units A21 0 _ Green Bdt /J c. / s o° -' r >!F oa 24-0"W.Pnvate �, 0 Nru A32 0000 e ' '.::.:, •', / o0 0 \ Landscaping fro o • �_o/ o ; a y e < o RR\` \ \ 8P , Wall nq I o I -^T• / / B 2 I . ° / seems 4 c m I I Lot PNSI Pakuf ode/ 5. y 156 u Ree Sight 80 ZD'o• o °o •/ �•O�� 6 Com \ �� nlr-�.__ °3boo 35�0 _/ o E°g i 3 t 1 I�l z\9t dor \ �, \ �y_ — t,_ oo _ _ o oo, = 6 0 \° a ♦ ' 10 ddy Eo ement - - I o SAG/ v �_. ._,_, - / r. \ •��_�_ s�_ —TL _ __ ocooe ._..._ / View Corridor 3t 25• \e --_�-�� _17 C T reet e °pc. [� \ o b 20 Bld Setbock �� tililyy Ea mt r s Sect — _ .._.. W I 9 - _ -._ -. - ... \.`• a—e— •—•—o - •—a all- 36"H. 59,56' Ttgicy Project _.. N.99 5 E f_ e o 2 0 0=o n A I _..._. yp al Pr y. e 9, I r _ 7 7 I I " - 0 dad A s(5 W) E tr th C— - T t Ie t Entry - t East Propgrty Paver and t6"W. wi h Conc Ve ere ._ Diner Vehicl�Gates -- ----- 3 � and 16'W. VeniGte Gates Existing Lots : Match '' w 0 �xlsting Lots ! �t. $4 ( — Ins I I I I I I Line ` — J N H Lot 12 I Lot 13 Lot 14 L t 15 ( Lot 16 Lot i7 �� Lot 18 Lot 19 Lot 20 Lot 21 Lot 22 Lot 23 Lot 24 DRAWN PNSI PINS] PNSI PNSI i PNSI PNSI II i PNS2 ` PNS2 S'm PNS2 S!m t° PNS2Si t° Lot 19 I I e Lot 21.,. I. Lot 25 1._ CHECKED IIII I PROPOSED SITE PLAN — SITE' A DATE I J___ — x I L czt,-2 `' I w oe 3 0.°„ k 1e -�+� J 0 8 — _._ .__ fi a+�� ., : *H" 6 1327.00 SHEET N0. - --- ca1iforniaLLd r i v e PSP3 Site `A" and `B-, o A B C D E F G H I J IL D E F G H I J < OWNER a q g C v .� _ P.D.Holdings,UP a - 77-200 Califomia Dr. n c t Palm Desert. CA.92211 (760)345-0222 i PARKING TABULATIONS SITE SYMBOLS LEGEND AREA TABULATIONS STREET SECTION P R 0 J E C T KE YP L AN °ut Attn: VAlf Weinkauf,Gen.Mgr. w " b- H.C.Path of Travel SITE"B" (Half-width I'-0" APPLICANT a 'I SITE B" --'x Total Site Area....... 267.945 sq.ft. or 6.15 acre } � NORTH m c McFadden Architects ci Parking Requirements 83840 sf a 23.835 Street E 75-145 St.Charter PI.,Ste. 4 Typ.H.C. Parkirg Stoll(9'x 18') - 19 Units incl.eourtyds Curb Return a Parking Required - and 92211 Access Aisle($'x 18') - Sidewalks 11,232 sf or 4.197G Centerline Radius Line a„ P A.14 .............................. i - Condominiums(19 x 2.5/Unit)........48 Spaces on Concrete Pad - Roadway 35.448 of or 13.23% 24'-0" - o al(760)346-8014 a Y............................ 1 Roadbed Width T �• a Accessible Parking Required -Typ.Std. Parking Stall(9'x 18') - Driveways 18.130 of or 6.77x - '' Attn: Chris McFadden i - /req'd per Table 11B-208.2 2 Spaces on Concrete Pad - Community Pod 8,000 a}or 2.T47[ I 12'-0" 6" `- ............ .................. --- 9 - H. Parking Stalls provided................2 Spaces - Open Area/Landsc. .... Back of ENGINEER ..... .133.295 of or 49.75E - J � Parkin Provided - Typ.Conc.Sidewalk (Ind. 5'Dedication 12.945 Sin leurb :r-- Saxon Engineering g ... sq.ft a 0.30 acre) 2-Car Garogeo(19 x 2 spaces).... 38 Spaces T Stabilized D-G.walk 4'W. Sloe I --AlAC Pavement Sidewalk or 9 9 - Typ. ( ) „P - Drivew aY Where '/ t - Standard Parking Stalls................... 20 Spaces - (19)g Units(14,35 s(Condominiums) 15-.Typ- i irdicated c3 - Accessible Parking Stalls................ 2 Spaces -,-,_ Typ. 6'H.CMU or Ornamental Force - (19)Units x 1435 sf................ 27,265 of Net --3 _ --- '-- Total provided..... 60 Spaces with CMU Pilasters at 30'O.C. - (19)Units x 1988 of...............37,772 sf Gross - 20 II� � i COPYRIGHT 17 anted CMU Retaining Wall « Lot Coverage(E covered b ad s. ..-x.1oE i T\ \ BO$e Course- ryye 'e,' �f I SITE "C- .------ Typ.Sight Screen Wall(Hgt as noted) All Edstng PI�Inf Information en from mf Cdifom aPalm corn tad sub de Roll ed Curb =----- ---- 2 `p g Segmented 9 2 Desert,Count r I pac gro per Riverside - -- Utility Line(S—Sewx, W-Water) Tract Map No. 33195 Dated November 2004. Street County - °r 0U Sod. No. 20'_ �,-- y u Centerline ^� pj u z 5 EL `m a E a is t m I � ems' Ma tcl , W' �t � _D r t _ _ I P S1 ' -- - 6 Residences wrth srdorces with }. u r = S Residences with - .. - - ((2)eCor Garages u ' (2}Car Garages I--' E x1$ 1 n g Lots }... Z:. (2)Car Garages 3360 sq ft per Umt `} ' . -. ..-. q Per I ;; 33601.sPrwate Patioso ( I f-� _ - I 3 Incl.Private Pat'oa - F .. 3360 s ft- Und - Incl Private Patios - - a` CLUSTER "3B" 1 CLUSTER '4B CLUSTER 2B" Dedicated Lana(5'W) I - to Existm9 ProPertY l 96500 r, _ - r.� - - _.. o—o— n - -o - - - - - --- ---- - - -ooY. zo'Bldg setback o n 4 0 0 0 4 Id 24' Priv e g �Vie. Corridor _ J-- - � - _ - - e \\ • 1 � � }00 00' Q g e E a m e v .E pakN� i 'b / "` o00 000u000000 __-s__ s-TH'ASTd�s— - —s - _ _ \ i-99.59'- - o /\o . �� o 00o enl T _ _ o° --- o0 0; aa�_Vid °o dt Gated Fro Lane Sxo �m -16 s 1 Green Bolta�g B-IT J Landscapn9� .-- a�o m � LQ 1 0\ TP° ��`/ J 4 �-Mailboxes f B-I0 Di—cy 8'W. a / ✓ units B1 a B B-13 J \ w °6 Cart Path \ i seise _.B'- aaa ,Pool ->3is f E P °® — • — o s _ B-14Manua. m iiri .a„rl y v . c e \ o E rL 7/ B-6 —Green Belt �� - .\ 1 �� Landscaping ; o BT� J + B (T _ 5 a C B , B- - o , Xi�9 �Greor Belt Landscaping 4,Wide - - -- r�.J _ Lots a Vehi4tl _ _ . Wa6cnq Path V Carridar — Vew COrrldaf _ _ _ _ _ — — — — i � J °° _ - . �rew Corridor I 1 _V o�oa.=- _0 Bldg Setbo<k 000 oriors000 0000000 _ __ , .,icy. Setback :.�o >� , - - - - -O ,000000000o n ° n t ,�_ oc°o 10'Utlt�E-o ent a 20'Bldg. Setback o .,.-? ��� (P- er ' C Mel �� y J � O1 Wail- 42'41. • -�____--- i . }I s—e .—e—e <.—.—o—e •—o—o o —o - • •—a—o—.J ,�.—.—. o--o—. a—e—o o—o—e o—o—o—o—. —o—. •—O—• —o - - _ •— a • _ -- - --RR se 115o ao. -_T`tF;. :,. 1 .. I ass t5'W.)•� ,.d I �� i�• _ i1 m ?' I t wners a,)Prcperty - _ —e D � E. 7 0LU _ t i 9 I ilF - - Existin Lo s I ._ ........_,. I .. -- DRAWN Lot 23 Lot 24 Lot 25 �` Lot 26 Lot 27 Lot 28 Lot 29 Lot 30 Lot 31 Lot 32 Lot 33 Lot 34 Lot 35 Lot 36 Sim to -r Sm to Sim. to PNS2 PNS2 Sim to NS3 PNS3 PNS3 PNS3 ' Sim to PNS2 PNS2 -r PNS2 I Lot 30 Lot 35 CHECKED a �_ ..Lot 25 I _ I Lot 27 .. I Lo, 29 r D PROPOSED SITE P I AN - SITE. B" Match _ _ _ _- - -- Q DATE P SS] SCALE Line - CA i ..- JOB N0. 1327.00 .-.... __ SHEET O. c a I i f o r n I a drive 0 PSP4 Site ..8. � . a q - — g C p E F G H 1 J A B C D E F G H I OWNER E P.D.Holding,,LP n \ Palm Desert, CA 92211 77-200 California Dr. AREA TABULATIONS PROJECT K E Y P L A N n (760)345-0222 gr. S T R E E T S E C T I O N • 1— �" Attu: 1Ydi Weinkauf, Gen. M E (Holt-width) 1/4" 1•-0" c a i SITE u V APPLICANT Total Site Area....... 424.320 sq.ft or 9.74 acre NORTH McF\ - 18 Units Ind. tourtyds.... 60,480 of a 14.255 Street Curb Return '>' 75-145 St .dCharlesltPL�Ste. 4 o fenterline a o Palm Desert, CA. 92211 o. - Sidewalks..............................19,795 of or 4.871L _ Radius Line _ 1 24 0" SITE "A" / ° a - Roadway............................44,940 of or 10.59% Roadbed Width - ' ). C•Cart �760Ch3 McFadden1 o -Driveways................... ENGIN..........14.073 of or 3.32R - a Path r Chris G -Community Pod................... 6,000 of or 1.41% I 12'-0" At 0 -Recreation Area... (—Bock of - Open Area/Lundsc. .........160.902 of or 37.92% l Curb - (Intl.5'Dedication_25.062 sq.ft.or 0.58 acre) 51 pe AC Po�ement Didvewak or / _ "E Sa>nron En9�•• 9 r r v a y where j .: �_ t 1.5$Typ. 1 indicated 1 r # '„ 'o`v COPYRIGHT 2017 cj Dwelling Units(Condominiums) —) i - ---- ---- - , - (18)Units x 1435 of................ 25,830 sf Net - �, -(18)Units x 7988 of...............35,784 of Gross � - Lot Coverage(1G covered by MdgaJ.... 8.435 I SITE �(�� / � - - Base Co Type C i ... a - Com acted Sub•rode Rolled Curb 1— -1------ ---Y 1',...- \ 2 J 5 g d E 2 •AN EAS*g Plan Information Taken from City Of Palm P t per Riverside Desert.County of Riverside,State of California County ' .� 9 0 0 St Std. Na. 202 SITE "B" _ `� Trod Map No. 33195 Dated November 2004. Centerline � \ J�},� tJal rn � \ < N a Zi m m z U i3 \ \ o / E �' y m .. iIT I _El t_29Jj, PROPOSED $FfE PLAN SITE ."C" / R�ig9 ___- _._.. Green Belt 3 'a,z W i ¢ naa 3 1 rz 85 - Landscaping _F_ Ho ° o 1-1 Future Recreation Area -� / �aV ryry /♦ A °o i% g a of 4 / Green Belt C-l.l,... wdktnq Path c c: Sigh,S Landscaping WO 36"H. r� ,.- ~• Existing Lots Exer\ - �—,• / m;v g C a�NsV �M N+ ass Station -- E'o .2-6- j=b °► ° \'�\ �•- Green BNt c° Landscaping 9 z \•\ '- _ o �� ® 1 �..r '_�.. ..aa.t. �� .-__. \ atop � 'a < a° w 1 _ moo,°^a' � .\ �6° = 9i I g i " �''d Existing Lots =_ V •S`o� ^\ \ � o �� \ o � -Sight Screen a Wall- 36"H. \ c •� ° / mom a, - / E a 1 CLUSTER "2C \o n'-o"w. Private'/ _ R Rnodway '' 8 3 ►`-'1 yJ G P S S 2 S2 � G PS j c_s � xisting Gresle Bdt @ n O \ r / \ S 1 \ •1 � �nq y Tt�ectla{ °\ V I(I I �'1 I O U S 1 n g 7 (� \:l 1 J m 7= Match Existing Lots as �� ! - • ` � n ,un1 uuu ul„'111n1au1unlnmu/ � Ben uu�uo� _ Ir � � n mu 1 Ieun �r Z DRAWN u w Ilona nm Ia nu�gnm9m 1 / ea �� Poakes. - CHECKED '. we S.BS°32' LLI DATE \ 'j I f Cart Path ea Q, N SCALE N • Q:a2J'„ \ \�f pt 36eerr t—' NO �e 1327.00 �, 9 • ` I .__' \ I - i _ LLI SHEET NO. S _ _ o s o +a M uch CL 12 Li le Q ° � Site -C- o g ul e D E C H E Al I J A B C D E F G H I J a1. OVMER n - " P.D.Holdings,LP 77-200 California Dr. \�% o APPLICANT Polm Desert, CA. 92211 h t (760) 345-0222 37'-0" 20'-6' ; Attn: WI Gen. Mgr. U O 0' 5'-6" 3'-6 - 3'=6' 4'-6" ,0'-6" 5'-6" v d McFadden Architects 14'-2' E 75-145 St. Charles PI., Ste. 4 Palm Desert CA. 92211 u 'J ---- (760) 3", .014 � \ a ? _ — — •_ — _ _ .. Attn: Chris McFadden _ o c jo ENGINEER 1 Saxon Engineering U / END WALL COPYRIGHT 20,7 VJF 51 IOt`"'INDICATED CONDIT 517E PLAN SEE SWT PFP2 o 3 -- -- Z ^� FENCE/WALL 1 W^ L � T VAR s a Pa do l — ACCORDING 7 o s m n 9' . 9' I 9' H I I PRIVACY NEEDS m LL CI O CE CE1:6 C I < d la U V 1 lW0 5o! 7PTi a L-----� Front N m� 5 � Bedroom I L"� Guest/Den Patio Garden _ s° '�� E 12'-6' 11'-6' cl� q'-6' x 11'-6' - 9' . 9' S-6" U) i Hall i I LINE Louve ED a d E P H ^E ` -01J ED ` 3 Tv L—j Tv ROC- OPE,aNG 3 $ U ¢ n a a 3 ov RHArN� a w m C L� N FE i-rr V u j Bath 1 OPTIONAL =a 11' // D` •u• TRAs r AECCORDNC' to / ROOK I PRE<J CN. OR. - BrS 's c •.• RETAtur1G and O GATE POVACT N®S • - ���' Dining 1 CEUIG b'-0' z II'-O' I VVEATTSOLID DOORSTRFS N1m 2• - and TI-RE�JeLD a \ l 1 M/ H—FLAM-ON.--1 15' H. CEILING I I I m 9' N. w FLAT ROOF) Entry I I I O CEILING 1 ELECTRICAL u 4 � _ I SERVICE � r '� I I I ,PANEL + o Rear Living N o } LL ? o 1 1 Widen D'-e ' r----------- - a cgs mm? Pa$e ---- 1 STACKED wm LT1T o. —SPRrJQ87 E'aV= =°o 12 x.E- :n 4_ _:= ALT. GARAGE DOOR - J =p= LOCATION l A OW I 0 i Ogn.sa q' 4.1. 1 I U a I`a R24.-O. ,I I CG1.raG l < z 2' 12'-0' 4'-0" 12'-0" 3'-6- 19'-6' V-0" a ✓. II ` l Kitchen 5 q'-9' p'-T 5ae I I o \ RE,. Garage I ; 23-6 o I PatioIF M 9' SHOWH2\ o CA— . c I M. Bedroom c CEI N6 M. Bath I II'-b' 8'-9' x 9'-6- L----______ 6 .o /�'��.. Doce At-7=A,, GARAGE DOCK LOCATION ALTE7NATE v` (''/\��///,Y ISEE SITE RAN for LCCATgNSI • j - _"= RISB! LOCATION -- _ - -� --- - �--�N SPANDRB4D. W DOw M PAWED:STEEL ALL h'ETD W END WALL rN1 CONDITIONS P2SEE E PF W - Oee CONDITIONS SEE S14T. PFP2 a \ on SITE AN 7 2'-0' .-9" 7'-0' 5'-6' 3'-6' 30'-0' 12'-6" 57'-6' r DRANK ---- Z CHECKED / aJ DATE o Buidnq N j AREA TABULATIONS SCALE 3 BED ROOM, 2 BATH 0 As Noted = PROPOSED FLOOR PLAN O JOB NO. g iyp. Min.Lot(48'x 70')...........3,360>Q. ft. 8 1327.00 $ I Scone ,/a^= t•-0' Orisantat'Im (includes Paws and Courttards) LL LL SHEET N0. c ( )rn ToW Uving Area..............................1435 sg.ft. v \\ Geroge............................................. 553- R. 0 LLI True North Varies Pallas.............................................. 402 sq.ft. CO P F P 1 12 for each Residence O FL O A B C D E F G H I J K a A B C D E F G H I J u OWNER 5 - = P.D.Holdings,LP n - - 77-200 California Dr. Palm Desert,CA. 92211 E - (760)345-0222 a � , 5 Attn: Wilt Weinkauf,Gen. Mgr. r APPLICANT McFadden o 1 s E 75-145 St. Architects Charles PI Ste. 4 ' Palm Desert, CA. 92211 (760)346-8014 J Attn: Chris McFadden rb ENGINEER E Sawn Engineering COPYRIGHT 2017 CO f 1Y +'- _F m AW < (n ' Co t SCREEN �� PROPOSED BEDROOM END WALL -- RIGHT SIDE ELEVATION E E F— d E� 3 on SITE PLAN TRELLIS. OVER - W f"a 16'-0"" 3 a RAKED ExTERIOR n n n n 2 . 4 57L.O WALL Ith - PLASTER In 2' RECESS n n n R-21 RIGID INSULATION Building North +I—Il II_II 1.1_i�_—— _ r4—��--w 1T fil—it-71 —wG 14 True North Varies 11 Front ` for each Residence Patio B droo 1 G st/D do Garden' �- 4 4 c n PROPOSED BEDROOM END WALL FLOOR PLAN - gU 4 o ^I .,r ale 114 _ l._p., Eve=tz0 E_ a, E ° ..`^ $aE,Ear I- - � aa�oa < i a 6 _ M. Bedroom N M. Bath l l r— Garage sSPPQf4CLER RISER LOCATION _ wwow L W- I I-4�I�Yf lYT 1�/4II�7�J 'N- ' ALTERNATE GARAGE Doom LocATKrI J LI LI U rr I I I I II I I II U U (SEE SITE PLAN for LOCATIONS) SPANDQML u U u U u u TRELLIS OVE2 20'-0' - PROPOSED GARAGE END WALL FLOOR PLAN _ (� 6 wi-EREiNDr`TEO Scale 1/4" 1-06 on SITE PLAN y 7 V 7 Z _ Building North 0 -_ f Z DRAWN - • - �S�yrotid O CHECKED DATE I'' True North Varies -i ---- for each Residence < 3 SCALE N As Noted -a 8 ,�I,. Z JOB NO, 6 W 1327.00 PROPOSED GARAGE END WALL -- LEFT SIDE ELEVATION a o SHEET No. a Alternate Garage Door Location 0 PFP2 o D_ 0 0 a A B C D E F G H I J °C a d OYMER a I - E = P.D.Holdings,LP 77-200 California Dr. Palm Desert, CA. 92211 B - (760)345-0222 a` Attn: VAlf Weinkauf,Gen. Mgr, I _ - APPLICANT McFadden Architects o75-145 St. Charles PI.,Ste. 41,2 Palm Desert,CA. 92211 (760)346-8014 Attn: Chris McFadden oc ° ENGINEER �—SPRSJkLER c u RISER "'E Saxon Engineering Garage E 0 COPYRIGHT 2017 2 WROUGHT IRON `.{{r .d.. z a PL.ANTINC TRELLISere i C U-) co �? OFFSET 6' h— WALL N t0 n U- a a ®Uv L rJ U_�a5 U) f/1 M L U Ems_ E a 9 v 3 W ALTERNATE RISER LOCATIgV - T WROl1GHT RCN / EXTERIOR PLASTER PLANTING TRELLIS '1n CONTROL JOMS ALTERNATE GARAGE Building North OF° SET 6' from WALL DOOR LOCATION tSEE SITE PLAN for LOCATK3NS1 4 Oris to 4 0 � a, PROPOSED GARAGE END WALL FLOOR PLAN PROPOSED GARAGE END WALL -- FRON True T ELEVATION LL >H T North Varies Scale i/a" _ -_ for each Residence ,.o_- 1/4' = 1'-0" a`9��c<i n.= 3aV-Y�b oa�$Egn aka° t i a 77 L/\IIT/\I M. Bedroomy M. Bath Garage L_____+___ ALTERNATE - RISER LLCCATKNJ vobb WIDOW I W_J_µ—11— ;4 1—4 J 1——-1 W I-F � ALTERNATE GARAGE DOOf. LOCATIpJ �I tt l l I I I1 17�I ISEE SITE PLAN 11 LO o CAnNSI SPAr„orA u u u u u u - WDW. GLAZING TRELLIS OVER 20'-0" - 6 SCREEN WALL PROPOSED MASTER BEDROOM END WALL FLOOR PLAN 6 = ►n L_7 m SITE PLAN Scale 1/4" = 1'-0" a J �n V C! t r - O Z r; O Building North F- Q Z DRAWN _ O Orientation U CHECKED Symbol J DATE True North Varies Q t for each Residence SCALE u \Z `,L�ILi - As Noted }+I JOB NO. `� B :: '- ' u B W 1327.00 PROPOSED MASTER BEDROOM END WALL -- LEFT SIDE ELEVATION SHEET No. O E F G H I J w 0- ,':•:i':❖ii♦i:❖:❖:•:':i':•:ii•:i•':❖:':i':4•i:❖g-*`*�i•:'O:❖:':i❖:•:ii �' •♦•:O'!'!'!'!•!'!'!•!•!•!•!'!'!'!•!•!•!•!•:i❖i - :':':•:':':❖:❖i:'♦':r:'♦'O:•:i':•:O'i♦❖•':❖:❖:❖:•i:❖:':•:':❖:❖:':••i':':❖ " � • ��• '��� ■- OEM ..�O�i�.��♦�!Wi:�..f.:l:li:l:lil:l:�:� r Y i i-r 1 r•�♦ ■■■■■■■■ Y :. ■ ■■■ ■Timm■�■�■■ ` McFGddm Architects - Attn: C He M.F.ddem Storage RV _ ■� ■� Z■■� �■ , 3, ■ 1♦' I i,rsi _.■■ _ ■ i.. 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MM■n■non■■■■■■■■■■■En■ I■■■■■■■■■■E■■■■■■■■■■■ ■■■■■■■■■■■■■■■■o■■m■ ■■■■■■■■■■■■■■■■n■■■■ M ' a OWNER E n _ P.D.Holdings,LP, 77-200 aorn Palm D. Ct,lif CA.ia 922Dr.11 E EXTERIOR PIASTER EXTEIZOW PLAS TER REVEALS (750) 345-0222 RAKED al 24' 6Q `oc-L' Attn: Wilf Weinkauf,Gen.Mgr. a` RASTE7��OR al 24' $O. CCNC. TLE LOUVEk® CCU. TILE 12 ROOPNG ACCESS ORS i o' APPLICANT a 1 T.O.Ridge_ ROOPNG Q4 T.O.P. 17-10_ _ T.O.P. 17'-10" o- M—Height McFadden Architects EXTERIOR RASTER VI _ "- u E 75-145 St. Charles PI..Ste. 4 0 CONTCC JOINT. _ Polm A Desert,C 92211 a`o '- - -'- ' o (760) 346-8014 'o v Attn: Chris McFadden ENGINEER w 0 I � Saxon Engineering e 'r s - Finish Finish COPIRIGHT 2016 s 0 Floor Floor Floor a0 0 0 2 OVEhEAD SECTK,WAL NCCO 'RELL� ALI.MJ-M DOORS A.P.H. 0•-0" ALIJ.Y•LM DOC4� 'Nf•DOYI OCATICNS IXTERgR RASTERA-P 1 GLASS GARAGE DOOR wm $TAN and NTDOVRS aM WI•DOWS of END L14TS Mm CCNTCL JOI (Ap H.0'-0' Z e.. .o (Approv.Pad NqL) (Approv. Pad Hgt.) G � PROPOSED FRONT ELEVATION PROPOSED RIGHT SIDE ELEVATION Scale 1/8" 1'-0 _c " Scale 1/8"= 1'-0" Qe u a N n ° t G WOODTAIRe.us 1. m a U � E l �tab �2• OQ m CiwMB REVEALS Dc�I RASTER `2'• 11 �`. / at 2s' SO. RAx� EXTERIOR CCNC. TILE wfi CFWJ•8 REVP?.Ls E E a 3 al 24' SO. rn f .,11, C N RA5T6T PLASTER T.O.P. 1T-10" ROOPNG T.O.P. 1T-10" m CONTOL .IONS — ._ — — — — — — T.O.Ritlge — — _ I / CONIC. TLE Yex Height Max Height w c w POOPING VOOM TRELLIS STAN 54' H EOLP. �...- - -- SCREEN ----------------- -_ ^ ^ - • < �y OLN�7 ACCESS ORS / /PACKAGED MIN — Finish •I F;nieh 1 c Floor m ', - I Floor e INAC LIT _ __ _ _ _ _ m m n c M' ALUMNI DOORS � Vr000 TREWc' � WNDO'N LOCATIONS 1 L—EXTERIOR CL OER �VAREST GARAGE SrTE PLAN A.P.H.0'-O T 4 -„ ., A.P.M. 0'-0" J _ - and WNDCwS__ wnn 6TAN (Approv.Pad Hgt.) at E^D ITS.— (Approv. Pad Hgt.) 4 a 0 THE PAOPLASTIC POLRoLYUI TlPOi PROPOSED REAR ELEVATION PROPOSED LEFT SIDE ELEVATION a , Scale 1/8" 1'-0" Scale 1/8"- 1'-0" E o�Fgd ` - 0 --- g �,.i i.l .. h->oz- sss�����r .. - y. �, - - E^s~w ;y;•- ,� LL DECOCATED SOLAR ty 1� PANEL LOCATION wAll 1 1 \J F c log loQ �° WOW TTN 1 c Building North Z J �^ PROPOSED ROOF PLAN " J ^ v� o n� "" 1'Scale 1 8 - -0 Orientation ` _.= L ((Iv11) R.O.P. = Top of Parapet / s1�Iha � O T.O.R. = Top of Ridge '--- - T.O.T. = Top of Trellis ¢ /w` 0 A.H.P. = Approved Pad Height True North Varies ■--.� OrL far each Residence 7 7 r A • x .. _ 9 DRAWN F- —_ < __ CHECKED N ` LLI' \ GATE _�. �� w o- LL e-11s cliOIL SCALE d As Noted o U JOB NO. B _ 8 m 1327.00 PROPOSED_fR CTIVE - Z. SHEET NO. w o PEM a o-o 0 A B C D E F G - CL d A B C D E F G H J OWNER i P.D.Holdings,LP 77- 0 Cafifamio Dr. Palm 2Des Desert.CA.92211 i Sf, P s�( _tr«vs-- ., __,=_. .., ... .m. .-.�.-,...�_-. _ - � - (780 345-0222 m E _ EXTMaCR PLASTER 5 Attn: WITf Welnkauf,Gen.Mgr. m CNMlVEL REVEALS ar ?,P 50 - EXTERIOR PLASTER 3 APPLICANT 7 EXTEQpR PLASTER =Im CWAhr•8 REVEALS = a 1 ci 24' S0 wm GON*a .1ON15 T.O.P. 15'-8" L �'1T5 OQ PLASTER "'"^�. .IONTs T.O.P. 15.-8" _ m c McFadden Architects m° a o Pdm Desert,CA.92211 a wOOOT TRELLS Ma><Hmgne E 75-145 St.Charles PI..Ste. 4 14 fr Attn: Chris McFadden dden y c -* o ENGINEER IC 90AR0 E Saxon Engineering Finish o COPYRIGHT 2017 ' Flaor 2 POOL r_ �_LMN-m OOCRS A.P.H.0'-0" HOLLOW MTL. _ _ .. A.P.H.0'-O' Z uu @ PER PLt- :.a WNDOwS Pad H t. DOOR Mlh LOUVERS -..� , (Approv.Pod HgQ _ d N Y PROPOSED FRONT ELEVATION PROPOSED RIGHT SIDE ELEVATION Scale 1/8" = 1-0" Scale 1/8" V-01' c a N n Z a C N N C S�•Q.vb �OQ\ -FhTEROR wWOOD TRELLIS - _ \\ � i +. LE REVEALS d. JOINTS 1 REVEALS 3 ' UTEROR °I 2a SO 3 Ern STAN ASTER POLYOUD-w(TPO) — — — T.O.P 15 T.D.P. 15-8" ROOFNG TPELLG Max N.iplt V4000STAIN Mmc Heiylt - PACKAGED o _ - HVACT-' 0 POOL WALL C _ f 1 - PER P..AN 0 Y N • <` �I _ v N o 1 __._-..._. „ DEpCATED SOLAR ?OOL WALL . PANd LOCATION .rER PLAN Flaa _ _____. _ t •' Finish 1 ? _ Floor "�- - MIL COLNG i� POO_ �ENGIVG IXICdCR RAS?9R 4 I :��.,•---. 70OR _.__ -'tAV ! A.P.H.0'-0" vnm CON?0. JCA'r5 A.P.H 0'-0 (Approv.Pod Hgt.) ALLA0IJM DOORS (Approv.Pad Hgt.) , aIE Mlf•DOYMS a e- I �N Y PROPOSED REAR ELEVATION PROPOSED LEFT SIDE ELEVATION ��omWa i / - Scale 1/8 = 1'-0, & Seale t B" 1'-0" � �c'��Un� Ea .- - .a 2o �»=b do �x n000 TCEL-rl �a g E lt n STAh. 5 E A . 4 s < -a a a 10 c 0 o E s B A Building North a �� i ;• U- Vt.] PROPOSED ROOF PLAN O LO.P.. oarapet Scale 1/8"= 1'-0" Orin thtoion �►'. y ��r.� _ _ �� '_' (\///(V1'''IIII�/\A/, T.O.R.=TopTap off PRidgge T.O.T. Top of Trellis c A.H.P. .Approved Pad Height True North Varies _ •�-- ,. "--• r`J - 'a for each Pod Building Z ' 0 ;.[l 1111 ,`.F�•j'c��k:` - - -. - DRAWN W . 1 4 �_.—�."',; a.'' • 'S ��, '''�•"- W CHECKED DATE m LE SCA FsAs Noted LU JOB N0. 0 1327.00 CL - � s SHEET NO. PROPOSED POOL PERSPECTIVE F MP—EL J 0 A B C D E F G H I J m A 8 C D E F G H I J a OVMER _ = P.D.Holdings,LP 77-200 California Dr. n Palm Desert, CA. 92211 E _ (760)345-0222 PACKAGED Attn: Wllf Weink-f,Gen. Mgr. a. T.O.P. 17'-10" �rvAC tN7 1 tom— — — — — — — — T.O. i— — — — — — — _dge 1 - APPLICANT 54'Ik EOLIIP. 12 COW TLE o T.O.Par ��� Q4 P�R'I c McFadden Architects Pat.Desert,CA.92211 o Wet LOWERED TH52MOPLASTIC v E 75-145 St. Charles PI.,Ste. 4 ACCESS Des POL)CLEF" ITPOI o ROCFNG o 9 (760)346-8014 Attn: Chris McFadden — T.O. Parapet 0a ENGINEER o «E Same Engineering 0 i. _ COPYRIGHT 2017 0 F-XT82KVPLASTER CON j wlm CONTOL .ANTS _ 2 - n i 2 'a WS .0 2 X 6 ST at W O . m P8B2GL BATT NSLL R m ( '' og i i I N C �Nn � c HALL y > a -LOPO}$loll— — _ TOp O/Slab V L Q — Pod Hgt.)P Bedroom I Bath I Living v.'-A.P.H.0O' oo m^ U A.p . Room M. Bedroom I� (ApproPod Hgt.) � (APprov. Pa . b E = '• v In�d 3 PROPOSED BUILDING SECTION -- SLOPED ROOF E ~ E^ a m S-1, 1/4'' = 1.-0:. s - ul a` naa 3 'TW . Q PACKAGED / PRAKED LASTER T.O.P. 17-10" i-NAC 17Q7 T.O.Ridge s4•K Eot�. Li ,( T.O.Parapet d LOUVERED ACCESS TIC BEYONDORS POLYCL6iJASlTPp1 4 ROOFrG 4 N T.O.Parapet - 4 H I 9 Eve=_ ib a= Vw r XTERIOR PLASTERs5 'I wn COWOL JOINTS p p g a q \ 2 X 6 STUDS ar W' O.C. .3 a n a FIBERGL BATT NSLL 02-2) < i a 5 5 ._Lop of Slab — — — — — — — — _ — — —. Top of Slab `ra A.P.H.0'-0" _ I A.P.H. (Approv. Pad Hgt.) - BedrOOm 1 Bath 1 Living Room M. Bedroom - (Approv.Pad Hgt) PROPOSED BUILDING SECTION -- FLAT ROOF S—I,, 1/4" 1'-0" E 8 8 fn V ~ LJCi w 7 7 m S� Cn -.. - - DRAWN •� / W CHECKED j _ to DATE .- N :r�• -� t - SCALE 4N 4'F' ♦ ( _ .. //... I J As Noted ,106 N0. 8 m 1327.00 -.��/ .••... - SHEET NO. - HVAC UNIT ENCLOSURE STUDY -- SLOPED HVAC NIT ENCLOSURE STUDY -- FLAT ROOF w ---- - cn - - --- O PBS1 - �CuJe 0 A B D E F G H I J a d.. A B C D E F G H I OWNER i P.D.Holdings,LP r - - 77-200 California Dr. -- v Palm Desert, CA. 92211 (760)345-0222 Attn: 1MIt Weinkauf, Gen. Mgr. Z _ _ APPLICANT 9. 0 • - . -- c 75-145S Architectsadden t Charles Pt.,Ste. 4 I Palm Desert,CA. 92211 s s • + .. •.i.: (760) 346-8014 •Q! ` � Attn: Chris McFadden ,. ._-. , xon Engineering o COPYRIGHT 2017 EXISTING SITE "A" LEFT t . x g ' --- --------- - — --- -r_ � _ — owl NULLID ID i T r' 7 t I't a a _ I 3 �N PROPOSED SITE "A" - LEFT - a`���c<in� EE'vS co Cf2 iV a Eoogogl �a N Ern I w < i a f5 5 - e ' r a _ �' XIS G SITE "'A RIGHT nn ((will - - Y z 00 i ( .,A r DRAWN \ CHECKED n .._ _ DATE SCALE N.T.S. 8 8 V 1327.00 4 JOB NO. z SHEET NO. e PROPOSED SITE "A" - RIGHT PEA 1 Cr -2 A B C D E F G H I J ~ IZ Site "'A"' s A B C D E F G H I J " owNER E `_• P.D.Holdings,LP N .: ,}... - .... 77-200 California Dr. W POIm Desert,CA.92211 ,� - (760)345-0222 Attn: WIN Weinkauf,Gen.Mgr. i, - - - APPLICANT u _ _ McFadden Architects 75-145 St.Charles PI.,Ste. 4 a I - _ Palm Desert,CA. 922116 a 1 . '. (7 0)346-8014 Attn: Chris McFadden o E Engin—g L. rsmmmms�IF .,1, 1 r. 1.. ,." w.) :,i COPYRIGHT 2017 F. _ -• •r .., � ." _ _ 1. - _ sr o � ,a _ .. ..sue. a v 1. m " r I r, d _ ' E^ 3 m3 C> p d na& 3 EXISTING SITE "A" - LEFT EXISTING SITE "'A"" - LEFT W er O g N 'f �I a N �r '15r 3 'a m e x � _ 1. :•Si: :• �). 5=� :t tlY ` �� + - - , . U) .r � 'sue 'Y 1' � -•- .-, '�'- •r�''. / J � V �s rram,., - �}, - '1• - l - DRAWN a4.'S•-..� - 0_ CHECKED W U Z DATE R O U SCALE - - __--- J N.T.S. J JOB NO. 8 B Q 1327.00 _ SHEET NO. e PROPOSED SITE A"" - LEFT W PEA2 - A B C D E F G H W Site ..A.. ( I Ir Plotted.Wednesday,June 14,2017 1 J:\Current\Mlea\Dwg\PDCC\Qrelims\1332rPEB1 Entry Ce aq N A N l D 2 > m O x 0 O _-. Z co INTI j, r m m ; m s m ssslish— / if err l /I, 0 V r! m r:� s m 7d 11 j44 f 'a , Tt x t Z � a l O O O m K "1 m 'n ,{ r 1 :F f t?. t !� I ao V A N A W N ENTRY CONCEPT SITE "B"" ILLUSTRATION Unless this document is a BLACKLINE print on BLUE background it is NOT to be used for construction This drawing may not be reproduced in whole or part without the expressed written consent of the Architect. Identifying marks and symbols hove been incorporated to maintain conformance with this requirement. or palm A CondominW r.m Project Fo P.D.Holdings,LP m :y a m Palm Desert Country Club u Z o u ` 77-200 Collfomla Driva Architecture - Planning - Interiors _ ' + ° uJ g 8 /�^III��� ^ ^ ///���^77t /�7 Pal Tracts No.CA 9 211 t 9 N A T K, a N (MIT (� (( - Palm s Charles Place, Suite 4 `'S �.J LLLSSS V APN's 637-190 021.-024,-027 Palm Desert, CA 92211 S $ N P: 760-346-8014 F: 760-568-0963 3 s •'"�'`' !Web: chrism daddenarchitect.com r s A B C D E F G H I J OWNER E P.D.Hokfings,LP a 77-200 California Dr. h Palm Desert,CA.92211 (760)345-0222 L Attn: Wilf WeinkauG Gen. Mgr. n o� APPLICANT McFadden Architects , E 75-145 St. Charles PI.,Ste. 4 Palm Desert CA. 92211 i (780) 346r 8014 0 Attn: Chris McFadden oc ENGINEER 4u OQ Saran Engineerhg - / COPYRIGHT 2017 y. .. , z at at Le w a c aJog E L till Jill 3 3 6 naa 3 g SITE ""B" ENTRY CONCEPT ILLUSTRATION 41 60 P120PERTY LINE I t _ d 8 E r I.. E{-6 w ` a ExistingIE) a aRB Residence ` 5 5 - R24 0' CIRB CUT EASTNG CMU WALL to REMAIN -- " RETAINING WALL DETECTABLE PROPERTY LINE WARNIN A' CONCRETE SOEWALK IN) ROLL® Cu7e CONCRETE BAW TRlW51710N - TO MATCH GUTTER C�JJr ASPHALT PAVING to REMAIN—, J _ 6 g _D,f — o slli a I RANTING AREA -- - _- _-_ O 1 I O I N Z, O WAS SCR 5TACC, ~ 7 CONCRETE 7 w ORNM.@JTAL PENCE wIIN J MANSORY PLASTH2$ DRAWN m 30'-01, �j t CHECKED W . F- DATE R24' 01' ORNAMBJTAL FHJCE CR CMU WALL PROPERTT L.T SCALE u a DECDED M O PROPEIM WIEQ 1/8••�1•_D„ 0- JOB NO. H FENCEGt T awrsl 8 W 1327.00 QBAAIN SITE "B" ENTRY CONCEPT Z SHEET NO. O v PROPERTY LINE - N P E B Z y A B C D E F G H J ~ tZ Site "B Plotted:Wednesday,June 14. 2017 J:\Current\Mtec\Dwg\PDCC`Pretims\1334-PEC1 Entry N J O) N A W N c'+r > {$ r > r ry V'L ! M oLn m $�• 1n m m { n i � t • 1 f 1� n A Ado � o A -) fie. i; y, �1 �4� ;, '� •�ki f m m Ye f" ., � Y7 o tyFy4 G`�r O .� p .... ... �. i �i► i m t. n w a� g 41 ti. ENTRY CONCEPT — SITE "C"" ILLUSTRATION Unlace th, d t a BLACt.uNE p,,,t >n BLUE to�lq d t NOT t r d f' tra.t This drawing may not be reproduced in whole or part without the-press:,i wrtten c-sent of the Arrhtect. Identf—, magi..• ,i symbols have to-n r—poroted to —ir,tain c nfo-n..._e th the req--o—nt. O N _ palm • ' paN� = aJ ITECJ& U; A CondominWm Project For: m u r$z a o i P.D.Holdings.LP i e $ F n$s m y y > y Palm Desert Country Club a - - — y2 �, i. F4 77-200 California Drive z > n n {1 o S P I� �SL� Pat.Desert,CA 92211 p: Architecture - Planning - Interiors N 5 A o DM y 2 o; a• C� II (( = Tract No. 1.-0 Palm s Charles Place, Suite 4 1�+ O IILSSS �/ APN's 637-190 021.-024,-027 palm Desert, CA 92211 n+N s P: 760-346-8014 F: 760-568-0963 »w +' rd s :.�Web: chrismcfaddenarchitect.com J '4 N A B C D E F O H I J a ` OWNER I ' r n o= P.D.Holdings,LP 5'-0" Dedicated 'v 77-200 California Dr. Dedicated Rear Yard ° Palm Desert, CA. 92211 Rear Yard 8•_O" 24'-0" 40'-O" 48'-0" 46'-0" 65'-0" 10-0" h.N (760)345-0222 Landsc. Roadway Landscaped Frontage Residence Residence Greenbelt Landscaping Rear Yard `oa Attn: Wllf Weinkauf,Gen. Mgr. ' Rear Yard , o. APPLICANT Roadway i? McFadden Architects 3 E 75-145 St. Charles PI.,Ste. 4 p Typical Property Line Crntedme Typical Properly Lineo Palm Desert,CA. 92211 Y O o (750)346-8014 715____-_ -Penmefef _ ___ __�-__ _________ ___________ ___________ _________-perirnef-er_ _- 715 F" Attn: Chris McFadden 710__-___ _ _ __.Feaca-_ k __ _____ __ __ _ _- ___ __ __ __ ___ Fencg_ __ ___ __ _-- ___.. 710 z_o t Existing Grade ' -_- _- _ ENGINEER 705__ _ __-__- -- _- __ ___ _ _ _ --- ___ ' _. 705 m 0 70D__--- - __ __ _ __ _Sid-elk -- _- _- ___ _-__---_)[I-_ __ ___ 700 .a0 Sa>�n E^9�n ^9 i 695 -__-_ ____ __ _____ 695 c8 -_ _ o o COPYRIGHT 2017 690 685- ---- _. - _- 685 2 680-- --------- a Unit A-13 Unit A-14 >- r. Lot 680 Lot 175 Drive Lot 133 2 -10 $ a _ o cD _ (n u PROPOSED SITE / BUILDING SECTION "A" — SITE A - �79 N C U Scale: 1"= 20' m t 5'-0" m 9 U _� E 5_0• Dedicated o o _ in Rear Yord Rear Yard 8'-0" 48'-0" 48'-0" 19._0•• 81'-0" 17'-0" h. c Np� 8'-0" Greeenbelt Landscaping Residence Residence Land— Cul-de-sac Lord— Rear Yard E t n Rear Yard Frontage 3 a' 3 0`s dY no a 3 ffi Typical Property Line Centerline �—Typical Property Line - 715__ __ __ __ ____ ________ ___ 715 = - 7t0________--_-_.... _$ ___� ___ __ _____ -__ _ __ ____ ____ ______________ ___ _ _,EeOpe___ _ _-_ __-__. 710 .L K metK Ew d - stinq Grade y a` 705_--____. _ Eertce_____ --.- -- _-__--_- ___ _- „y. ___. 705 ' m 5 695 685__ _.___-_ - 685 ° 4 6e1)__ ______ cart# Lbt Unit A Adjacent Lot - 680 4 d A Lot 151 Drive Lot 165 PROPOSED SITE / BUILDING SECTION "B" — SITE A Scale 1" 20'-0" E o d o aag �b s= a, � I 5'-0'• Dedicated t c1 e a Dedicate Rear Yord Rear Yard 24'-0" 8-0" 48'-0" 48._0„ 81'-0" 48'-0" 93'-0" 11'-0" o a t 8'-0" Landsc. Roadway Landsc. Residence Residence Driveway Residence Greernbelt Landscaping Rear Yard 5 Rear Yard Frontage 5 a i Typical Properly Line Roadway Typical Property Line ` Gen line 715__________ ___ ___ __I___________ ___________ _______-___ ______-__ ______ ____--___715 ---- --- ------------- -710---- --I- ---- -------- --------- ------ -------------___-_ ernnZ- -�-- ---------710 P�lmstec- I Retaining Wolf F K ___ ___ _____________ ___________ _______ ___ en�e _ Sideealk Fence _-_ ______g__ ______ _______ _______ 705-- - ----705 700__ ______ _ _ -__ - -__- --_ - _____ ________ ______________ __ _ ____-_______ ____ _ ___-700 695-- -- ---I -695 1 tin Grade -690 We'----- - - _ _ _ 6&5 6 Bea---- Unit A-2 5 tt A-24 o f 680 e o Lot 156 Drive Lot 161 PROPOSED SITE / BUILDING SECTION •C" — SITE A Q -sale: 1" 20•-0" Z 1Jn 5.-0., O Dedicate Rear Yard L Rear Yard 20'-0" 24'-0" 10-0" 48'-0" 48'-0" 90'-0" W 20-0" 12'-0 Roadway ands Residence Residence Greenbelt Landscaping Rear Yard �/�` 7 Rear Yard `lilt 7 (� Z Typical Property Line Roadway Typical Property Line 0 CentMine J 775___________________ __ ____ __�__ __ __-________T _____________________ _ _____ -715 � DRAWN 710------------------- --C -�'emne ----- ------------------------- --------_-_---------- ---- --------- -710 - 705_______________ __--L �enc€ _--}.__ ____ -_____-___ __ --_ _- Ezistinq_Grade_________ _ _________._ _ __ _____70S CHECKED 1 Reten.Basin - erJrlleter_ \ 700_______________ ___ ____ _____ _ _ __ ____ _ __- _____ ____-_________ __-___700 DATE Retaining Wall ence� 695__ ____ ___-__- __ ____ __.I..__ _ ___ _ __ __ _ ____ _ _____ ___-___Byy W C890_______________ _ __ __ _ --_ _____-_____ _____ ____ _____________690 — SCALE _ J N0. 1 � 32 $ e 6e0______________A Lot 19e Drive Lot 26 _- -_..__ __. ___860 8 I327.00 W SHEET N0. PROPOSED SITE / BUILDING SECTION "D" — SITE B CO P S S 1 Scale: 1"= 20'-0" 0 a A B C D A E F G H I J CL N A B C D E F G H V I J _ o OWNER I c 5•_p" °-' P.D.Holding.,LP Dedicated '0 Yard 77-200 California Dr. Rear t► 2 Palm Desert,CA. 92211 .� 24•-0" 58'-0" 54•_0" 93._0" 24'-0" 30'-0" 111•-0" 54'-0" 33'-0" 60'-0" _r (750)345-0222 a` Rear yard Greenbelt Landscaping Residence Landscaped Frontage/Driveway Roadway Driveway Landscaped Frontage /Driveway Residence Greenbelt Landscaping Community Pool Attn: 1WIf Weinkauf,Gen. Mgr. v 1 1 APPLICANT Typical _ McFadden Architects Property I Roadway c 75-145 St. Charles Pl., Ste. 4 o Line Centerline Palm Desert, CA. 92211 u � _____________ _______------__-__----___---_-__- ----___ _--__--_715-__-___-_�_ -__ _ _________ ______________ __715 Attn780Chri46-80adden 710-_-___-__ ------------- ------------------------------------ --l__ -----_---__-________--_-__----__-_ __-___---__-- _----____ --_-_-______-_ __710 -o 705 Perimete-�r- __ __ _ __________ - ENGINEER Fence--� Existing Grade Existing Grade--_ --- -- --- -- - - ---Pool Fence-- ------_ _�---- -- 705 E Saxon Engineering i 700- - _. -___ --__- -_ _ _. --- - -- -- ___ ----- - ----- --- - - -- --- --- _ ..—- -- _ --_ _-_ 695 __I ----_ -_ -_ _ _ ___-_ _ Retaining Wall _ --- ___ ei... _--_ __ _ - 690- .. ---- ` y _. > _ -- - ---------------- _ __ - _ 700 �o ... C -895 'o.. COPYRIGHT 2017 -- n. -1,-- ----------- -_. - - _ ----_- _-___ - - 890 685- - a 2 680 Adjacent Loft Unit 8-2----- - - ------ Unit B-8 -. 680 6es a 0 2C- Drivs z m as � U) � PROPOSED SITE / BUILDING SECTION "E" — SITE B mW Scale: 1"- 20'-0" = 'S N n m cis m to a� a WVv " 5._0.. 5'-0" m U U Dedicated I vedicated c Rear Yard I Rear Yord 21'-0" 123'-0" 54'-0" 20'-0" 24'-0" 24'-0" 96'-4" 41'-0" 29'-0" p �Cl u d Rear yard Greenbelt Landscaping Residence landscaped Roadway Landscaped Resitlences Greenbelt Landscaping Rear yard j c t E m 3 Frontage Frontage m 3 naa 3 Road*oy Typicol Property Line Centerline Typical Property Line - 6 ------------------------------ ------------------- 715—________�enm�ter --I'-------- ------- _. ___ _____- - _____- _--_ -715 = 710 Fence Existing Grode .__ ------- - ------ ----_ 705 -_-- I ____-_ _�teldining Ytdl�. - .-, --_-----_-_ _-_ --___ -_I_----------- -- -- - — _.. _ 710 700 __ _ ___� ----- --- ------ __- _- - _ --____-.__. - __ 705 _ Fn. - -700 _ I 1 Fen'meter 695— _------ .r-=__ i --_---_ a --695 4 eeo— djacent Lot _w_ _ Unit C-3 Utah Unit C-13 Unit C-14 Adjacent __680 4 Lat 433 Drive Lot 441 _ �g c�wPo PROPOSED SITE / BUILDING SECTION "F" — SITE C Scale: 1"-20'-O" E''a .aa ��sz°b s= "ern oog�o^ 5.-0„ a E i Ern 'o Dedimted ; � n Rev Ynrd y „ O" 54'-0" 40-0" 48'-0" 32'-0" 24'-0" 35-0" 18'-0" o a a Rev Yard Greenbelt Landscaping Residence Landscaping/ Residence Landacaped Roadway Greenbelt Landscaping Rear Yard 5 Driveway Frontage 5 t Roadway a Typical Property Line ---Centerline Typical Property Line � 715- z 710-- - ----- - -_ _ Fence _ _ __ -____ __ -- -_ --_-_ _ -_-__--_ -- -- __ dkingP -_ 7 10 70____ _-_-_ -- _ .. __ _-_- _ --- _-__ _- _---- _-� _____ - -_-- ___ _______-705 W- ath • Retaining wall Existing Grade " 700----------- --- ---------- -__-------- .. -. ---_---- - --_----____ -_ __-_-_ --- ---_ ---__--------700 " 890_-_ ____ -_--_____---_690 685_________-- __ .___-__-_"5 a. 8 ON - -------66o g [Lrt Let 463 Drive Lot 41 PROPOSED SITE / BUILDING SECTION "G" — SITE C Q Scale: 1"= 20'-0" Z {Jn O Dedicaledd U a Rev Yard I 3r Yard I 3enbel nce Re 33d ac 5idenc 25'cap 85'-d-0" 1T-0" 5dera elt La `I-ar LJ Rear Yard Greenbelt Residence Rear Patio Residence Residence Landscaped Cul-dr sac Frontage Residence Greenbelt landscaping Rear Yard O 7 Landscaping Rear Yard Frontage Frontage 7 (7 Typical Z Property Roadway I Line Centerline �IT pert 715 _____ _______ _________ ___________ ______ _ _ __ __________,__--__ -____------___-----_ --_ __-__--_--__-_ _-__ ---715 J DRAWN 710 - Perimeter -_ _ - ____ __ ________ ________ ___ ____ _ - ___ __----______- _ �mce Ret fining Wafl -l=r,.i I Walking Path _7� m 705 - ______- ____ __ _ _- _ ____ __ _ _ ____ ________ __ ____ __ -_� CHECKED n 700 _ _______ _ __ __ Exislm�Gratle - DATE -- 695 IJ.I 695 __ -_ _____ n ___---_ _- L 690 - - :, --690 — SCALE `x 685 - -_ _--__- _ __665 JOB NO. $ 8 680 U m�, Unit C-11 - --600 8 Q JOB NO. Lot 45e -00 Drive Lot 48 UJ SHEET NO. PROPOSED SITE ! BUILDING SECTION "H" — SITE C ° PSS2 Scale: 1"- 20'-0" O ° A B C 0 E F G H I J a N A B C D E F G H I J OWNER z '�7._0„ E r4l �� 200HCtlI California a Varies 4'-0" 11'-0" 24'-6" (24-0"Min.) 28'-6' i6'-0" 12"-0" 4'-0" 8'-0" 31'-0" (24-0"Min.) 22'-0" 20-0" - - aio i D r. Greenbelt Walk Greenbelt Roadway Greenbelt (E)Reor Yard Greenbelt Walk Greenbelt Roadway enbelt (E)Rear Yard p De ert CA.92211 40 Landscaping -Landscaping- _ _-_--___ - - _--Landscaping _ -- _____--_- _ __ __ _ 7� -_Landscapmg- - Londscap nq -----_---____ _ capinq- _ _ _ - -_-_ ______-- 700 0(760) 34rr0222 2 T a` Centerline IF-Typicol �TYP'cd Centerline Poi�t f Wankaut, i Property Line Property Line Roadway—Y T par y Line I APPLICANT Gen -RoadwaY ____-_ _ _-_- ---_-__--- _ ___________- __. ___ -__ 695 °5 Attn: . Mgr. U t _ _ _ _ 695 - _ _ 12,_a, � Etdatklg - Res a. Typ. .ti H McFaddena5•_0• 1 75-145St Charl Sit�tsSte. 4 a T 48 H. - Vegetation____________ - V tatlon 7 _ Existing ._ -_ __-_,_R - --_- _ -________ -_. --- -T12 ------------ - - '° -9-- -690 Palm Desert,CA. 92211 a - - _ e9e -TYQ 690 I Reslden i ' ---_ _ __ _ _ ___ ___--____ __ _.___- - Re ___ - - -- dent 27"Heodli ht (760) 346-8014 __ Mox. ° Hei ht-T 6'H.CMU Hro I ht �, Omameotat -�- 9_ rnammtal o Attn: Chris McFadden _ q _ -_.__ _____ ___ _ Perimeter Wall = Penmeter WWI _ '. 685 ______,,_ _ �_ _ - _ - -___ _ '665 ENGINEER ° - _ __(___ _- „ __________ate__ V _ .. 685 W SaxonEngineerrmg - - -- — - - COPYRIGHT 2017 kL a 'i � � 4 r�r _ _ •j Sight Lines 2 v Maine Dr. �IghtLines F -- .., ,- Maine r eeo ___--- .._ --- Floor Line a} 675 -_ _AC�13 C _. _._.._.. - .__ _ '� Lin.. _ 5 Elev. ? l Lot_-- - F`o E-- ent Lot M D z -_ Adjacent Lot l ea „ 1 87 ....... ` Ad'a cent Ld. Lot 17 «c o• N Lot 16 :> a� .a8, 3, 6' d3.ru,,:,F.`a^: ._.�c..:aW:' �sW,...:`:..-.....y:,...:,u-•ar...._s...�:.::,r:,-_ - -670 '670 .., �rn Note: Note: u o' LOT 16 -- PROPOSED ADJACENT PROPERTY SITE SECTION — SITE A LOT 17 -- PROPOSED ADJACENT PROPERTY SITE SECTION — SITE A - See Sheet PSP3 and PSPA4 See Sheet PSP3 and PSPA4 far Site Section Locations Scale 1/8"= 1'-0" for Site Section Locations Scale: 1/8"- 1'-0" c a N$ 97._0„ _ 27'-0" (24-0"Min.) 49'-0" 21'-0" Varies 4'-0" 24'-8"(24-0"Min.) 33'-8" V va Roadway Greenbelt (E)Rear Yard Courts Greenbelt, Roadway Greenbelt E)Rear Yard - rn ii ----- Landscaping 700 Courts Lantl-aTrL9 Landscapmg - ------- -- - _ -- _700 v- c _m v, _ _ __ __________ _________________ _ ___-____ -___-___ s ___ Typical _-__---_ Centerline °, C x V m e Centerline Property Line Roadwa a.z a o.. .1 a Typical Property Line 9 Roadway ______________ ___.__-__-_. _- ---__-__-___ --____-_-__695 _______- __ -_--_--1'- - ___-___-___-___- __-____-- -_____.___ ___-_895 _ o. Fo< �L ----- 9 48" ___ I T 48"H. 5-0 _-_- -_-__--v__-__-_--- _ _-_i _H___-__-_ 5-0 _-_______ _-_ -____ no N 27"Headlight M - _ Vegetian c e _ Height --_Vegetation -_-_--__ --- .IY2 ------------ ---_. _-_____690 LP,..,b 7� _ Ste' -690 i� « _ _ _ u, -- 36' H. Sight e ht-Th9 --- �'3N6allTyp 6'H.CMU_____ 6'H.CMU -- - _ _�Wo'. Typ. / Omomentol c Ornamental :. _ Perimeter Wall a -- Perimeter Wall .. : .. _ 685 - - •: ' _ - - - - - _-__683______ _ __ --� - 680 T_ 680 _ _ _ __ __- -ourts ---- -- Sight Lnes .r � '- _._ � ',*� �es �v Sight ^� Maine Dr. — —-_ Maine Dr. - - ______- __ .. -- - -_. __ 675 n -- _. , ... r .. -675 .. ..' ... - 4 Adjacent Lot I i a I (>_j-umn - Adjacent Lot 4 w ----- to Ren,on-- � .. No _ Lot 14 Lot 15 0 _ 670 Not,; LOT 14 -- PROPOSED ADJACENT PROPERTY SITE SECTION — SITE A "°te1 LOT 15 -- PROPOSED ADJACENT PROPERTY SITE SECTION — SITE A See Sheet PSP3 and PSPA4 - _ o V FF See Sheet PSP3 and PSPA4 for Site Section Locations Seals. 1/6` 1'-0" 4F= z b Scale: 1/8"� 1'-0" for Site Section Locations FE 3 0 0 176._0„ « b000g�o I o H, Varies 9'-8" 32'-9" 36'-0" (24-0"Min.) 24'-0" 40'-0" 13'-61, Varies t 3a Ena ,o Greenbelt Walk Visitor Parking Rootlway Greenbelt Retention Area Greenbelt (E)Rear Yard ; a ., LandscoPing (Skewed} - (Skewed) _-_------(Skewed Angle) __-_--- ---- Londsca- ---_- - Landscopin�------_-_ _ Landscaping-- z 700____ ___ -___-----_-- __--_____--__ _-__-__-_______ 700 r- a 5 695---_-_--_______ _________-_-____--_ __-_--_----_____-__-_- ----___--_-_-_ _-__--_______--_-__-_-__ -______0 _ _____.. ____895 a --------------- - --- _ 5 _- Typ. 48"H. 27"Headlight - �Vegetotion - _____ I � 6&S- --- _._--_ _ _ _685 t� - _ Pmmeter Wall -Sight Lines " a o .-._- _____ _ ` 680 ___.__._._.___.____.____._._._._._- _ .- = - _ _-__ --... Maine Dr. __ -- __- - r.-.-.�._ _ ----_- -' �n 4'-0�. - - P.etent on Area -f-R- _.. /—Floor Ure E Y 675 675 AdjacentLot h �I 8 .,u.. :.... - r.�„ - ;;. 1 nn�,. Lot 13 G Elio.87&7 670 670 I a Note° LOT 13 -- PROPOSED ADJACENt PROPERTY SITE SECTION — SITE A Z See Sheet PSP3 and PSPA4 for Site Section Locations �Jn Scale: 1/8" i'-0" O v� 194'-0" 24-0"Min.Width 39'-9" 87'-0" 13'-6" Varies L) a Roadway Greenbelt Retention Area Greenbelt (E)Rear Yard Li 700- Landscaping -----Landscopin9- _ - LandscoPing _-_-------- _ _ _ 700 Unit A-22 LJJ 7 695 --__ _ ________________ _- _-_--____-_-___-_-_____-____-____ _. -_ - _ _-. ___ __ _.__. __ __-___ Yana _ -_ _.__ _______ ______ -_ _ _ _- __ --___-___ 695 Typ. 48"H. Vegetation 5'-0" }. 690- -- - ---- 27"Headlght 36"H.Sight __ ______________________________ _ __ __-_ T7�. _ __ -_---_____ 690 --Fieq Typ. -- _�//oll Zyp. -_-___ 6'H. CMU/ DRAWN ____ __ UJ _-______ _ 685 665 - - - _ - - - -- - � _- - �'st'ng 4� _____ ____ ___ _ ___________ _ __ _ ___ ___ CHECKED -- Pemmeter waH Grade _ 1 _ __ _ __ _ _________vc___-=__ - _______ (E)Fence � � DATE 680 Maine Dr. - 1^ Retention Area - -- -- -------- -— � � SCALE --- ....Floor Line Q 1/8S A n Min. -_ N ___-___.______._.________.___._- .i t- __-_-_._-____ -_ _ _ _ _. --.__-_ _ .______-._-___ _-_.______._-.. _ _ 675 675 _____._.._-_-__.__.._ __- _____-__-___._____-__ R gISII� ..... FJev. 676.T ( Q JOB N0. g e i,;, ganM I Adjacent Lot a 13zzoo a Lot 12 LU SHEET No. Note: LOT 12 -- PROPOSED ADJACENT PROPERTY SITE SECTION — SITE A 0 PNS1 4 See Sheet PSP3 and PSPA4 for Site Section Locations 0 Stole 1/8"� 1'-0" Q a A B C D E F G H I J CL � Site A' $ A V 8 C D V E F G V H I J OWNER e 78'-6" . E m n varies 3'-01' 4'-0" 24'-0" (24-0"Min.) 13'-0" 9'-6" 8-6" T-0" 4'-0" 28'-0" (24-0"Min.) 11'-G" 20-0" '' P P200 Holdings, Cal California 192 11 Side Yard Walk Roadwa Greenbelt (E)Rear Yard d Retention Area Greenbelt Walk' Roadway Greenbelt (E)Rear Yard Y Landscaping aim Desert, C 2 Landscaping Landscaping _ -___S.mmbelt_ - ------------------- - 705 01 (760)345-0222 E>osting landscaping _____ ________________________ IF-Typical Residence a` Centerline I 1• Property Typical Renttlerline Line o - Roadway—11 Line _-__ProPertY _______-WOy I________ ______ ________________________7� 1 - �Propcert u 1 ----_-- - -------------- ------- ----- - --- 700 - ..._ __ :'..;':._- Line-- - I vo- Attn: ein au, en. g, oa 1 Y APPLICANT p UUrnI It F Archil a 8ayand 1 I 5'-0" z 5._0�.. 'E 75-145 St. Charles PL.Ste. 4 o '; _ -___ - 695 -____ - o)�CMU Wall_______ ________ ___ ?yp_ ____-___-----___-_- _ --__695 a b Palm 7 Desert,CA.92211 _____ __-__ - emaTn ERdtta o ( 60 46r 8014 -_. _.__ _______________ __ ______ Existing - H C �• $ 6'H. CMU/ ResidenceHeadlight_ Ornamental ___ _Perimeter Wall _ ___ --_--_ ____ ___ _ _____________ --_ -_ ____-- ____ _- _ __ ____ _--- 690 -- Height 690 T . ---__ ------- - Ele 687.7 Existing Iy. < „ , Existing --_ Sight Lines t T - Gads 1 - NEE Omomentol � Perimeter Wall z o -__-_ _ _ Grade -- ---'-" _ _ �______ _ - - _ _ _ _ _ - -685 ----- 1 r Ele. 686.t -� � �� �n F E Sa Engineerng _ _� - --_ -- 685 -- at Garage -____...___ _ _ - - l w i COPYRIGHT 2017 _-e'OM Adjacent Lot - Sight Lines v?t Rete- Arso --_ _°i- -__ _-_ ___680 -- - ...__Lot 69 _ _ - _ --680 .. - el,e t t M14L' E1eJ; 879 D' "� F° ....•... Etoct lice 2 loot Line f'.e.�m ng Na-�'- 2 Oregon Dr. Adjacent Lot - sz -675 675 Lot 16 S Note: Note: v v LOT 19 -- PROPOSED ADJACENT PROPERTY SITE SECTION - SITE B LOT 18 -- PROPOSED ADJACENT PROPERTY SITE SECTION - SITE B `u a o See Sheet PSP3 and PSPB4 See Sheet PSP3 and PSP84 o 1 for Site Section Locations for Site Section Locations Scale: 1/8"- 1'-0" - Lot 20 Similar scale: 1/8"- r-o" -a < n g � o� 66'-0" ''-`' a 28'-6" 18'-0" Varies 17'-6" LS'_6" (24-0"Min.j "p'_n.. 13'-0" i 3W "a Unit B-5 Unit B-5 Patio/Yard Greenbelt (E)Rear Yard Retention Area Greenbelt Roadway Greenbelt E)Rear Yard - Fn u ___ Landscaping 705 ---------- ----scalping----_--_--(Skewed_-_--_-___--cap nq---- --_____ __--_--_---_. 705 -n Land LandsO m ' _--- Typical ?E a• W r, ~ ---- Property I ro 'o T ical ° a Line ----------- Property Line 3 3 Unit 9-5-1 - - -.__. -__----700 ---_ __ ___________________________ a o< rtine Existing unit B-1 Roadway--� -- Residence at Lot 20 14'-6" Sya ----- ---- ---- --_895 _---_- -__ _ --_-__-_---_-______-_-- -___ --- _-_---- --_--__________-695 _ - -- R kf CMU Screen 6-H. CMU/ -_ P STy E"thence = 'i Wall-Typ. Sight Lines Omwnentol l L n -- --�I W°IIH.TSi ht 6'H. CMU ___ Perimeter Wall :.. yP9 Ornamental -690 __ -____ ____- ----- --____ _ __ - ----_ __ _�erimete� 690 < n r a~ _- -- _ 11 Wal al - yp ....•... 2T Heatlhght k W k Height T . Sight in¢` 4._0,� ---- I I __ 11 ---_ _ rLines Jh _--_685 --- -- -- -- --- -- -- ��_ c{_- __-_ 685 y v Unit B-5. ' El- 681.7' 6bo Retention Ana a 6✓0 V - --- - — - - - - - - - --- -- -- - l _ _. ° a Adjacent Lot ev s7., f t; r � ,3� q "E N �' Adjacent6 s Lot 23 Oregon Dr. Lot -- _ 675 _:.:. -_ - - - __-675 Note: Lot 21 m .�°J c g a�o Note* LOT 23 -- PROPOSED ADJACENT PROPERTY SITE SECTION - SITE B LOT 21 -- PROPOSED ADJACENT PROPERTY SITE SECTION - SITE B F _ See Sheet PSP3 and PSP84 _ __ See Sheet PSP3 and PSP84 for Site Section Locations Scale: 1 8"- 1'-0" for Site Section Locations E'o do Scale. t/B"- t'-o" Lot 22 Similar / sFi�ci�zb 84._0., Pod..B.. 64.-0.. 20._0„ U.,d P_= 28._0., 3p_0,. 29-0" t va E Pod Deck Greenbelt (E)Rear Yard Unit B-7 Patio/Yord Greenbelt (E)Rear Yard Landscaping - -_---_- __-- __705 __---__ _---- ------------------- _._-_-__--___---__ -_--_-___________ __--- -705 a Londscaping - - _----------------------------- a Typicd unit�7 Typical Property Property Line Line _________ _______ ___ _ _ --_- --- -----_--_------__ 70p 5 . 5 ___-_____ __ _ ________ _____________ __ 700 ---- ___ ____- _-_____ _----_ _ , --- W U Screen .-0 �, -all-T 5T Typ. _RasiMnce -_695 --- ____________________ yP -- C--_------� a _-__._ .695 ____________ ___ - o __---_ _-___ 6'H. CMU >� m CMU Screen Existing l _ __ Ornam. l Wall-Typ. Grade 4'-0.. meter Wall _ ____ __ _ __ _ _ _ _ Perimeter Wall o _ - Walk ___ _ _ _ _ _ _ --- __ ___-_ --- _ _ _ -- - __ .f -_ Lines g Pen _ __ _ __ �SLines-- _ ______ _______- - Sight _�- w /, �- �� S gh t 685 885 - Elan 687.lY _ 0 890 E Pool 'B- -GW690 M w;ir to Pa ' Adjacent s W e Adjacent Lot )acent Lot r`i Zl - 675 Lot 25 675 Note: Note: L See Sheet PSP4 and PSP84 LOT 27 -- PROPOSED ADJACENT PROPERTY SITE SECTION SITE B See Sheet PSP4 and PSP84 LOT 25 -- PROPOSED ADJACENT PROPERTY SITE SECTION - SITE B Z for Site Section Locations Lot 26 Similar / for Site Section Locations Scale: 1 8"= P-O" Scale s" = r-o" Lot 24 Similar / 0 531-01, Unit B-l2 40'-0" 13'-0" Unit B-12 40'-0" 15'-0" (� a Greenbelt (E)Rear Yard Greenbelt (E)Reor Yard Ll.l I-c - __-- -- - --. - ___- _. ----.- __Landscaping -_-_ _ ____ 705 -_____- - ___ T __- _______ 705 U) Lu + Unit 8-12 Typical ` P Line Property Existing -------Unit B-12 �(—Typical 7 liell _ _ _- Line _ _ y L___ ______ Residence 700 - .i, _ - -Residence __.___________ __ Existing 7 Landscape 6'H. CMU/ 5•_0.. Planting 5'-0" __ ---Sight Lines ____-- __ ______ _---___695 --_ -- - __-_ -___-_ __ -Omome tall 695 DRAWN Ornamental Sight Screen Perimeter Wall Typ� r s s �L cc -------- �_ _ _______ ___ 1� � Perimeter Woll W _ --_ _____________ _ - --- _ _ - 690 r ____ } ___- _____ -c- "� CHECKED El".687.0' Sight Lines DATE 687 s 0' _ ------685 - - - - -- - __ 685 W k � u -_____.__- - �, �Elev 684.T.h , floor Line _ SC Unit 8-12 Lr�;del- Ele 683.3' 0 Unit B-12 ____ _- 680 t/BO BALE NO 0' --.- ----------- -------------------- -------------- to..,'. 3 -; -------------- 580 -t,a.m�in-='� AdacentLot - - ,, Adjacent Lot j Lot 29 a 3v.oD 0 8 I Lot 30 SHEET N0. 675 675 uJ "°tet LOT 30 -- PROPOSED ADJACENT PROPERTY SITE SECTION - SITE B LOT 29 -- PROPOSED ADJACENT PROPERTY SITE SECTION - SITE B 0 PNS2 See Sheet PSP4 and PSPB4 See Sheet PSP4 and PSPB4 _ _ for Site Section Locations Scale: 1/8"- 1'-0" 0_ Lot 31 Similar Seas: t/a'- t•-a' Lot 28 Similar O v A B C D E F G H I J Site "B" a i A B C D E G H OWNER a v 53.-0., 52 ._G. P.D.Holdings,LP n Varies (24-0"Min.) 18'-0" 40'-0" 13'-O" Unit 8-t5 _ 40'-0" 22'-0" _ _ Roodway Greenbelt Greenbelt (E)Rear Yard Greenbelt E)Rear Yard -200 California Dr. Lcoping P m Desert CA. 9 211 E _ _-_--_--_--- onds ._ -_ - Landscaping_- --- _. - -__ _-------------- ------- _.- 710 _ ------ _._-. ---- -- .. _--- Landscaping _-__-_-__--_--- -- ---- - 2 77 al -710 (760)345-0222 Attn: Wilf Weinkauf,Gen. M a Praperlty Pry°erty ------------ ------- - Line --_ _-----__-___-_-_705 ___-______ --- _.___ Line _______-_______. - -705 n APPLICANT ro I ---- R B-15 -t---- c McFadden Architects 14'-0" r,es °E 7 ____________ _______________ _ __ 5._a. __-__-_ -_ _ 9u______ 700 t>�. - _ _ ---_. - _ -- .. _ _----____ __--_- _- _.Eutog 700 P1 Im 45 SDe)sert,t. riCA.P92211e.Residence cote o (760 346-8014 6'H. CMU/ Typ __ - 5'-0"� Attn: Chris McFadden 27 Headlight Omamentd H ght Typ. Perimeter Wall—� Typ o c -__ -.--- _ _ _- -___-_- -- _- _ - _ -------------- --___ __ __ -_ __- 36 H Sight 36"H Sight E 695 {� k_. 695 ENGINEER Wbl-Typ Sght Lines Wall-Typ. 5� 4.-0, Pmamental i __-_ _-_� ermeter Wall Engl^°°n^9 - _ _ -- - ---690 -_- _- - __ ___-_ 690 II - Walk I - ___ _ _t COPYRIGHT 2017 r• .,�;, !. `' - -_. - _ I E o I Sight Lines _ -, cote �._v o88,5 -_-.. _-._ _ _..._ __ ________ .._ _ _ - ___-_-685 _ _ _ __. _ _ ___ 685__ - - o �IbS�-Ci/�P ____ _ -- rTa Lin€ .T 2 ., � -�1._r M. ,`Jars s)I -' to Ri ain ENw S' _ _. _ __.. __ -_ .___ -_— Efev. 684.1..: _-_ Z c, Oregon Dr. �' — W « - r Adjacent Lot Unit B-15 Adjacent Lot Lot 33 -- ---680 I Lot 32 -680 - H Not,: LOT 33 -- PROPOSED ADJACENT PROPERTY SITE SECTION — SITE B "°t LOT 32 -- PROPOSED ADJACENT PROPERTY SITE SECTION — SITE B w See Sheet PSP4 and PSPB4J See Sheet PSP4 and PSPB4 m o 0. for Site Section Locations --- _-- - for Sit.Section Locations m L Scale 1/8'. 1-0., Scale: 1/8"- V-O" 75­0 t Var (�4-0"Min - V hi:l-F••rki Walk 'l._;,,.. E Unit 8-19 17-0" Br, 24' 0" 26 0" es - --- - 1. - - ' o' 0 21' 0" Greenbelt Landscaping Cart Path Greenbelt Landscaping (E)Rear cord Roaddew y e c e a elt ( ear Yard _ -a- k Greenb E)R _._____________ _ 710 _SCu sacZ- __ --_ ___-- __ - --_. -_ --Landscaping_. 710 -n g o Unit B-19 Typical Unit 8-19 Typical Beyond Property Beyond Property Line Line _ 3 ___-_____________ ____ ______________ _______________ _______..705 - - - : - ---_____-_- --_--_--_-._ -- -___-___- __________-_ _ -705 a ao a 3 y- 5•-0" ----- Centerline a o Emtln i RoadwayExistingal �' _ - ReaMence -700 _ __ - _ -__-_ __ 11'_- Varies ____________ _ Residece 700 T a 6'H.CMU/ 42"T Sight _a 6'H. CMU/ .v. CMU Screen �nameMal W I 5T roam n - v - Wall Typ. Penmeter Wall ----_ --695 _ -E1- ------ ---- a - - __ ___ -- ---P. Perimeter Wall -- - --695 a u n _ __ ___-___ ___ �- -- &ght Lines - HeghtB°Typt {� _ -> �. IC-5 ght Lines ........ m s �1 -690 El-. 585.7' .685 --,-_._,__._ ____. .- -.-.- ---__ -'� --IIo:il - ' -685 4 �— Ee e4 ot 4Un,t B-19 Adjacent Lot Oregon Dr. Adjacent L ry Lot 35 I .Cat 34 6B0 _-680 �� «Y O�w a Note: Note: 'o g 4 See Sheet PSP4 and PSP84 LOT 35 -- PROPOSED ADJACENT PROPERTY SITE SECTION — SITE B See Sheet PSP4 and PSPB4 LOT 34 -- PROPOSED ADJACENT PROPERTY SITE SECTION — SITE B _ v a for Site Section Locations for Site Section Locations g E B c�=`o Lot 36 Similar Scale: 1/8"- 1'-0" Scale: 1/8"- V-O" 3 t b 4= V w 98•-01. 25'-0" 32'-0"(24-0"Min.) 23'-0' 18'-0" o~ro Greenbelt Roodway Greenbelt E Rear Yardo- 0 Z ___ Landscapmg Landscoping --_ _ _— _ _________ ___________________ _____ I Line [ — --- , !� pical ----------- -- TyTypical 6 a Property Centerline Property 5 Line Roadwa E,da_In o -__ _ ____-__---_. - ._ -_-----y_ -------- -------------- --9 -705 5 m r- 5._0, ---___-___ _Frssidence - c �Emting Typ. 6'H.CMU/ 3 Resi.. 4•-0•• Pmamental Walk - - ----eadli----- ----- - _ Perimeter Wall --700 _ U (E)CMU - 27"Hght --o - - -Sight Lines- .` to Remain Height-Typ. '� - ----- -_ --695 s 693.7- - _ ,.,. --_ - __--_ -- -- - j 690 1 t ; 690.7' r __Adjacent Lot _ Utah Dr. ________ :., Adjacent Lot B -- Lot _f. _._ _ -- Lot 432 _____ --685 8 660 a Not,: See Sheet PSPS and PSPC4 LOT 432 -- PROPOSED ADJACENT PROPERTY SITE SECTION — SITE C cn for Site Section Locations Z Scale: 1/8"= 1'-0" O �n 23'-O" 32'-0" (24-0"Min.) 9'-0" Pickleball Courts U a(E)Rear Greenbelt Roadway Greenbelt 705 _ Yard __ ---_-- Landscaping_- _ (Skewed)--- Landscaping _ w ---_-_---_- -_____-__ _ 705 fi) ---- Centerline-- tl.l 7 Roadway 700 -__-_ _-___I_________________________ - --__ ______--_ - - __ ____._ ____ -___ ____- 700 7 54'-0" M -----'-_-_ Retention Area 695 __________________ _______ .____ _ _ 695 F- Ed 5Typ. Re de�nee Typ. 6' ,.CMU/ __ _.- _. �AyR,1 Ornamental 36"H. Sight 27"Heodlight LJ.I 690 _-__ -_ Permitter-wall __________________ Wall-Typ,_ __--�Height7 Typ.______-_ ____ -________ 690 11 CL_--Sight Lines grL O CHECKED aQ ___. _... _ ________ � DATE 685 4. - Se mental HMO _.. - _. -- -- - -- - - -- - -. _ r- - -. -- A^9- 685 gg 7.. I _taininq Wdl - -..i _. . n - SCALE 680 - El-r 6807' _ - �_., ....r. q - ,..,_. --__Elev. 680.55•.._... -680 Q JOB N0. Adjacent Lot Maine Dr. B Q 1327.00 675 '`ct j5E 675 W SHEET NO. o s Not*: See S LOT 158 -- PROPOSED ADJACENT PROPERTY SITE SECTION — SITE A 0 PNS3 for Site S S ecttionion Locations and PSPC4 _ __ Scale: 1/8"- 1'-0" O p° A B C 0 E F G H I J cc Sites A, B, C 0 i OKLAHOMik—AVENUE ru tiiil C CBASIN dw - RETPNDON BASIN T: ..J — ( ) ff Y Y z � u y. x O • r i E - - - =a5 . - - - _ - _C - - - a w H FNTU_ Y AVENUE_ — —— J PLANT PALETTE —- - -- ---- E � �_? ;4ETE "�!� ��,/ / � � \ / ® w"a..e >rr .a • .... �...... s� .M, c.M,'�"" mr �° ."`'.. Q Q a a Q SITE 'A' t� / ;<,;,.,�: •�.., � ,b", .,, a • �, „� w w.. wr , _.. Ir. `. _' ___. _.y I �� r.x. �.: •w...e'n"'%v ,q »' '�rw>..ee°`tl rra ,qo- " � ��. � �� •�.��.,w. ��.+., <a .a _ —_^ r SITE 'C' SITE ,B, `n — — A ' ,`�_ �. •� ;; �; PROJECT KEY PLAN �a N T.S. — - - - - - 1— - -' - -1- - -1 — • ,� ,a NORTHLi CALIFORNIA AVENUE — — — --d• '" " - ac99-16 0l ccn-na.EEn a,A NAPpiRAN5P�GT'ON BA', O r ..a.,an.e r•'�, •�-� ..,� O' 60' 120' 240' �o m. ter.. cahou ee A'A QA,w sM:w wa:ce Aa wur—— <,enaea-.ew.�.. GRAPHIC SCALE --- 9RU85 YtL:I�Pd6AtiS.RI*N RATER�KiG1T 7R:P�!?'ER5. $ - - -- --- -C - -I - - � - -I - - F - -T 77 IT LAWN - ce . s Pff _x e { Liz. Y f r. _. BASIN .- - H I' � to �C•'Y'SY,'�+ur Y � I x Fil -- - -I -- 1— I- - � — _i — - - - - � -- - I- - -1- - --11 — _l _ - 1- - - -I - - J — _1 _ PLANT PALETTE CALIFORNIA AVENUE ;„u 5*vt NAM st8 �F.r_ f-w' ': awa Je'en L] •e'°go.:. Gw LO to 5 gd ee' N 5 Agavekw 5;p. i-� N—I" eov n 5 TiN Lc W LUY✓.y LAVM TO BE GYNODON DAOTYLON TFOY-v}-'N SM' Ttiq Tv-ee •S w.Wo10 YdgNM' S gd. L 1 y eroca»o�KMn 14'eo+ L] E!$N6 HHa NONOT Mf'N O GOKT2TE. K // 4 a a 4ep=�u tivir j�T d Pdn �/. �/ It Naar�Aaoca •�'41ecac� fagWrb Ar aPb•bw 6-0Gaaea L] ' `ab YM1Tib J.•�a. L ,»T�a S ga. L, °,. ° ~oa>< SITE 'A' .� y, s�uesarng Acoab crtPsow wagcWaw evgvasw b ga L] /r z< m ga L �- S J Maw¢a P'fd�fT Kl PLANTERro ee LCT GOLD'DECGMYJSEU 6RMPiE y " �1 e V S. ""�"^'b"'s°'r'e trwl ve•nws rr<TM r�PUEs rvaann"cs To ee weTmD Aaa ,., a i C m '8 Aa'YIYttM Pvecav SB'eov L1 .ntadvm 5�a]s •py}ppWn4WW Oga�. L1 C9MPAGTED To-Al-7D9'M. !orNrm Tbb VerW Lon B'dW Wa(*aa' S L] • LEGONATry R.ee G STA 1'-6•AVNL a Pv..Nam v.s w...r Sn•eur L J w�zwo ea,�'S ga. L] �� +� �: Tao+saTfftsT eou.Dert No s+aer*Drsarsla Duxt 1'bnTn Tub Veree LW 6araX • Te®bg� 51KAV f D[YOIY T14S 008e1e.'AN0IAIA'YbOm COBBf.E Yb'AVA4.A9LE i, �, I v :mw.m F "'y ao+aPN g 'TOee SL'een L] Pn!anWa n taeNtlr 5,k. 5 9e' L] Ag—Agan qa. L] rau+SOAM'!'S*eOLLRR Aip sTdLfkOba2-36J] �r� — -•_ iOT LOT AgE:t TR gELE1VE 9ESERT eESNeG � �yy •agPnb PeTM1Pula'L s ga. N 5 �Agve aw+meba vargaa t5 ga. L] kD.ON'PGON Asw SeRVGES f:LD1 e6s+5a � "r r Ceurn rvYpo Vail peO hp:e Ai A rMU4M DIRN Cf 1'. � 914LLL SR££5 RerNa F}bettaeY s ga n s b eMf W S L 1 L`...�5?^.�. ,M •Gaud fgNdn �. a>utDa�TO HE CRF5IA'.AVNLA$E(ROn SITE 'C' We 6"4 sT0 Noem'o WmWm N•Bov L] •Mi Bal+ sga. n s faraeaeW aesvMaOef 5 gY E. L] �T BOLLf1EV NO !!Y*6015{]-SYlJ �, _:- ---—-- L ✓ TLoafaaptbo cecdoco Ja'eev L J •• OY.bO arlEk}J LWe NaM9u' s gX t] E QQ e9° L] j SITE 'B' i > a z NC WNW RSA AR � a PROJECT KEY_PLAN asw nevp.'c0en�.vm J4'Bw n 5 5,1*.1V.M s(S sYn.NAvg S+XE 0A m AUa[iM SAMF,YU'�RR SA.-D WTN R4 R E""cpM 7R.P EH,- _ IarN '.'a• ® 5-w roN+aadP ga. L J SCALE- N.T.S. rr��VV'rr�i y Dexet tirvya bwrh]Agar • GaNew macrxaw 5raa Ga.1.er qa. N s Njae P°'N s q° L 3 O a n.rtae GrM�sba Naa fa,e 'b„p Aga'° V W H ® GonvoNAi wwry qN L] 5 ad L] t a<'o argxaao �s ew er Aae y 9a n s per"^+rt9 61 f • 9— 5 ga J F+ cw,arcvs rtwN Ja•eox k s ������ ////j�j—��\\ TO` nMaraean FT Pde 1MU?nub • 6{.NwEbgMWiLbea s qe. L] •'MpYobe Psvtb�v s 9a. J v bcgigibr arF rtee Yaw S L] ��be�a+bn v'� ® LPmb rk�re bcobau �ga. N� ORwB+TK GRA55E'v 9 ga N 9 __- rgNA)6orovT w rMTGR AN • N,ebNP�Ne L� NORTH Argent L,Yay • nAeoerg'o coPrbY 4iga MaN' , Srn.iwE YZE V�iA9�E Ldfeb v NFn Oob' �ga N 5 ��vNt� • flan Lob Lame • NaNNb bdWbrf 1 ga t 1 •careagnAa eo 5 ga n 5 P."TT-,4,rdvT 9 A.br' L 9a. n w�a fwhn bw -. )ab Na • Gdao Pa.aaMa 5 go! L] • PeeTee�a�waaa s ga. k 5 � �(� '.M taoa frentacbr Plruunm 7 1 s ga. L 1 pPae wc'seraa' i q" n.s O 40' 80' 60' (�7-1lYlJ se.b.Nnnc«fa s qa. L] • b�a+aw.eab xsa L qd. L] Sloe[ND. GRAPHIG SCALE L-2 T—ad.'Av9e sga. L] • t Tga. L] ., �.-Q A Nda Ye a asxN Of PLANT PALETTE _ +# a POP Y � � � tt � / / / l / '4 r \ \. � •� \ � ro'-.w.. it �4w�rsy��Mwn>�rww.w.uwr fT t> ��RnR' p ■j( � I � 1 .i' /� � �✓if' \ � � MRw Rw+ g •*rfr'"�Mw rM�r ft tJ t� ki y- \ j � I � � � ..^. _/ /./'� `f � \ \•. `� �r.nMW'Ww��" �'�+ �J �>erM� N+J syr is 'rer..r a..re..a + ._ _. \ / /r r\ ..''� {Mw>�J>wr xew 4J •.. ws'.ers..rowr wmn +�>. .xmw My , 4 1 S W I � F { g w f. t e . u 11 � w"�57��II � -.. � :.� � _ �r+.+aa.e.- `v 'm •�.+�'....... �� a ....%p,c��rkx d "7 �--�... _------_.._.._,_...._ ._ ____—,_- 1� $ lr \,/� \ \\ t .\\,�' \• .� +s��'" +`'�iae+ �t..w....as � u� � II 1Y l \, 1 /, �, 1 � ,� tj t � •�`� nM*A rz w� a e rater rr aes '40, 1 r , 'A" P } J ry awr✓ OPEN PLAY AREA r }� \ \ CV \\ SITE 'C' SITE 'B�M r � E-a RETENTION ,,,f.) IZ �\ r - _ PROJECT KEY PLAN ak a adi SCALE, N.T.S Q p ZO a R E - NORTH O 6C !20 240' 99_16-01 GRAa+-+!G SGA�E slm N.. L-3 Of ra 4' WIDE GONGRETE , } - � PEDESTRIAN WALK f� r Q 2' WIDE GONGRETE BAND o I O ry 3 W I CONCRETE PAVERS , —^""�.- ,• '� ' 5 S tr 1 Y 4 t #; 8 t b i d� F ea. WATER GON5ERVI N6 LL -- LANDSCAPE TYPICAL PROJECT ENTRY ELEVATION - PROJECT ENTRY �~ Q SCALE: I" = 10'-0" SCALE: N.T.S. o z U PLANT PALETTE ° m ry -. Fww LARGE TREES WED 51Pft LARGE AGGEHFS / (A sYH.RAPE 51g U�SASE sYH.NAPE SIZE 24,mtt WE rA pU Aram arro 24•Hon L] . u9a 59. n s �PO'IGoa Is pl. L.2 o! �tpl 56"B M 5 gym mm�llata vanxe 5 gal. L] 1 N o 1r r•b. L 2 WATER GON5ERVI N6 w a Ivma GOaHa 5 ga. m§ 1 Acerb svpcM 2!•Bae M 3 •,rKg.Fbms Fa,gA.rm,Pw.a.ro b-e eaten L 2 LANDSCAPE A Acacb OCWb FY Acala fEarlottgNa N"Box L] .J..t&b catrmo 50, L] SM.dstrng Atnea Ckv-ofo � Poelyrsas magbn,e IS ga. Pakl.wla •ea. L 2 Sq. 5got. L] ml.�-.I 15ga L] RAISED GARDEN BEDS ��� • MRtrgmTu PaFn ,�` Sarran Fab VerYb Lw+6a J+ ®LplcaplylLm brlt mere Rb dmo' S gal. L] _ FEDRRI ACCBIiS an«s .. a ve' -ere Lw.warn L 2 ®sww �.e e s gd. L 2 �rH.wvE sty ft RE I ` i}.;I�'li` `1 �«a w.gHm.a BG 2 . 5pb.' 5 ga. L 2 4 WI DE CONCRETE Itaelf. LP..BrarA D.am.tt�a 15�. L PEDE5TRi AN WALK Rena Perw.,Aar. 59. H 3 Aga,.&--tt—vsleg 15 ga. L a wan—11. Vr_rl.got.a Av- a f •G" • p SMALL TREES •R1.A.Pa et}wnfamb s ga. .5 "� rtmet.rl 5 ga. L 2 5m NAME SIZE IfiAFiE Ca^ astab D_t 5, 1oro ]!'ER. L] •w icon den 59. H 5 a�vnoeea s ga. L 2 GANG 1 5HAPE I REE5 �n� •_ / $ �P Gaa{IX.O 7!•Bon L 2 . ; Gbbe�'IoH i 5 L] Yvc<G ncuvNOM IS ga. L 2 I p-�•, R-. 41 $ a a o a a Nr,Mou.YurLa 4" T.—b Wb.l>rl 2!'BoA SMALi 51AIH5 SMALL ACCENTS � � a�• SEATING AREA.' L� � '' �• TNvta pe.+nwn ]t•Eav M 5 5TH.NA!£ WEL15AGE 5.�'. u�ff: S:ZE USAGE Yeibn Obm6er 1t� A13—f '9 .q—Ag S gol. L 2 8alsya nuu-mMa 1 qL — , L] 'R` Fba.ng Agv,. ® Passel Malgom Perry 5 9a. L 3 Cvhsn.''P t Sroen➢ ' Cadet' H 3 P-n PaYyS Aga. 6rNn eape Nattl P1An Alas a 81e EI/' S goL L 512 SYM.µME E WAGE � C.nvolvub cromm 19d. L 2 �`-y' BAw EN Abe Baa t2p4ota 5ga H 5 ' @v a—1 s ga. L Plm Pom 5--PN-9b 1 g.i. L� Lnaaaxaps hMlh 2!•BOX M 5 EAr Ra ab.pa "M 5 gal. L M.dRwTarom Fon Pain HAtI Tn �bl�gbtlAaea 5 gal. , ] O +� Ey'tarlw.0 5 gaL L] owvrTAt t.A{ v] rtrgmlo yxa rs'B;N n 5 ® o-a.1 d Th v.e eaAS<ss {.L „" [,.y Ca�9aNa Fa!Pam �� T(amb br ban 19a. M s SYM.NME 512E USAGE ,p MZrrromp aaMs I ga. L] • MAbbartp capnbrm R.gRI Myt 59. M S "I •._. � (f.^f5i U `�r LARGE 5K01B5 �° AAg.lt.Dahy Lataa x.TlF�Ga1C I ga. M 3 • Na9selb t..Na51ma gol. L] FM.NAME SIZE 616E Fate,0,— G( ' GnaSa�Mb Pakltlltbm 5 gu1. n 5 GY. Lataa wart.Ndw TrW g MyY' I gol. .5 R.a are d Po'me. wvb rrmey C.—pavuab 5 gRl. L 2 Perotwmn eatdtl 5 gol. M 3 LLtI.L.ar CoraR ak LAYN TO IPE CTNDPOIt DALMp1'IRGRtHI 3- 4"6 l�r1„�- Semo trt/n.YOAbs S go. L] ® Rwlvew oNk.MIY 4b.bvW.' I g4. M 5 µYOW 88*WA COlaS F4 5 .ME KTAL 8 - lz Fea4sy r ra �T RO°°�^aY ELOi W"WT AD.YLMIT TO CO GPETI. w nw�apnyllo s gd L 2 ® K�atM t6 Otavua Katy' 1 gaL L 2 i f _av. fXM„' n 1KRi MATBt1/l5 �. ® T— 5 got. L] ® G.�ae" L] Srn D taR GONGRETE PAVER5 ( a; - a ALL FI rE Wl AREAS ro LE DESEIe'T SeLD' K".06OFiED GRAN IE NM AW MRUS I6T IN FRES DEEP .GK TO BE sFITEO Alp COnPACTED TO A]'OEPIN HATER //� North DECCRATVE FUME.OM5TA 2•b'.AVAILABLE WATER GON5ERVIN6 ik 5QR YP T Ato 5TO Efltp)1t]JST2 LANDSCAPE IRRIGATION SYSTEM: ?e " Dry,ATNEu�M AFtuua'vwa ClOBE.E2 THE IRRI6ATION SYSTEM SHALL BE FULLY AUTOMATIC, AVALABLE FROM 50UTaE5T Bo APEx ANDsTa E cw Jab No. AND CONTROLLED BY A EVAPOTRANSPIRATION(ET) TOT LOT AREA t0 RECEIVE A ERT BEDDAIG 99-16-01 NEIGHBORHOOD GARDEN EXHIBIT . turAl•FfNJM AGw setvlcEs roa res-lie+ BASED CONTROLLER WITH A RAIN SENSING OVERRIDE AT A wweu+DEPrN DF r. DEVICE.ALL 5HRU55 WILL IRRI6ATED WITH WATER �""J° B *eS TO BE'GRLaTA'.AVAYIBIE ovn E SCALE: I" = 10'-0" L-4 EFFICIENT DRIP EMITTERS. �+'� ��t Aw STOTHTAor�.2_ Dr a f . 4' WIDE GONGRETE r,r ` r r PEDESTRIAN WALK ✓ ' � �� �.} � GANOPY SHADE TREES , r J RETAINING BLOCK WALLS -- - �.;; TOT LOT WITH PLAY ' EQUIPMENT `, . SAND SUNKEN GOURT FOR BEATING AREAS PIGKLEBALL SAND WATER GON5ERVIN6 MULCH LANDSCAPE 7 - ,p � GH. � TRH a W } ANDa Q a N xb 5AD U � U WATER GON5ERVIN6 z, w � . p ` LANDSCAPE � `'' x s• TOT LOT EXHIBIT ., { w i f Sf 4% mz Mv v yy t �j v , x , r w<. \ { )�t • ab Yam' i C C' W Iv — —TRELLIS STRUCTURE U Ah q 0 0 � � 5' WIDE GONGRETE PEDESTRIAN WALK �' �� PARKING LOT - - 99-16-01 PICKLEBALL COURT EXHIBIT ��. SCALE: 1" = 10'-0" L-5 r 9-1 ,,O-,OI = ..I oxwm II9IHX3 30VdS N3d0A11N moo 10-9I 66 o, l+J _ r „0-,01 = .I ::3wDs - n � o > 100d J111N(1WW0o WOldAl quo C7� N. w f d C .g NOUViG 399'8� r� i a • \� 9-83Ndd 3U3N DN09 . .. ` 9NIN!I3 N09 2i31t�M { GVf NV NOUVb J l9=-N lye D I.DDDD 9NIS019 3-35 'dds GN3AVd 3i3N9N09 r I -1 b i 5Nwmo9 ar g tv H11M 39N33 NOINI 1HDW'8M w I �y y r . �l�fM NVINiG3Q3d 313219NO9 36IM ,-V HiVd 3QIM ,Q > a C f ) 3dd95QNVI rn C t_, GaV9 NtJ12 iGgG3d 9NInN3SN09?aVM bd 9NIS0-19 533211. S332i1 ,IdON'd9 kdONV9 N31493d5 N3HI93dS NOUViG 399'83DG x �Ya i w r .. .__—9wnad 313N9No9 e a f _ y ~1� yJIf 3cN9SQMd7 �Y a 1�d/ii1t7`dO�f 3lt/AI?Jd 9NIAN3SNO9'6aVM •+ • + ; s � . r i ..._ ......�. y .r !l n CANOPY 5HADE �" M • -TREES � �� — "• — Q2� 44WIDE MEANDERING 1 CONCRETE 5TEPPIN6 ' w LANW 5TONE5 Q — �E ? GONGRETE PAVERSLp m ,' e w. I i r WATER GON5ERVIN6 'w LANDSCAPE � � � s A k. . om /GIP � � („1 O /� � a. w • � / �' '� Q fia TYPICAL POCKET PARK EXHIBITS - a SCALE: 1" = 10'-0" TYPICAL POCKET PARK EXHIBITS SCALE: 1" = 10'-0" tii x + d BOLLARD LIGHT 5PEGIMEN CANOPY 4' WIDE MEANDERINGWIT" ; : . TREES WALK 4 4 4 4 WATER GON5ERVIN6 hROWK IRON FENCE RETAINING BLOCK WALL CANOPY 5HADE LANDSCAPE WITH COLUMNS TREES < U rA • • - a K LEISURE TRAILMALKING PATH EXHIBIT 99-16-01 SCALE: I" = 10'-O" SbW No, L-7 of I PLANT PALETTE o • n. .. t ;. -,p,,, k r. ... I.AA GE TREES FEkYrIM 51ftm L/✓iGE.N.4ENT6 ' if SY!_t 511E ! $Yn.MATE SIZE 5— Kk1E SIZE L6.k6E L] Baugabnuea'On La LA' Agave wrkma �cp1. L 3 I TV. T T eyb Be•e n s �.J Tree •R Ba91 bta VMOYtN' S gol. L 3 Be recwda 34'bor L 3 '( I Ppg.Td,Tdl y} I Acerb ea}cM 34'BaK H 3 Ixaa eocchb 5 gM- hl Sa[ v Aaan Fbme b aPl^^a�e t-e carve L td ,. —.---�_ I Acerb eteopyn 34'Boa L 3 ®.letkb WAO'Mta 59. L 3 f __. Alacb L Tara POD O g. 15 GoL ] - Am 5 L 3 '1 } , ( Parkl�YaVo praecrn 'Ba+t L ® S • Fbcbo d-bmKM Fi gM. L 3 \1 M I Sonoran Pob Yerae Bronco �—p,y—bog—Rn Brow' 5 gM. L 2 a Fdm _ t i�� •Tetm A..9e I TEDAM ALGEN 5 �/ - _ - Pa•kMaeo TMeert M amp' 36•m. L] Lew. ov� e'Rat 5.,q p,�w.r.o'R—g 6o .nt s qM L 3 . NArm SCREENI VlLL Qwlt HIMun Fbb verOe La.�oel� 5} BwQwt 1eaaK� SYH.NAM SIZE y1fteF M 2 Polbm}Ytn m.laveriad'Spre' S L 2 _l'Ag— '~ }bie5 wage. Brain •Lavm.sa-59- z A,DeemeLLbin Is gd. L 3 .Rteieo paeI. s gd. .5 VAq---k-d-{boa vabgv[o' IS�. L e Deeert ruNlb GONGRETE PAVERS eelb eqa a Mamn 5 gM. H 5 ro „d 5 9., WA ER G 1 tad FavdeF SIZE 1bAEE ® Desert Spann tl AGan NlbMlma ]4'5- L 3 Wakrn Buah 5 gd. H S FerocacGe aa4baea 5 gal Z Il... ._ .. Pd0 BkeKa . c'"g Gae,'taae BM-el LaM . 1 �ed�a rnwiao 34'mk L] •`-p�rai[oa wXWgn s gM. L 3 LaAe wuNVon bbt dbn YUCl4 rK.u'vYaia 15 Cpl L] ._. � A �P'tln3tlaue Yucca .. __J L. oiiiiiin .• :i. ,. Ga'da tAv - 34•Boa L] SMALL A04EM$ 4 r ; e,.. Texae DNve L � HAT£R CONCRETE „„ p 24•Ban n 5 5 tlN E �1E 5 N.NA HE S ZE 5A E W 5TEPPIN6 5TONE-5 Yelb ° ® Tun aabn 19o1 La t-F�Aqa a 5ga. 2 j�yj r., AllW - 'k'"3°b n9a°s poly s got L 3 Mir.(y i ! ,rill. • aQeea ewsceapo ' Fe Q O, peen C—pet' I gd. H S Ra+v"e M-+e C-PA NI w Poe Noe a t EU 5 gM. L 3 "I GANOPY SHADE TREE 5- NAM 5 g ® �6" qM. L • B}»Ev Abe v �- 1N. Im.aapltata 15 gd m 5 A ENMGacba y'wonl 5 gol. L 3 PFao PW EnnnplNb g4pro I ga L 2 �T -d $.—I cocW, o elormcp,hluAlb 34•Box .5 E. }be1M-ane pe-viibro. s gM. L 3 U O _ Wdna'ruvrn vm adm wln Tmws � �b'4. s gol. L.3 __--- -..-- n - HATER GON5ERVIN6 mPo �a H ® 5AnEMA W y:. ® TT,zW" IMAbOn. I gal. M S 5'fM.HATE Sills J5AGE LANDSCAPE aW e 1 L 3 TWe be qa alb b R gal nrl s gl 5 aram- LAR9E 514ata5 • qa�,yVATIM 4"' � Reaj]i Hwx Hoy Q N STht NAPE 5RE ® Conran L ]go. .3 L 1 • 'era F.dM ue yl. 4' HIDE CONCRETE r — PEDESTRIAN HALK a:a v "5 ® �" n' d"�""9"' H 5 PRIVATE ROADWAY (06 WERE OCCURS L p�d 5�` " 5go4 HS 5n p Le�.L.��rda LAYH i0 GYNOIXJN DAGMON TFSREEN 53A' PERARCHITECT) 5 gd. ® 0-1 °y°95 flaeA a ve` ga. H S EDf" N6 WEN NOT AD PER GOON FEE E K y ft ft btta ttotY low. L.2 L 3 Ka.N F4.MIn yy TYPICAL RESIDENTIAL UNIT 1 � ecaro etas'hgntda' S gd. L 3 STTI OESCA1etI0N Miian Yellow Gelb SCALE: I/S" = 1'-0" AIP AN ERAVAS TO eE DE�Tfpp DE OMPOSED TRAM tE LTW B/A'MN5cwAC WTT1 Ep lett EVES PffTKM.06 ro rr renm ATn cT ro A 3•D®nt DEY.ORATME gftl-l:GRESTA 216'AVAIL IRRIGATION SYSTEM: s+w xa*. FROM 5ovTwlesTBaLDERNaSTo ICL.E wdmos n 43-55 oEWRA ME caea.e,'ARIZONA'5WOT4 WISME 1'd', AVALABLE FROFI 50Uf WE5T BOLL.MR AND STONE THE IRRIGATION SYSTEM SHALL BE FULLY AUTOMATIC r160s42-9523 AND CONTROLLED BY A EVAPOTRANSPIRATION(ET) TOT LOT AReA To RE4E1vE vesetr E®DVN 5 4 4 a d BASED CONTROLLER WITH A RAIN 5EWING OVERRIDE aye" A `�n4� "'O1pf34364 DEVICE.ALL SHRUBS WILL IRRIGATED AITH WATER T EFFICIENT DRIP EMITTERS. srw*sTBOADWAMSTaEneo»4�a 3 r m IN 24" SO. COLUMN & PERIMETER a 6'PERIMETER 24" SO. COLUMN ACCESS GATES AT PILASTER Q I MASONRY WALL FENCE WHERE NEEDED I 1 I f 1 uUAOL .� - ��' Nosh lnh Via. FENCE ELEVATION EXHIBIT WALL ELEVATION EXHIBIT 99-16-01 SCALE: N.T.S. SCALE: N.T.S. N., L-8 of A 8 C D E F G H I J ` '' OWNER ea o „�'..y: ,✓„f td ;,. ;4 .'r �;WYV it' i�i I�'Ol' ti;. 77 P200Califgwn a Dr. Palm D<sert,CA. 92211 Attn Vlf We n a Of?22 :5Gen.Mgr. ° 1 h ;,,, ;, < ,,,,. +T+�„T; ",:•' ".•, y ,,;'! ,g, �NIIF ..w `o APPLICANT a * , c McFadden Architects 1 ► 75-145 Charles PI.,Ste. 4 D V � ao Palm Desert,ertCA. 9A. 2211 :1 o (7 0)346-8014 .. 6 Attn: Chris McFadden ENGINEER - � E Saxon Engineering COPYRIGHT 2017 2 2 ' o d M t w E EXISTING SITE ` fx A- �v C 3 Uri N y 'n ...;..-�- E t v Y E E r E a 3 t d t 3 d 1-IL r` t r- ,r t o +.' JF iON - A (Wrouht Iron Infi{I Only) �S,o�� ��Eons E'-g ° . .o a a v n V 1. a , a , 5 5 v 4 a r I 9*eW+> SKI r t h" xt E e (fin ; _ ^ V C! } 4 0 l war Q DRAWN o ` ` CHECKED Z DATE ` dt SCALE E x N.T.S. B JOB NO. w 1701.02 0- SHEET N0. o # PWS1 3 — z OPTION — B (Combo Masonr Wall with Wrought Iron Infill) , CL -a° A B C D E F G H I J o_ A B C D E F G H I J OWNER P.D.Holdings.LP A 77-200 California Dr. O ,1z Palm Desert,CA. 92211 c 0 (760)345-0222 r.Attn: Wilf Weinkaul,Gen.M9 F`,:yker ,:.� )• t.a`'v. tom.. I,;;t„t. p I..I,rl I`1 APPLICANT uav°eaen Architects E 75-146 St. Charles PI.,Ste. 4 Palm Desert,CA. 92211 U 760 346-8 14 a xx a w Attn: Chris McFadden Saxon •• E San Engreering 'MA COPYRIGHT 2017 h. rn O O o V � EXISTING SITE V Z m N a ¢ C� S 7r, E 7.9 9 Ems , naa3 44 �5 -q..� #- : k hex a s „ • e xe.. r iF#�s �, ,�."„' �% •dl:k -.. ..w:.. �r s ,. L'vY�• ',"fix°",�' "w:� °J�'�-can� OPTION C (Masonr Wall) 43 En E~m s a Lot 50 w. 5 k- - 5 77330 COLORADO ST. ° 6-0 HIGH HIGH W.I, FENCING y (OPTION A) E B LOWER WALL WHERE OCCURS (OPTION B) v w ' - - (E)POOL q 24"x 48"PILASTER � E%TENDED at OFFSETS �) a ONLY GATE WHERE REWIRED , 24"S0. SPLIT FACE CONC. b PILASTER with CAP \ - --_--! ------_-_--- _ �' - �: MASONRY WALL (OPTION C) r --------FOR TREE CPNS see O �\ LANDSCAPE PLANS J • Q DRAWN zi T a CHECKED n / W STABLIUZED D.G.PATH Z DATE J u SCALE )- N.T.S. ♦- JOB N0. 1701.02 o' �y O 0_ SHEET N0. 3 PWS2 PDCC PROPERTY LINE WALL STUDY N.T.S. A u U a .. A B C D E F G H I J a PALM DESERT GENERAL NOTES:ACCORDANCE PATH THIS PLAN,l 1. ALL WORK SHALL IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA BE IN 1qRDR MDAGAN a. DRAWINGS AND SPECIFICATIONS OF THE CITY OF PALM DESERT,THE STANDARD 25 MNNESOTA ME. SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION AND THE CALTRANS STANDARD PUNS AND CAL TRANS STANDARD SPECIFICATIONS WHEN APPLICABLE. PRELIMINARY GRADING PLAN 2. NO CONSTRUCTION IS AUTHORIZED WITHOUT THE APPROPRIATE PERMITS ISSUED BY g Y THE CITY OF PALM DESERT PUBLIC WORKS DEPARTMENT. bi B [ 3. THE ENGINEER-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED. TRACT NO. 37242, PALM DESERT COUNTRY CLUB 4. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING � IOW/R� SIT CONSTRUCTION,THE ENGINEER-OF-WORK SHALL BE RESPONSIBLE FOR DETERMINING AN ACCEPTABLE SOLUTION AND REVISING THE PLANS FOR APPROVAL BY THE DIRECTOR OF PUBUC WORKS. PALM DESERT GRADING NOTES: 777-200 CALIFONIA DRIVE, :0 5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ONSITE,OFFSITE W. E AND ADJACENT UTILITIES.FACILITIES AND 6. THE CONTRACTOR SHALL TAKE ALL ECESSARYRTIE.ANDS ORDINANCE. PROPER PRECAUTIONS TO 1 ALL GRADING S TO BE DONE IN ACCORDANCE MITI THE CITYOF PALM DESERT GRADING PALM DESERT, CA 92211 Ate. 119T PROTECT ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY 2. THIS PLAN IS FOR GRADING PURPOSES ONLY. ISSUANCE OF A GRADING PERMIT BASED CAUFGINA DR. OCCUR FROM STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING ON THIS PLAN DOES NOT CONSTITUTE APPROVAL OF DRIVEWAY LOCATIONS AND SIZES, FROM ANY AND ALL WORK IN CONJUNCTION PATH CONSTRUCTION OF THESE PARKING LAYOUT,BUILDING LOCATION,WALL HEIGHTS AND LOCATIONS,OFFSITE LEGENDS & ABBREVIATIONS IMPROVEMENT PLANS. DRAINAGE FACILITIES,OR OTHER ITEMS NOT RELATED DIRECTLY TO THE BASIC GRADING - I w' ROWDA A1F. OPERATION. FRED WARNC OR. 7. THE CONTRACTOR,AT NO EXPENSE TO TE CITY,SHALL PROVIDE ALL NECESSARY \ DMINIS IIIIDERf;Tt011lpM - SA PILES AND TESTS THAT THE DIRECTOR OF PUBLIC WORKS MAY REQUIRE TO 3. A WET SIGNED LETTER OF CERTIFICATION FROM THE ENGNEER-OF-WORK STATING / ' /J/ "' SANITARY SEWER 8'S - Tag-NONE CONDUIT ASSURE THAT QUALITY OF MATERIAL AND WORKMANSHIP ARE IN ACCORDANCE WITH LOCATIONS OF FORMS ARE IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED PLAN, / / \. ( /. %11 .■ WATER LINE --6 w ELECTRICAL CONDUIT - VICINITY MAP \ ■ STORM DRAIN -24'SD STREET LIGHTING TITSTHE SPECIFICATIONS. AND A COMPACTION REPORT FROM A SOILS ENGINEER ON ALL FILL AREAS ARE /./ S REWIRED PRIOR TO THE BUILDING PERMIT ISSUANCE \ /1, T \ � \l GAS UNE 2"G-- TRAFFIC SIGNAL -- B. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORN AND SHALL MAINTAIN ALL IRRIGATION -20`IRR GABLE TELEVISgN PROJECT INFO FACILITIES,COMPLETED AND UNCOMPLETED,UNTIL ACCEPTED BY THE CITY. 4. ALL WALLS SHOWN ON THESE PLANS SHALL BE APPROVED BY THE DEPARTMENT OF ���NNN 111, \ \ COMMUNITY DEVELOPMENT,ISSUED A SEPARATE PERMIT AND BE INSPECTED BY THE „li / \ x./ _ PROJECT: 9. ALL SURVEY MONUMENTS WITHIN OR BOUNDING THE WORK LIMITS,WHETHER FOUND DEPARTMENT OF BUILDING AND SAFETY.RETAINING WALLS SHALL BE CONSTRUCTED TO �� ' \ J ! \ DOFiiNC TDP'OGRAPFK TRACT N0.37242 FROM RECORD OR BY INSPECTION,SHALL,PRIOR TO ANY CONSTRUCTION,BE CITY OF PALM DESERT RETAINING WALL STANDARDS OR BE SUPPORTED BY �T T�T�-ram-BLOCK WALL �_ TOP OF SLOPE PRECISE PLAN CASE NUMBER- LOCATED AND REFERENCED BY A LICENSED SURVEYOR OR A CIVIL ENGINEER ENGINEERING CALCULATIONS AND DETAILS. �{ / i --^T - /�� - `4.. -_- BOARD FENCE i- 70E OF SLOPE PALM DESERT COUNTRY CLUB AUTHORIZED TO PRACTICE LAND SURVEYING.THE REFERENCED MONUMENTS �F ••m .� / �/ J�\ �I - \ -X--X-WIRE FENCE DIRECTION aF FI.QW 77-200 CALIFORNIA DRIVE DISTURBED OR REMOVED WRING CONSTRUCTION SHALL BE RESET IN ACCORDANCE 5. THE ENGINEER-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED. +� -e---a-CHAIN LINK FENCE RETAINING WALL PALM DESERT,CA 92211 WITH SECTION 8771 OF THE LAND SURVEYORS ACT AND CITY STANDARDS AND C ` ., - PROJECT DATA: REQUIREMENTS AT THE CONTRACTOR'S EXPENSE. 6. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING CONSTRUCTION, �/ r^' ,@ - S I S SANITARY SEWER M.H. �-POLE h GUY ANCHOR 6 GAS METER THE ENGINEER-OF-WORK SHALL BE RESPONSIBLE FOR DETERMINING AN ACCEPTABLE / ` 7 - �_ \' ® STORM GRAIN M.H. 1 ELFCTRIGIL POLE RAILROAD TRACKS TOTAL LOT AREA.-9.69 AC 10. ME CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBUC WORKS IN PALM SOLUTION AND REVISING THE PLANS FOR APPROVAL BY THE DEPARTMENT OF PUBLIC z'` \ I '� _ F� ` STORMTELEP OE VAULT ELECTRC POLE ° RAILROAD SIGNAL DISTURBED AREA -9.69 AC DESERT AT(760)776-6450 AT LEAST 48 HOURS PRIOR TO COMMENCING ANY WORKS ! -� { �- -+� / W1' LiTi'�+' �G s oA JOINT USE POLE O TRAFFIC NE ^ PULL BOX PRIVATE LANDSCAPE AREA:-N/A WORK. 7. THE CONTRACTOR SHALL E RESPONSIBLE FOR ALL DAMAGES TO ON-SITE,OFF-SITE ,� f \ //ff ° • ^ SERE SHEET J \\\' 8 WATER METER LE op STREET NAME SIGN �- STREET LIGHT PUBUC LANDSCAPE AREA:-N/A 11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF AND ADJACENT UTILITIES,FACILITIES AND PROPERTIES. '\ .r _ r / \�7. \t_� $ FIRE HYDRANT MAIL BOX VALVE FEMA FLOOD DATA: ALL UTIUTIES.FOR THE LOCATION OF UNDERGROUND UTIUTIES OR FOR EMERGENCY r \ `\ ZONE:X ASSISTANCE CALL: 8. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PROTECT \ ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY OCCUR FROM ' �- - �' _ - O`° SANITARY SEWER CLEANOI! @ooe. PEDESTRIAN PUSH BUTTON FEMA O. 06 DATED:AUGUST 28,2008 WATER COAC1iaLA VALLEY WATER DISTRICT 760-398-2651 STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING FROM ANY AND ALL ^ ••• =.` - STREET UGMT(UPRIGHT) L� TRAFFIC 9CNY CONTROLLER NAP NO.:06065C2227G F. `/ % TOPOGRAPHY: 11RAFlTD SIGNAL 71WFIL SIGNAL ON SX:F14L MOST ARM ELECTR COACHELLA IC SOUTHERN CALIFORNIA WATER gSDN DISTRICT 760-398-265 WORK IN CONJUNCTION N11H CONSTRUCTION D<THESE GRADING PLANS. `/ - =� `1t/ / SURVEY PERFORMED BY.H DANIEL MEYER GAS THE GAS COMPANY 1-800-427-22DO 9. THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBUC WORKS(760)776-6450 \ '-?. �" 1 ' -`"' STREET LIGHT A:TRAFFIC O TRAFFIC SIGNAL LOOP DETECTOR-6'x 6' METER LAND SURVEYING TELEPHONE VERIZON CALIFORNIA,INC. 1-800-483-1000 AT LEAST 24 HOURS PRIOR TO COMMENCING ANY WORK. -� a. ), SIGNAL ON MAST PAN 18597 MOJAVE STREET, CABLE TIME WARNER 760-340-1312 -�, - '�.. - /y" Q TRAFFIC SIGNAL LOOP DETECTOR-6'CIA HESPERIA,CALIFORNIA 92345 DIG ALERT 1-800-227-2600 10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL ° WALK-DWT WALK (760)949-3682 UTIUTIES. FOR THE LOCATION OF UNDERGROUND UTILITIES,OR FOR EMERGENCY , ` PEDESTRIAN SIGNAL d`, CITRUS TREE 11. THE DEPARTMENT OF PUBUC WORKS DOES NOT ASSUME ANY RESPONSIBILITY FOR ASSISTANCE CALL t;' - ^ /�� �� w' - r� THE ACCURACY OF THE QUANTITIES SHOWN HEREON. - ^[ L //� ' '.' / dj 1 CONCRETE EARTHWORK QUANTITIES: WATER COACHELLA VALLEY WATER DISTRICT 760-398-2651 ;�-'. L % _ f J'�� I�f -�` __ I DECIDUOUS TREE 13. THE STRUCTURAL SECTION SHALL BE AS PER THE STATE OF CALIFORNIA SEWER COACELLA VALLEY WATER DISTRICT 760-398-2651 l \ Y K ii f _f _ ASPHALT / CUT: 13,101 CY DEPARTMENT OF TRANSPORTATION,HIGHWAY DESIGN MANUAL TEST NO.301-F FOR ELECTRIC SOUTHERN CALIFORNIA EDISON 760-202-4291 \ ` +A�`i �.- y r / \�-,�'/1� I ,�w�,,.. FILL: ]�.1]2Sr.Y DETERMINATION BY THE R-VALUE METHOD. GAS THE GAS COMPANY 1-8W-427-2200 `t' �-. I a I f T�L "'"TMum EDGE OF PAVEMENT , PALM TREE IMPORT: 11 CY TELEPHONE VERIZON CALIFORNIA,INC. 1-500-483-1000 �� r I A� ,a BUILDING APN 8 LEGAL DESCRIPTION 14. THESE PLANS MAY BE SUBJECT TO RENEW AND/OR REVISION BY THE CITY OF PALM CABLE TIME WARNER 760-340-1312 \ -�. I �� ,,,_, I___J DESERT DEPARTMENT OF PUBUC WORKS,IF CONSTRUCTION HAS NOT COMMENCED DIG ALERT 1-800-227-2600 Y y y L L �L.. - TREE STUMP 637-190-027 A 029 WITHIN 12 MONTHS FROM THE DATE OF APPROVAL BY THE DIRECTOR OF PUBLIC UNDERGROUND STRUCTURE L,., AR EA WAS FORMERLY MAPPED BY WAY OF TRACT NO.33195.M.B.399/59-75, WORKS. 11, ALL PROPERTY CORNER MONUMENTS SHALL NOT BE DISTURBED BY THE GRADING 1� %- OPERATION AND RELATED WORK.ANY MONUMENT WHICH THE CONTRACTOR ANTICIPATES LOTS 31(WEST)9 32(URGE LOT),BOTH FROM THE ABOVE REFERENCED MAP. - - 'f^� - I..�� _ \ ;-�`�-_,��E' I I OVERHANGING STRUCTURE � �, 15. ALL P.C.C.AND A.C.REMOVALS SHALL BE OUTLINED TO NECESSARY WORKING LIMITS DISTURBING SHALL BE LOCATED AND REFERENCED BY A UCENSED LAND SURVEYOR OR A OUTLINED AND SAWCUI TO A MINIMUM DEPTH OF 2 INCHES PRIOR TO REMOVAL.ALL DEBRIS CIVIL ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING.ALL MONUMENTS p 1 �"�-.4 ' `j _ � I °A �L, - (RIVERSIDE CO.PROPOSED TRACT NO.37242)(SOUTH AREA). CREATED BY THE REMOVAL OPERATIONS SHALL BE DISPOSED OF AWAY FROM THE DISTURBED OR REMOVED SHALL BE RESET BY A LICENSED SURVEYOR,OR A CIVIL + i - I ��- 4 �'^;.=� JOB STE IN A MANNER AND LOCATION ACCEPTABLE TO ALL CONCERNED AGENCIES ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING,AT THE CONTRACTOR'S �) s"' � Ae. Aexh-caaA.me Mv. m=visor amlIm CIVIL ENGINEER: OWNER AND ORGANIZATIONS. EXPENSE. -�""°" - ; 0. J` Ac. ,e• M°+. k°rm°m ' I- i` An. Ar.• Wa. w„m„m SAXOKURT M. GIN E PALM DESERT COUNTRY CLUB TLC 1[C L[ 1 ' ^' >'- - k +"•1Y° N NP'^' SA%ON ENgNEERINC SERVICES,INC. 77-20D CALIFORNIA DRIVE 16. ALL P.C.C.AND A.C.IMPROVEMENTS DAMAGED BY THE CONTRACTOR'S OPERATIONS 12. THESE PUNS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CITY OF PALM Av. Axemp. N.Ts Ha m Scak 2605 TEMPLE HEN91T5 DRIVE.SUITE A, SHAM BE RESTORED TO THEIR ORIGINAL CONDITION BY THE CONTRACTOR AT NO DESERT DEPARTMENT OF PUBUC WORKS IF CONSTRUCTION HAS NOT COMMENCED YATHRR .� f/ = W1 a9°°^v a cw.< Ic'y Nxm..M.y PALA1 DESERT,CA 92211 . wy,,,.,y a c,„E Rxa„ N'y NarUery COST TO THE CITY OF PALM DESERT. 12 MONTHS FROM THE DATE ON APPROVAL BY PUBUC WORKS. I / 1 BCA OCEAN90E,CA 921= �k aTL BNNn Nan Ha H„me.r PHONE f(949)366-2180 17. STREETS IN THE CONSTRUCTION AREA SHALL BE KEPT CLEAN AT ALL TIMES. ,)., /F ev.C. B.y,,,ky a vnra ca.• Nry renn.•.l.,y ..tW _ I BED. eeer.<ra Dc a aMx. FAX f 800,653,4193 18. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEARING OF THE PROPOSED WORN f. / ' T CA "^``""°' Pe %t a SOILS ENGINEER: ARCHITECT: / C8 CaM= Pc. Pal a Cwwlw. AREA. _ t I��, / �+ � �/� ^` .., - �\ Pi. CAE Faa ACC. �� i�w�°m°r BRETT L ANDERSW CHRIS MCFADOEN ALP. w�,r„ym.e,°.la PAP• Pcv c. vm a c°�ma,m vru°a c°,.. SLADDEN ENGINEERING MCFADDEN ARCHITECTS 19. NO PUBIC STREET SHALL BE CLOSED TO TRAFFIC WITHOUT PRIOR WRITTEN i O. v'1 CAIDA C°n°9al.x mxal PP•arcE P.I. Pam a mlemai°n 45090 GOLF CENTER PARKWAY, 75-145 ST.CHARLES PUCE,SUITE 4 C.D. Ckanool PP. Poser Pok APPROVAL OF THE DIRECTOR OF PUBLIC WORKS. / 4 L l=il�' I CO. O P t ay. P.R.C. -d R cv a�.. SUITE F,INDIO.CA 92201 PALM DESERT,CA 92211 1 // �� / W. 04 Rehm PRV C. Panl a Rtren.Vei 11w,e PHONE R(760)863-0713 PHONE/:760-316-8014 �I � _ GT.B c-t EeoNd mw P.T. Pam a Ta FAX 760 863-0847 FAX R 760-568-0963 20. NO TRENCHES SHALL REMAIN OPEN OVERNIGHT WITHOUT PRIOR WRITTEN APPROVAL F� / / Y. uAk Ya t Pgwly Gas t( ) OF THE DBRECTOt OF PUBLIC WORKS. T Fr Cxa. axaMxl.a I Pam M.21. FAILURE TO COMPLY WITH ANY OF THE ABOVE ITEMS SHALL BE SUFFICIENT CAUSE �� 1 L /. /' � �\ v C-C P..ler b exmr x.c P. c°ei- P. gT I ` G. CiW RE Ry>1eM Tng„wr FOR THE CITY TO ARRANGE FOR NECESSARY WORK TO BE COMPLETED BY OTHERS. R.s. Ren,m a s,1,.ey COSTS TO COMPLETE THE WORK BY OTHERS WILL E CHARGED TO THE CONTRACTOR. I I f `i , / / 1% -\�� �� f� ,/ `/l '✓ / aar. Can,R Rd R90 GI a Rq 22, ALL LANDSCAPING AND IRRIGATION THAT IS DAMAGED BY CONSTRUCTION ACTIVITIES SHALL BE REPAIRED OR REPLACED TO THE APPROVAL OF THE CITY AND THE ~ CMxe R•` R0C0f° PROPERtt OWNER. v f \ oM dI ai- mym a �1/ 23. CONTRACTOR MUST OBTAIN APPROVAL FOR ANY LANE CLOSURES A MINIMUM OF 48 \ --- �,-' / ,.i %r r // cc. E.a ca.. sn St-as HOURS IN ADVANCE. CA. w aGW RM S/ SMwM,�Ep. vab'M CP, sE'A' S°WMMeM 24. CONTRACTOR SHALL CALL THE PUBUC WORKS DEPARTMENT TO REQUEST INSPECTION / Dr. F1PnEm s'y S,aa.ry A MINIMUM OF 24 HOURS PRIOR TO STARTING CONSTRUCTION. CONTRACTOR SHALL Sspk ana,a KEEP THE INSPECTOR INFORMED OF PROGRESS OF THE WORK ON A DAILY BASIS. INDEX MAP E. E.exMbn sa. SRwm IMPROVEMENTS PLACED WITHOUT INSPECTION MAY BE REJECTED AND ARE SUBJECT rr Fix Ewl'ns seeeu se„B.maa„°e®.a w�ma, TO REMOVAL SCALE:1=100 FA rr imE sl. 50-.x FA in it S. Sx F.L M Di,e S. Staido,d K I- S* Saa SOILS ENGINEER'S CERTIFICATE a Fea DRYc,N xn a PA• T.c.y tap a cae TP. tap a Pwemml WILD IWE T TO BEIINDSUBSTANNTTIAL THIS NCONFORMANCEAND RRDF /CIF( ULK 1`-P NwM1 W.Nambl T4.O T e WITH THE RECOMMENDATIONS OF OUR SOILS LF. Ui Tex Y.C. Vs9aa c- REPORT FILE NO._DATED_/_/_� Mt. VC.P. pe LH Nwaaa. v.'n v«ca Pan a Ra Ea SHEET INDEX + MaL O.YEAR • uoc. Mom.d www y SHEET I - TITLE SHEET GEDTEOINICAL ENGINEER DARE !F °jFCNW SHEET 2 - PRELDIINARY GRADING PLAN GXP.07 DATE_/_/_ Or CAL1F� SHEET 3 - PRELIMINARY GRADING PLAN GE0IECHNICAL ENGINEERS FIRM AND PHONE NUMBER SHEET 4 - PRELE(NARY GRADING PLAN GEOTECHNICAL ENGINEERS ADDRESS SHEET 5 - PRELI@IARY GRADING PLAN J..kC L/-� p{T 57 �S�r 1R5'751 IABK: ENGINEER CITY ENGINEERS SEAL PREPARED BY. CITY N PALM DESERT PLAN CHECKED BY (T\\(\(\�`-//sfj)I//>�`\-'JAI^I II II\�1\Jl•�• wAAeR maaPMN as•.Ass olsx N aNrnErt,aMPFc Tnv a sm.Rusl. M, er DATE NgONs APPR. DATE DEPARTMENT OF PUBLIC WORKS SHEET Cif OF PALM� 11 LOGTOK: 59UM1ETT I,WER Oi WRPYCMI OF A'AIAIE SO IIU YIp59I PPDF SA APPROVED BY: = E aa�F AP ",;w. l�Ofl2nglnE2iing PRELIMINARY GRADING PLAN TWO `t, �, SAXON ENGIYEERI"G SERVICES, IfiC EVIL TRACT NO.37242 OF SHEETS 5 DIAL DAY WINIORE FIEVAINN LM9.k IUNJY SM.TN' �' LOE lE1lPEE IExN05 DRNE.9uREADOFAxSRIE,GRt65e BEFORE DAYS BEFORE uS N0.H180 TFlw�e ' PAIL FOR. 4- YOU DIG YOU DIG BASIS OF BEV8NC5: a F✓r eYp�r+ BO CHEW,P.E. DAZE [DRIES$MOWN NENO T ARE S'SFD UPON THE AP OF TRACT OF O 228 SEE PREPARED UNDER THE DIRECT SUPERVISION OF: OTY ENGINEER TIRAFFlC PALM DESERT COUNTRY CLUB CITY FILE NUMBER R.C.E.84819,EXP.8/30/2013 TOLL FREE 1-600-m-2600 AVOUE vHDA71 As xw1N ar9e'sr EAST PER MAP a TIRAtt No.u63 77-200 CALIFORNIA DRIVE A PUBUC SERVICE BY FXID N BOOK 42 PAGES 82 THROUGH 89 MMUS11E OF MAPS,M THE R.C.E. DATE: PALM DESERT, CA 92211 UNDERGROUND SERVICE ALERT OTPI[F CF THE COUN1Y PECOPOER a NVD190E COUNtt CNfOMA KURT M.SAXON RCE 180 EXP. 08/30/17 REVIEWED AND RECOMMENDED BY: DATE LANDSCAPE 77- (" (w (w) (w] — TENNESSfE AVENUE \ s91s6rc (PU`BL1C ) \ 690.55 TC �(1.43� 691.17 FL ' -PROPOSED — Rr P L I III: P I "` .✓..�-7"-� --�' / /� i\ 7 — �� — — \ lC (EX. FF: 990.70t) J Jr\— z LOT 33 �I LOT 453 } LOT 432 �i / U+o (EX. FF: 693.70t) x �I L I (EX. FF: 694.70t) LOT 454 I LOT 455 /�� (EX. FF: 697.70t)l I P �I r I I(EX. FF: 696.70t) — —I L ED �XISTING LOTSI �f� EG 70.00' f S sooas7w _ (n \� � r - - — — — — — �r 1 I(EX. FF: 691.10t) \ - 11B' �za46 J d O H 1 N /\ I LOT433 I }_ V � 0� d x I ` � r / ail 1� I E6 � 92 — — _ - - — _ FL FC '� �°.� _ �� 1 I -4 /I �� LOT 456 A y I \ \❑❑ ❑ \; C�] \ \\ \ \ I I IEX. FF: 691.�0��I V A\` _ UNIT C-1 \ \ 'A V � \(EX. FF: 697.70�) A y\ LOT 434 \� o 'A FF: 692.00 \ \ 691t87 IF \ k I — \\ ❑ \ \ \ 1 \\ \\ \ ❑ IPAD: 691.5 ❑\ \ \ \ 4 4' VARIES 4' 4' — UNIT C-2 �\ \LIE] ��_ / i ✓) t ti '�\ \ > 1 \ ❑❑ ❑ PAD:691.5 I FD f } d�C � � V A V A � � �� � i. WATER 6 n LOT 43� \ ,}I *, JO ❑ \ ❑ ❑� �1 \ ,p r F. 698.70 — — — — / LOT 457 o, [� E _ s . , yEX F t) \� SURFACE 689.8 ` (EX1 FF: 690.10t) \� r \ — _� \ , n / A L _�M ® ASIN BOTTOM �y \ B B TT )� \\ �� \ �8 A \ �\ UNIT C-3 \\ I W SURFACE \� 669.00 V691. iF I Z PFD 0.50 690,00'P I W INFILTRATION BASIN �\ \\ �\ V; �`v \ ❑ — � \ IW \ J \ LOT 436 \ v V i EG _ Z (EX. FF: 690.70t � CA )\\ �(\ \ \\ \ . �� a�A V 90,00 __ VA\ ' A� V Aa A4 i_ —�\ --_��� 12' 12 0.5' 4'MODIFIED 0.5 4'ROLLED 1.5%Ic ROLLED CURB FG 890.28 FS-_ _ FC CURB AC PAVING -4. MATCHLINE SEE SHEET 4 -COMPACTED SUBGRADE BASE COURSE EARTHWORK QUANTITIES: GRAPHIC SCALE CUT: 13,101 cY FILL: 13,112 CY IMPORT: 11 CY SECTION A-A (IN FEET) NIS I inch-20 It �/�� /}}1 5� 5}p�'�5Y F�70 BEB°BMIIES; ENGINEER do ENGINEERS SEAL PREPARED BY: CITY OF PALM DESERT PLAN CHECKED eY: JIISII�/\7\I //7'-\'ICI,IC'l l5CJ1-III IS=\l\JIVJll11lY YON�Tuswvnw:25'ews aslMmxaslE.srrsm'mmsa'.rwsl. NARK er Dgre '�VI��S APPR. DATE � DEPARTMENT OF PUBLIC WORKS CII��PALIIA DESE�Tr �„�E LOCADOk $OU01E31 CCIK411 6 NI0t9:CI1Bl 0'AMIKA:50 NY YA9601 oRapfE9St APPROVED BY: SIIEFl.RI GI -'IM01T ++ NeNconerNG SERVICES,ng CIVIL PRELIMINARY GRADING PLAN of DIAL TYA7NGRKNC EIEVAnph9.) .`,DIM 9m' h _ �-- SA ON ENGINEERING SERVICES, INC TRACT NO. 37242 5 \•`� Nm TBiLE HEKiM9 pYrt=,9uTEA aCEA1l91E G4056 BEFORE a DAYS BEFORE �' CI CENGI P.E. DATE YOU DIG YOU dG �5���'� i ��ADO � Tfl.NPXKStm FA%:IpO,AmAtm SF'�E'8 GIN ENGINEER TRgfFlt PALM DESERT COUNTRY CLUB BEARNGS 100 HEREON ARE Sr UPON THE GENTERUNF T O 2283SEE PREPARED UNDER THE DIRECT SUPERVISION OF: CITY FILE NUMBER R.C.E 94919,EXP.8/JO/2013 TOLL FREE 1-800-221-2600 A'hNUE SN)'IN AS MORN 00095T EAST PER YAP OF mACi N0.11&i � c w 77-200 CALIFORNIA DRIVE A PUBLIC SERVICE BY FLED N BOOK 42 PAGES 92 DNOINN 89 NaU9VI:OF YIPS,INTHE IpEG�tEP' DATE: PALM DESERT, CA 92211 ONOERCROUNO SERVICE ALERT OInQ a THE STY N:COFM OF MVDTSDE CDUIOY OAUf➢RNA. KURT M.SAXON RCEf44180 EXP. 06/30/17 1 REVIEWED AND RECOMMENDED BY: DATE LANDSCAPE (w❑� ��' %i� LOT 464 \ > � ` // / (Ec" ��Jt V/ \ (EX. FF: 699.70t) lw `a c_�� \ / I r l \(EX. FF: 697.70t) FS/ f V ,fr \ /, t ( ' ( . LOT 53 �� / A� �IV l t -jai, , / �' Rls / \ LOT 463 )� i I (EX. FF: 697.70t) LOT 462 LOT 52 � �\ \ ` `(EX. FF: 697.70t'VI (EX. FF: 699.70t) \ ', � - -� %`;�\ / \ \s,�\F.�,. LOT 461 I- -1 1� Q t ` /J ) \�, �L � \ /' i \ \ \\\ / / I\jl /�I VII�� � I(Ex. FF: ss7.7at) ( � \ EXISTING -LOT ! EG f r �� y \/i r0 t _`�I - Nei \ z j,/ � �/ \ V \ A E' LOT 51 "_ �c- - \ / O� \!\ \ / 9 / // ❑ ❑ �� \ \\ \\ E}Zi FF: 700.70t) \ ,5 / / � \ ll IIII W UNIT C 9 A '\ \ _ FF: 694.50 toL� % . - / i �7❑ ��❑6❑ PAD 694.00 \ \ LOT 460 \\= .� _+❑k�7❑ - �� )V� / J \ \ \ \ EX. FF: 698. 0 ) EG / ' - 1 IroE '� \ \ \ _ / UNIT C-8 \ `, F rn� n� FF: 694:50 \ \ PAD:694.00 \ _ -- \ - f ` ❑ UNIT C-7 �I J \ t -* As�N ,D a f LOT 459 \ / - srluw Y E9�e/ PAD 6693�50, UNIT C-1 m / x (EX. FF: 698.f1Of)/ �/. SPILL ❑ ❑❑❑ UNIT 694.50 ❑� -�� � � �� N �� /�/ ���� / 9 . ❑❑ ❑ ❑❑ ❑ / I 1 ❑❑ I ❑ A ❑ PAD:694.0 El ❑ El ��� ,❑� � ��/ / / UNIT C-6 ❑ 19E]- �\ �'-j �'*„ //�' �/ FF: 694.00 ❑❑ ❑ Ec / PAD:693.5 - \ / _ UNIT C-11 J� " ��� / ❑ I PAD:694.0 C1 69700- �^ 69219 1 LOT 458 � Fc �i / / / l LL j LJEJ- � (EX. FF: 698.70t) \ / L00 IF �J LJ / ❑ i i \ // Fs 1 v UNIT C-5 69201 a \ // i FF: ,693:50 ❑❑ �', EG KttAINMc w UNIT C-4 / C ❑ ❑ /\ N I 7 N b i PAD:693.0 \ FF: 692.5U \ 9FL , PAD:692.00 o_ \ / / 1 �` / / - ��✓ W Q - / ❑ LOT 47 t � i / \ ✓ �✓ Fs �� �(F FF: 698.70t) -NO'08'57 E E� `• ❑ / / / A x� % - fr ..tl on Lu W - - - -- - ' ❑- W _- _: i=�oaD - -P m l. FS e'we>ER o`a / i �% ��kIi EG `C 1 =I +Do i _UCH D R 1_V E _174 _ - - ie,00-9 j / / ✓ \ M� ( PRIVATE ) _ usx/� L/ o7� / TM _ � ' ��� Ec � C�3 � iA LOT 46 (EX. FF: 696.70t \ QE . FF: 693.70±y' \ X _ - - - - --- 691.30 f1/ ��A E _`,., r'ec \ LOT 45 \ MATCHLINE SEE SHEET 5 S T o \ -� ''�s� , SLOT 44 E�ISTING LOTS \\ / EGA �t EX. FF: 691.70f / GRAPHIC SCALE /, \ LOT 43 \ ` \ \TR: 31836 (EX. FF: 689.7 i \ \ \ Q \ t \ IN PEEP) I Inch- 20 K L4.�/�� (�S'/ s19 j7�t(757'7 �NLNve4K: ENGINEER CITY ENGINEERS SEA( PREPARED BY: CITY NT PALM DESERT PUN fMECKED BY RV DESEW 3 JSI I\I\��11/�(�f�I+�`II Iy/J�^ILII^\ll�l°�° YWYFNi a6WPnOt 26'iIAB p9t M COgE1E SnY'ED'R'/Co 9N'.RY91. NARK EY DATE REVISIONS ApPR. DATE � CI 1 I �PALM LOGRN 91MEi!aCO11FR�6�NRRgCIlO1 6 A1dE 90 NO YMSp pa , DEPARTMENT OF PUBLIC WORKS aE:= 9jn9 APPROVED BY: PRELIMINARY GRADING PLAN SHEET �..�_ SA ON ENGINEERING SERVICES, INC CIVIL TRACT NO. 37242 OF DIAL TWO WORKING OEYARN7(Y9.): NANm 32A1RF 2NSTeFIE N[iaNn ow.1<.SIIf1EAOLFAlBnE.uFInB BEFORE DAYS BEFORE BASIS OF BEARINGS u N0.44180 TFi:MRbA3,n AX IOA.nA.N1n BO CHEN,P.E. DATE �S YOU DIG YOU DIG I CITY ENGINEER TRAFFIC PALM DESERT COUNTRY CLUB BEARNCS SHOW HEREON ARE BASED IRON 111E OINI M OF TENNESSEE PREPARED UNDER THE DIRECT SUPERVISION OF: R.C.E.64819,EV.6/30/2015 CITY FILE NUMBER TOLL FREE 1-800-227-260D AVOWS SHOYN AS NORTH OOUE5r EAST PER YAP OF TRACT NO.2283 77-200 CALIFORNIA DRIVE A PUBUC SERVICE BY RED M BOOK 12 PAGES 82 111MJGH 89 NCUIS\E OF YAPS,N 111E '?n°G�,Fo � DATE: PALM DESERT, CA 92211 UNDERGROUND SERVICE ALERT OFRFE OF THE COMITY RECORDER OF RIVERSDE OURO'Y CN"MA. KURT M.SA%ON RCE#44180 EXP. 06/30/17 REVIEWED AND RECOMMENDED BY: DATE UNDSCAPE MATCHLINE SEE SHEET 2 rsEAlwuQ g• \ __ !• PROPOSED c A69026 A- _ 1.10 FS ❑ a'WATER y� 6+00_ U T A H D R 1 V E moo �I�� - 18+00- •OSEO f �\\\ \ \ CURe oPE PROPOSE --�— Q \ \ n — _ !/!/ _�_P$I�F�I E-)- Y o.sx i . R \ ETERTan+I@ASIN SEWER `FL — — QE9�S6 FL C/ 689.49 FL / Fc� \ ❑ - a9o.1a \ I ❑❑d�� F� / � � � / Fs / �iin e UNIT C=13 J A686.50 IF / 1 ❑ \ 1T �_ ❑y POOL-C FF:690.00 �❑ � / � � � UNIT C-12 � lam' j PAD:689.50 / V A �� / FF:689 80 N LOT43� \ \ _ �L / sea�rws PAD:688.30FS RETAINING WAJ) 1 (EX.\FF: 690.70t) \�� Fc \ \ / PROPos� ,�/ LOT 42 A V / // \EX. FF: 688.70t r j SPILLWAY ❑❑ - — '68a.2 FL A 9 �i - V v -.i - y� \ 'v / XISTING \ uNrr c-14 I // / /� / , \ \ 7 �/ \ LOTS \ "� ` / a / / ��s �—j LOT 41 C E[ FF:690.00 / �T "� \ i ` ' / \ r > / \ \i \ \ I ❑❑ /� \ J Th} 228 \ \ PAD:689.50 _ L �❑ n I Fs -/ sa9.31/ V(EX. FF: 688.70±) \ �) / ,LOT 43$ 8• V 1 _'❑ �� s�f , / ry i \ \ S ❑ � 7 ❑ A / / �I Q. se4.i JF �V A \ \ \ LOT 439 saz FL ``<j" A ih Jsa9.1 FL nP n \ EX. FF: 690.70± E0 !/ FIG � \ � \ UNIT C-15 EX. FF: 687.70t 1 \ ✓/ \ FF:690.00 / \ d I / Ci\ ( Wl \ `/ \ \ \ \ PAD:689.50 — o _ I I II IJ LOT 40 / i- L� \ LOT 440 \ j s,, 2 DL EX. FF: 889.70t\� LOT 441 , � _ ear. \ ( - 9s.27 tz\ P y S. V / LI — EG r REt.wAu 1686.01 FL-� zs za'a UNIT C-16 CURB OPENING _ C FF$80.70 / 6e611. -ce � 1/ PAD:689.20 / LOT 442 \ (` �� �� X�� _� _ - �3 ? \ �� / \ (EX. FF: 688."t) \LOT 442 Fl \ / \ Ll n C-17 ❑ / �� — \ FF:687.20 REI-w �' l LOT 442 \ PAD:686.70 \/ ?L i T/ v � v \ FIL (EX. FF: 687.70 J ) (� �\ \ .\t)// \ \\� t WLk441 , \ lu UNIT C-1 y\i� \\ \ W / f J FIG t , FF:687.t0- \ YA� LOT 443 PAD.686.70 i \\ A \ V1 (EX. FF: 686.70t) /i v A� Z LOT 444 Poi A vo� �, \\ V �I < r EG ��D ❑a r / m (EX. FF: 685.70t) �/ a \ �' \5FL24 1 � —Y\ PROP �h RETENTION BA59i _T \ a SPILLWWY k,4C .a. X. FF: 685.FOt)I j — ——_—_—=——— — — GRAPHIC SCALE LOT 445 r✓ sue°° - -�� -�n'2a 11N FEE•E> I J­N- 20 EL ������Tm^ BENCHIM+RK: ENGINEER CITY ENGINEERS SEAL PREPARED BY. CITY OF PALM DESERT PLAN CHECKED BY. IIIIII Illlp Yu.Ao1.ofvrPnrx as•Rus RSI"mlaElE,srwsm•Rv w vr.fwa. MARK BY DATE REVISIONS ,wvR. DATE DEPARTMENT PA PUDES WORKS ��..� CRY OF PALM DE�r �F 4 LDCA,KIN 59UM6fOR Mtl gCTR16A1d[YNOYMI54I of��=���, �j •jam APPROVED PRELIMINARY GRADING PLAN sRYET.a aA1KID.A NflDSI. ++ DIAL TWO WORKING OFYAIKM(Y9} NA1DN 5mm, t +t+ SSAARON ENGINEERING SERVICES, INC OVAL OF C BEFORE DAYS BEFORE - �I�I TaFfe"mnsow+[•wrrEAo4=A E'v'°mse TRACT NO. 37242 5 YOU DIG YOU DIG BASIS OF BEARINGS: i . m Ts:Ra.aauTn FA%em.nuln BO CHEN,P.E. DATE $ BEARINGS 9100 HEREON ARE BASED t"111E CENIEIWNE OF TENNESSEE PREPARED UNDER THE DIRECT SUPERN9ON OF: CITY ENGINEER TRA C PALM DESERT COUNTRY CLUB CITY FILE NUMBER TOLL FREE 1-B0o-227-2600 AVENUE grow AS NORTH"57'EAST PER MAP OF TRACT NO.2M + cNY R.C.E.64019•EXP.5/]0/2015 77-200 CALIFORNIA DRIVE A PUBUC SERNCE BY RUD IN BOOK 42 PAGES 12 THROUGH 89 WUJS%O YAPS.IN THE ER�G�,f `' DATE: PALM DESERT, CA 92211 UNDERGROUND SERNCE ALERT ORICE IF THE COUNTY RECORDER OF RIVERSIDE CONTY CAJFQBlIA KURT M.SA%OI RCE 4180 EXP. OB/30/1] RENEWED AND RECOMMENDED BY: DATE LANDSCAPE L-17755— _1 \ EX. FF: 690.7 I R-ls000' EX. FF: 692.70t / _ 1 � ( ) 2 LOT 33 i (/ ) / > LOT 31 x EX. FF: 689.70t (E T 6 I 1,7.49'070ICI -�S — / � LOT 3 J / LOT 32 / LOT 36 \ =z��' � / / (SEX. FF: 692.70t)/// W I(EX. FF: 686.70t� / 1 - 1 � I �� �\ / z r1 4XISTING LOTS/. W I LOT 39 X. FF: 687.70t1 \ \ l / / / /(EX. FF: 691.70#), H I UA Lu > F ) 1Xt 1 LOT 37 j / / — \ — — — — \ _ _ — \ \� / \/1 / LOT 30 Z / y �EX. FF: 691.70t)/ W LOT 38 /�/ / / � \ — - - - �� \/ / / LOT 29 I - - - - _ .�_ ((((_ J / / // (Ek. FF: 687.70t)1`1 1 FG (EX. FF: 690.70f)' LOT 28 i _ — _ _ �� ✓ram l / / / LOT 27/ g"IRRIG EG � /(EX. FF: 690.70t) OPEN AREA (FUTURE RECREATION AREA) \ \ e 89.70t FF: 6 LOT 26 EG \ / STATION / ( r / 7 V / — —— — T / \ 1 (EX.\ FF: LOT \25 FS STA=L \ � ARUENTIBk BASIN c� / / /��/ •� 1 \\ -sa , .r — N I 1 ',// LOT A — �� -A � Yy1 �/ BLDG 6 PROPOSER • 1•V—� ,• n \� I .� SPILLWAY _Tor OF aAm---- I 0.1' . h _ � r&MFACINDI l � �Xi TING SECONDARY DTV;N, T I,(�PAINT i OVERFLOW EG zr�� CLA55'B'CONCRETE 1.418CUFTILF. 1 CU.YO.=1905 LF. GRAPHIC SCALE APPROVED Ur. COIMIY OF 14FERSIDE dRF°T°"°P *A,mnox, z� TYPE'C'CURB _. STANDARD NO.mx 1 inch- 20 ft 5-��F�1�Y7 }�}a55R�0 BK; ENGINEER CITY ENGINEERS SEAL PREPARED BY. RTY OF PALM DESERT p1AN CNECKm BY: 5 JIISII \)\)JIISII(�(\�/�J1 fie'!^I IIVI`�:.III\Ul\SJy�ll NIL Y wuaNr xsammN 25'Rus Osi N caoelE Srwsm'mv a sn'.nuu RE�t510N5 �+� PALM�E 11 NARK BY DATE APPR. DATE DEPARTMENT OF PUBLIC WORKS �����°" �91 �9 PRELIMINARY GRADING PLAN 1OG110R m1MIESf CORxfA a NRRSECIIRI W Aq M AND IAO50N pa APPROVED Br r' BFffF SIUET M o1AVR AeV11pT t+ OF SAXON ENGINEERING SERVICES, INC CIML OF DIAL TWO MORNNG DEYA1NM Da) IUMFF m7w '^ 19pyTggpNElo�130W.f.euIEAOCEAr®EGpte BEFORE DAYS BEFORE E'OF SEARINGS T1a: 80 CHEN,P.E. DATE TRACT NO. 37242 5 YOU DIG YW DID BASIS waaa2lM FaceoReFx41M CITY ENGINEER TRAFFIC PALM DESERT COUNTRY CLUB CITY BEARINGS SNOW!HEREON ARE BASED UPON THE CNTERINE OF TDiNESSEE PREPARED UNDER 1NE DIRECT SUPERNSION OF: R.C.E.64819,EXP.6/30/2015 77-200 CALIFORNIA DRIVE TOLL FREE 1-800-227-2600 AIENUE SHOMN AS NORTH 0OTW5r EAST PER MAP OF TRACT N0.2253 UNDERGPUBLICROUND SERM E BY ALERT RED a9"Imam a slr F°`G`f ' DATE: PALM DESERT, CA 92211 KURT M.SA%ON RCE 180 EXP. 06/30/17 RENEWED AND RECOMMENDED BY: DATE LANDSCAPE PALM DESERT GENERAL NOTES: 1. ALL WORK SHALL BE DONE IN ACCORDANCE IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA NTH THIS PLAN,THE STANDARD c Mo4GAN DR. DRAWNGS AND SPECIFICATIONS OF THE CITY OF PALM DESERT,THE STANDARD g MNNESOTA AVE SPECIFICATIONS FOR PUBUC WORKS CONSTRUCTION AND THE CALTRANS STANDARD PLANS AND CALTRANS STANDARD SPECIFICATIONS WHEN APPLICABLE. $ G 2. NO CONSTRUCTION IS AUTHORIZED WORKS THE APPROPRIATE FERMIS ISSUED BY PRELIMINARY GRADING PLAN 6 $ x? THE CITY OF PALM DESERT PUBUC WORKS DEPARTMENT. 3. THE ENGINEER-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS t COMMENCED. 4. IN THE EVENT OF DISCREPANCIES DEVIATIONS ARISING DURING TRACT N 0. 37240, PALM DESERT COUNTRY CONSTRUCTION,ME ENGINEER-OF-WORK SHALL BE RESPONSIBLE FOR DETERMINING AN ACCEPTABLE SOLUTION AND REVISING THE PLANS FOR APPROVAL BY THE CLUB 'p ry ry ry T gHECCONRATO PUBUC SHALL BE PALM DESERT GRADING NOTES: CLUB / f I -200 CALIFONIA DRIVE, 5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ONSITE,OFFSITE B: AND ADJACENT UTILITIES,FACILITIES AND PROPERTIES. 1. ALL GRADING IS TO BE DONE IN ACCORDANCE WITH THE CITY OF PALM DESERT GRADING Y 1 6. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO ORDINANCE PALM DESERT PROTECT ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY 2. THIS PLAN IS FOR GRADING PURPOSES ONLY. ISSUANCE OF A GRADING PERMIT BASED ) CA 92211 CMIFGIIPA OR. OCCUR FROM STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING ON THIS PLAN DOES NOT CONST17UTE APPROVAL OF DRIVEWAY LOCATIONS AND SIZES, FROM ANY AND ALL WORK IN CONJUNCTION WITH CONSTRUCTION OF THESE PARKING LAYOUT,BUILDING LOCATION,WALL HEIGHTS AND LOCATIONS.OFFSTE IMPROVEMENT PLANS. DRAINAGE FACILITIES,OR OTHER ITEMS NOT RELATED DIRECTLY TO THE BASIC GRADING _ _ ' FLORDA, Rem WARM 0R 7. THE CONTRACTOR,AT NO EXPENSE TO THE CITY,SHALL PROVIDE ALL NECESSARY 1 ' >^` �-; s : SAMPLES AND TESTS THAT THE DIRECTOR OF PUBUC WORKS MAY REQUIRE TO 3. A NET SIGNED LETTER OF CERTIFICATION FROM THE ENGINEER-OF-WORK STATING /d \ / _ VICINITY MAP ASSURE THAT QUALITY OF MATERIAL AND WORKMANSHIP ARE IN ACCORDANCE'MIN LOCATIONS OF FORMS ARE IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED PLAN, THE SPECIFICATIONS. REQUIREDAND A COMPACTION TO THE REPORT FROM PERMIT ENGINEER ON ALL FILL AREAS ARE / / y ��`. '�I �_ NIS /1/7/ - PROJECT INFO B. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK AND SHALL MAINTAIN ALL FACILITIES,COMPLETED AND UNCOMPLETED,UNTIL ACCEPTED BY DIE CITY. 4. ALL WALLS SHOWN ON THESE PLANS SHALL BE APPROVED BY THE DEPARTMENT OF _.,� .-S,� 8_.v�_ .✓ �if+ '` PROJECT: COMMUNITY DEVELOPMENT,ISSUED A SEPARATE PERMIT AND BE INSPECTED BY THE %---� - " N F -+� 9. ALL SURVEY MONUMENTS WITHIN OR BOUNDING THE WORK LIMITS,WHETHER FOUND DEPARTMENT OF BUILDING AND SAFETY.RETAINING WALLS SHALL BE CONSTRUCTED TO :p-� - _ -` •k - 1 �y TRACT NO.37240 FROM RECORD OR BY INSPECTION,SHALL,PRIOR TO ANY CONSTRUCTION,BE CITY OF PALM DESERT RETAINING WALL STANDARDS OR BE SUPPORTED BY % �zv- _1 ---, -� � , PRECISE PLAN CASE NUMBER- -"`I + `' I� -'jam _ -'tr L tt PALM DESERT COUNTRY CLUB LOCATED AND REFERENCED BY A LICENSED SURVEYOR OR A gVIL ENGINEER ENGINEERING CALCULATIONS AND DETAILS. / = ��., c �- a !' , r� I i1 I f � ` � 77-200 CAUFORNIA DRIVE AUTHORIZED TO PRACTICE LAND SURVEYING.THE REFERENCED MONUMENTS /.�. /�'4y j_� �� ,� , -� •" \',. PALM DESERT,CA 92211 DISTURBED OR REMOVED DURING CONSTRUCTION SHALL BE RESET IN ACCORDANCE 5. THE ENGINEER-OF-WORK SMALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED. �. �- ` - - - - W7H SECTION 8771 OF THE LAND SURVEYORS ACT AND CITY STANDARDS AND r �= _ - _ _ --� ,- ` „� PROJECT DATA: REOUIREMENTS AT THE CONTRACTOR'S EXPENSE. 6. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING CONSTRUCTION, THE ENGINEER-OF-WORK SHALL BE RESPONSIBLE FOR DETERMINING AN ACCEPTABLE I f �r. F j- i '(^� .q {f}}��T ��/ TOTAL LOT AREA:-13.28 AC 10. THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBUC WORKS IN PALM SOLUTION AND REVISING THE PLANS FOR APPROVAL BY THE DEPARTMENT OF PUBUC t ( -' / _` Ifl I ll DISTURBED AREA-13.28 AC /_ DESERT AT(760)776-6450 AT LEAST 48 HOURS PRIOR TO COMMENCING ANY WORKS /, 1. _, '� a 4 - � 1 L ', PRIVATE LANDSCAPE AREA-N/A c_ PUBUC LANDSCAPE AREA:-N/A MURK. 7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ON-SITE.OFF-SITE f ,� c 1 ' . M THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF AND ADJACENT UTILITIES,FACILITIES AND PROPERTIES. - �. ,_�; �*- -`1 ��iu. J L •( FEMA FLOOD DATA: ALL UTIUTIES.FOR THE LOCATION OF UNDERGROUND UTILITIES OR FOR EMERGENCY - L7yr'�-�..f .'- -�� - _-- - __ jt E ASSISTANCE CALL: B. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PROTECT I - FEMA LETTER DATE:AUGUST 28 2008 ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY OCCUR FROM 1' {, ` "-� Rvi r �- T- r ZONE: % .A GU MAP NO.:06065C2227C WATER COACHELLA VALLEY WATER DISTRICT 760-398-2651 STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESOLING FROM ANY AND ALL " L - r •� ✓ L� -r 1�SEWER COACHELLA VALLEY WATER DISTRICT 760-398-2651 WORK IN CONJUNCTION WITH CONSTRUCTION OF THESE GRADING PLANS. LiD 'r L - - �,- :�..._! L�' •J 1 TOPOGRAPHY: ELECTRIC SOUTIHERN CAUFORNIA EDISON 760-202-4291 G V [� - _CAS THE CAS COMPANY I-800-427-2200 9. THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBUC WORKS(760)776-6450 - f - �,• • \ - - N T U C K_ E J - - SURVEY PERFORMED BY:DANIEL MEYER TELEPHONE VERIZON CALIFORNIA,INC. 1-800-483-1000 AT LEAST 24 HOURS PRIOR TO COMMENCING ANY WORK. Y METER LAND E STREET, TE ET, CABLE TIME WARNER 760-340-1312 Ilr - 18597 MOJAYE STREET, DIG ALERT 1-800-227-26DO 10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL _Y - f INDEX MAP HESPERIA,CALIFORNIA 92345 UTILITIES. FOR THE LOCATION OF UNDERGROUND UTILITIES,OR FOR EMERGENCY > _ > SCALE:1'-150' (760)949-3682 12. THE DEPARTMENT OF PUBUC WORKS DOES NOT ASSUME ANY RESPONSIBILITY FOR ASSISTANCE CALL 4I THE ACCURACY OF THE QUANTITIES SHOWN HEREON. t{- �{-" - EARTHWORK QUANTITIES: WATER COACHELA VALLEY WATER DISTRICT 760-398-2651 II� ` = \ - FILL 35,312.299 CY 13. THE STRUCTURAL SECTION SHALL BE AS PER THE STATE OF CALIFORNIA SEWER COACHELA VALLEY WATER DISTRICT 760-398-2651 DEPARTMENT OF TRANSPORTATION,HIGHWAY DESIGN MANUAL TEST NO.301-F FOR ELECTRIC SOUTHERN CAUFORNIA EDISON 760-202-4291 a -( EXPORT: 23,176 CY DETERMINATION BY THE R-VALUE METHOD. GAS THE GAS COMPANY 1-800-427-2200 < L_ TELEPHONE VERIZON CALIFORNIA,INC. 1-800-483-1000 APN 8 LEGAL DESCRIPTION 14. THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CITY OF PALM CABLE TIME WARNER 760-340-1312 Q L I _ DESERT DEPARTMENT OF PUBLIC WORKS,IF CONSTRUCTION HAS NOT COMMENCED DIG ALERT 1-800-227-2600 637-190-024 k 025 _ �- WITHIN 12 MONTHS FROM THE DATE OF APPROVAL BY THE DIRECTOR OF PUBUC `? - AREA WAS FORMERLY MAPPED BY WAY OF TRACT NO.33195.M.B.399/59-75. WORKS. 11. ALL PROPERTY CORNER MONUMENTS SHALL NOT BE DISTURBED BY THE GRADING I`I - LEGENDS & ABBREVIATIONS OPERATION AND RELATED WORK.ANY MONUMENT WHICH THE CONTRACTOR ANTICIPATES r L i LOTS 28(EAST),29(LARGE LOT),k 30(WEST),EACH FROM THE ABOVE 15. ALL P.C.C.AND A.C.REMOVALS SHALL BE OUTLINED TO NECESSARY WORKING LIMITS DISTURBING SHALL BE LOCATED AND REFERENCED BY A UCENSED LAND SURVEYOR OR A R y_ L REFERENCED MAP.(RIVERSIDE CO PROPOSED TRACT NO.37240)(NW AREA). AND SAWCUT TO A MINIMUM DEPTH OF 2 INCHES PRIOR TO REMOVAL ALL DEBRIS CIVIL ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING.ALL MONUMENTS I� CREATED BY THE REMOVAL OPERATIONS SHALL BE DISPOSED OF AWAY FROM THE DISTURBED OR REMOVED SHALL BE RESET BY A LICENSED SURVEYOR,OR A CIVIL `.^ pL EXISTING UNDERGROUND UTILITIES JOB SITE IN A MANNER AND LOCATION ACCEPTABLE TO ALL CONCERNED AGENCIES ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING,AT THE CONTRACTOR'S e,a j`A A v s'r LL y J- SMNIGRY SEWER IEIEPHONE CONDOR _--- A CIVIL ENGINEER: OWNER AND ORGANIZATIONS. EXPENSE - __"- "�. �.--.__ WATER LINE x - ELECTRICAL CONQUR - E -- A<. Iva Yox Ymlmum KURT M.SAXON STORM DRAIN - - STREET UGHFINC ''^0 A^0 Nw. YWIn,m PALM DESERT COUNTRY CLUB 16, ALL P.C.C.AND A.C.IMPROVEMENTS DAMAGED BY THE CONTRACTOR'S OPERATIONS 12. THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CITY OF PALM GAS LINE TRAFFIC SIGNAL - W. NaM SAXON ENGINEERING SERVICES,INC. 77_200 CALIFORNIA DRIVE / ,A�a hm ITS. M M Sa 2605 TEMPLE HEIGHTS DRIVE,SUITE A. PALM DESERT,CA 92211 SHALL BE RESTORED TO THEIR ORIGINAL CONDITION BY THE CONTRACTOR AT NO DESERT DEPARTMENT OF PUBUC WORKS,IF CONSTRUCTION HAS NOT COMMENCED WITHIN IRRMATION LINE CABLE TELEVISION - - B.C. BBlepyaand�a,Fe d Chan IE'h NatMwHd OCEAN SIDE.CA 92056 COST TO THE CITY OF PALM DESERT. 12 MONTHS FROM THE DATE OF APPROVAL BY PUBUC WORKS. B.C.R. :.: I -as R.e.n � w^Wa PHONE SIP(949)366-2180 I.Y.C. ItayuW„d W cave IM'h Nagwd.y FAX k 800%53.4193 17. STREETS IN THE CONSTRUCTION AREA SHALL BE KEPT CLEAN AT ALL TIMES. EXISTING TOPOGRAPHY NAd. Baid.mN K.c. n,Gala ARCHITECT: BLOCK WAIL � TDP OF SLOPE c c`".a uAM °v°j °R9,. SOILS ENGINEER: CHRIs MCFAODEN 18. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEARING OF THE PROPOSED WORK T_=-�v-BOARD FENCE y- TOE OF SLOPE Cm Caen Bain v.c Pdd d hedaa AREA -__,.--MIRE FENCE DIRECTION OF FLOW c. OA F P.C.C. P,4K dad ca�yow a BRETT L.ANDERSON MCFADDEN ARCHITECTS -CHAIN LINK FENCE s-amra RETAINING,� cMs. paaFd4d DINT pp, v.c.V.C. PeHA d C..P-V-,ca» SLADDEN ENGINEERING PALM D ST.T,CA 9S PUCE,SUITE 4 19, NO PUBUC STREET SHALL BE CLOSED TO TRAFFIC WITHOUT PRIOR WRITTEN } - cM.PA carngd.a mdd pM as P.L P.iA d AAweeatim 45090 GOLF CENTER PARKWAY. PALM DESERT,CA 92211 C.O. Oeen.d P.P. Pa..Pao SUITE F,INDIO.CA 92201 PHONE/760-346-8014 APPROVAL OF THE DIRECTOR OF PUBLIC WORKS. SANITARY SEWER M.N. T-POLE k GUY ANCHOR L GAS METER cP. [avdA PP. P.R.C. P:d d Mar Oxvewm PHONE*(760)863-0713 FAX/:760-568-0963 CR Cup Mum PAY C. PI44 d Ram.VaBad Cuw STORM DRAIN M.H. ELECTRICAL POLE RAI ROAD TRACKS CT.IL 0a 1 paehd pa4 P.T Plid d Tmgeag FAX 760 863-0847 20. NO TRENCHES SHALL REMAIN OPEN OVERNIGHT WTHOUT PRIOR WRITTEN APPROVAL x( ) OF THE DIRECTOR OF PUBLIC WORKS. - TELEPHONE VAULT TELEPHONE POLE RAILROAD SIGNAL 1, R ;�+ JOINT USE POLE TRAFFIC SIGN PULL BOX p. Cup 0. RPSUA 21. FAILURE TO COMPLY WITH ANY OF THE ABOVE ITEMS SHALL BE SUFFICIENT CAUSE WATER IN - STREET NAME SIGN -.- STREET LK:NT ct e.A.w c.A., RC.P. RwKawd C.aamte Po FOR THE CITY TO ARRANGE FOR NECESSARY WORK TO BE COMPLETED BY OTHERS. FIRE HYDRANT a AWL BOX R VALVE @ Uw as waa�d dd fi m COSTS TO COMPLETE THE WORK BY OTHERS MILL BE CHARGED TO THE CONTRACTOR. .. co. C..*.calaaq RW�W.Ndr. wed. 22. ALL LANDSCAPING AND IRRIGATION THAT IS DAMAGED BY CONSTRUCTION ACTIVITIES SANITARY SEWER CLEMHWT = e PEDESTRIAN PUSH BUTTON ar taubuct woad d SHALL BE REPAIRED OR REPLACED TO THE APPROVAL OF THE CITY AND THE STREET LIGHT(UPRIGHT) '. TRAFFIC SIGNAL CONTROLLER O.GW OeaaiaPaaM paw W..d. PROPERTY OWNER. OAW fAMaaY RL WpnL TRAFFIC SIGNAL - TRAFFIC SKBUL ON SNNAL MAST ARM k. E Fap 58. S.BNmr6w 23. CONTRACTOR MUST OBTAIN APPROVAL FOR ANY LANE CLOSURES A MINIMUM OF 48 HOURS IN ADVANCE. STREET LIGHT R TRAFFIC TRAFFIC SIGNAL LOOP DETECTOR-6'x 6' E00. Did d a INA- SN 9 w p SIGNAL ON MAST ARM TRAFFIC SrAAL LOOP DETECTOR-6'DIA EV.G D:d d1 CMe SEh Sa�a.odend 24. CONTRACTOR SHALL CALL THE PUBUC WORKSSTARTING DEPARTMENT TO REQUEST OR SHALL __ W�-DgHY WALK 8.. D.aua, s'y Se,Alry A MINIMUM OF 24 HOURS PRIOR TO STARING CONSTRUCTION. CONTRACTOR$HALL PEDESTRIAN SIGNAL ,�, CITRUS TREE Fodor' KEEP THE INSPECTOR INFORMED OF PROGRESS OF THE WORK ON A DAILY BASIS. IMPROVEMENTS PLACED WTHOUT INSPECTION MAY BE REJECTED AND ARE SUBJECT r---I CONCRETE EdW E meets S,„6mn,I a.e a 1AI'W_ TO REMOVAL L---.J - F.B. fW 6mA 9. SpM -- DECIDUOUS TREE Fx re.IydiaA Sw. 9a -- ASPHALT F.L Fba Ua. SM. Swaeaa I�An� F, Faal Sbw SOILS ENGINEER'S CERTIFICATE bin EDGE OF PAVEMENT PALM TREE Cw pR: d wN i.c.y aped caw Na. Hana,Ad T.P. T d Pa.naA WE HAVE RENEWED THIS GRADING PLAN AND ,,la- I_F_j BUILDING - LBW Imvl a- T,FOUND IT TO BE IN SUBSTANTIAL CONFORMANCE V WITH THE RECOMMENDATIONS OF OUR SdLS 2 TREE STUMP U. lxnar FM REPORT FILE NO._DATED_/_/_- UNDERGROUND STRUCTURE U t� Psi. Y."PMP SHEET INDEX 'gam NO MMFM -- M.N. Madtl. Vat V.HIo! * IKN 0W WAR * OVERHANGING STRUCTURE SHRUBBERY IMi.o.c. MwMe O�dQ­ Yy W.r.y SHEET 1 - TITLE SHEET doTEaNICAL ENGINEER DATE 'rfFsfgFONMS SHEET'2 - PRELIMINARY GRADING PLAN SffiEf S - PRELIMINARY GRADING PLAN EXP.DALE./-/- IF GLt STREET 4 - PRELIMINARY GRADING PLAN SHEET'5 - PRELIMINARY GRADING PLAN GEOTECHNICAL ENGINEERS FIRM AND PHONE NUMBER GEOIECMNICAI ENGINEERS ADDRESS STREET 8 - PRELIMINARY GRADING PLAN SLEET 7 - PRELLMINARY GRADING PLAN 1.LC/2.L� CAD TM J3EUGM1866: ENGINEER CITY ENGINEERS SEAL PREPARED BY: CITY OF T PALM DESERT �PLAN CHECKED BY �II.IIL //7�'-\' I�I_\-1\PJIII�II.L II MwMar Rw.Ilon zs ors a9c N LaMOWAc s,wm�N m sxr,w9I. REHsa+s CITY OF PALM DE 1'T NARK By GATE APPR. GATE DEPARTMENT OF PUBLIC WORKS 1 lNAllpl: SpRNRSR CUNER 6 MIFRYCIMN 6 AKIPL>D AID WaLeSM R-a"'. APPROVED BY: .9F EET slgET MNI, ABu,MDIr. N ENGINEERING SERVICES,eiing CIVIL PRELIMINARY GRADING PLAN '(s 0___D­aUTEx_ SAXON ENF,TNE SERVICES, HNC Of 7 DIAL TWO WORKING DEYA1xN IM%k NAwm 521.M1' GPIDY /BEFORE DAYS eDFGRE - PTRACT NO.37240 8F'EEM YOU DIG YOU qC BASS OF BEARINGS: a No. 80 ,� TEA:Na.xeeZtN FAl eN.eS].ItM BO CENGINEER P.E. DATE BEARINGS SHOWN HEREON ARE BASED UPON THE CENTEMNE OF TENESSEE PREPARED UNDER THE DIRECT SUPERVISION OF: R.C.E.664619.EXP.6/30/2015 iRAfiIC PALM DESERT COUNTRY CLUB CITY FILE NUMBER TOLL FREE 1-800-227-2600 AVENUE SHOW AS WORN OO` 5r EAST PER MAP OF TRACT NO.2293 � 77-200 CALIFORNIA DRIVE A PUBUC SERVICE BY nLED N BOCK 42 PAGES 82 THROUGH 89 NCLU9W OF MAPS N THE f,,Y.GAIfd+' DATE: UNDERGROUND SERVICE KERT OMCE OF THE COUNTY RECORDER OF fiMRSKE GO AN CAU!'"k KURT M.SAXON RCE#44180 EXP. 05/30/17 REVIEWED AND RECOMMENDED BY: DATE LANDSCAPE PALM DESERT, CA 92211 \ I J 00 1 /• FS \•� / // /// �f`` // / \ L / , 4?5.12 INV -a/o 00 v ` \// / LOT 124 / \ (EX. FF: 698.70t) „_/ \ \ 6D5.J9 Tc -/ \ // \ ✓ PROPOSED �\ \ \\ /�/ / � \\ \ i ❑� 6F�5.27 INV max' CURB RAMP LOT 125 \ / / // ♦ \ G\ 004\ ( X. FF: 699.70t)/ 491 LOT 67 (EX. FF: 698/20±,/ ✓ < �/ \ \\\ \ \ LOT 126 y v(EX. FF: 699.70t) / � LOT 66 (EX. FF: 697.70t) 56 4- / LOT 127 41 `p0O��\ (EX. FF: 699.70 t) // // / r I I I 01 87 I \ \ \ NB3 0+ zz.sIt �\ I\ // / / // LOT 488 —_— s9s— EX�STING LOTS / / 697. I I (� 1 6 g 2, z 697156 FS I I �' . .J i I('�X. FF: 698.46:�) I\\ 7Y1 I I— .\ ! I \v I \ I Y �� v t''J+J� \ \\ 1\ /" / �S 1. 69.33 I \\ \ \ r`�(^� I (` 1 ( / LOT 12e ~ �' I q5 '�-•^' J * I ••/ / AREA / 6.88 FLT LP J I ✓ A /�EX. FF: 699.70�/ // RB OF ING I FG r\ \ LOT 489 I \ \ S\ LOT 129 \\ / / / .� / I �i_ I , ❑❑ \\ \ s I'\ ` \ ��\�_ (�. FF: 697.70t�1 I I I \ / / � I / / I, Q � I ❑ �I � (EX. FF: 898.70t) I ✓ \ I//a y! I J I ❑❑ CI ❑� A \ I \ Jv El W r .� I ) / / j UNIT A-1 / FF:699.50 1 C `1 t - I IP D• 0 W L` 1 EG /// / / / \ 1 I \ I -HP I-I EG .i- W 1 z.41 T__ __ / / / / -J \ I I V \ 5 / \ LOT 490 \ W - - -— 1Y SD / I (Ei. FF: 697.70t) Z .50 kv / 1 PC= +54.86 ❑ I \ 1 \ _ _ _ _ - - fir / ❑ � I I Alm - r Z RIG — / I 74 FS UNIT A-2 ❑❑ ❑ I \ � PAD FF:6 9�0 / FG I GRAPHIC SCALE f I 0 I ❑ � I _ II , �9 ————————————— -- 1 ———-- -- L 11ncD-20)ft. MATCHLINE SEE SHEET 3 1.4C/��ji /77 y� y�Sm,�R�l �tlGtlY16G: ENGINEER CITY ENGINEERS SEAL PREPARED BY: CITY N PALM DESERT PUN CHECKED aY J�Is�I U\)T) �1\\((\\����////'�Ij///7`\�'JVI G^CII'yJ(F-IIIIIIIU\\\)11\\\JSSSY JIISII Y RwCHKA¢wsnwe 25•wAA as N roKwr�E nrlsm Yev m w.Russ. REVISIONS CRY PALM MARK BY DATE APPR. DATE DEPARTMENT OF PUBLIC WORKS e lOFA110N: SRIFET,ON 01M4 AADIEMTCRRN Of AgIIE 50 N8 YIp59N pPIy53,gw APPROVED BY: /�'`—•'` SHEET DESMT Z DAL MO WORKING pEYAttR(yqk wwee5n Rp �_ �p112f'NG SE VICES, PRELIMINARY GRADING PLAN �.. SAXON ENGINEERING SERVICES, INC CiNL Oi BEFORE DAYS BEFORE ReoSTeFR�RF,GrOSwel"ea'rreAoc6 ��o TRACT NO.37240 YOU DIG YOU DIG BASE OF BEARINGS: N0.44180 m TFi.wR.msea BO CHEN.P.E. DATE B� BEARINGS SRORN HEREON ARE BASED UPON THE OEN1O61L OF IEWESg PREPARED UNDER THE DIRECT SUPERVISION OF:E 4.4RR�n CI ENGINEER TRAFFC PALM DESERT COUNTRY CLUB R.C.E.64819•EXP.6/30/2015 CITY FILE NUMBER TOLL FREE 600 247-26ao AVENUE IN BOOKAs AGES 2 WOJ H 80 RDR MAP OF TRACT N0.228J 77-200 CALIFORNIA DRIVE UNDERGROUND SERRVICEBALERT WIDE 0 4ODIMTY OWER OF R1fRSDE ROMSDOUNTY CNfQR A.*OF MAPS IN THEY f aG�1F DATE: PALM DESERT, CA 922I 1 KURT M.SA%ON RCE 180 EXP. O6/30/tl REVIEWED AND RECOMMENDED BY: DATE LANDSCAPE MATCHLINE SEE SHEET 2 J ---- ---LOT-- / 1�T R-9--1 T LOT 129 T (EX. FF: 698.70tL 128 / FF:699.50 i C S I� I ) I — IPAD:699.00 L EG �l8os '� EC ; / t r 1023.41.- - -- ,// ! / "�"_____. I / ]❑❑ \ I I - \ 5 \ LOT 490\ _ - t --- / r I I _ I \ I` I 11 \ I "` s (Ek. FF: 69,.70t) — 69G5/ — /— 693.50 INV — / / PC= + .86 F ] �❑ 1 I 11 1 \ ' \�� \ —r— — — - / s zs J UNIT A-2 / / / �• I I 69f.74 FS ❑❑ ❑ FO 3 - �� -• (RIG r _ r r FF:699.50 \ _ i Ell ❑U �� S� / 0 UNITA-3 / LOT 491 ❑EUD F FF:699.50 ❑ _(F FF: 696.70*) {�UNIT A-6 ❑❑ ❑❑ PAD:699.00 �� I r �L PAD:697.70 / /' / k - — V ❑p- I I / 69fi.7 R J 1 r I\ / \� _� \ �� ❑❑ L / �; / — �a❑ imp _ UNIT A-8_ J,..,��-- / / 6 .z ❑❑ Ec PAD:697.50 9 / / ❑ UNIT A-4 UNIT A-7 — / \ PAD:699.00 \ 1 ' J FF.698.00__ / / Q \ FF:699.50 I ] 1 PAD.697.50 /; / LOT 492 z l _ — / / M i P 1 ❑ \ I� �' I Ili I chi I I/ v L / El L I ilPOOl 41 (fX. FF: 696.70:j /� / h o ❑ � /� Ft I I W / I ❑❑ PROPOSED T rc / \ \ ❑❑ I J I❑❑ SPILLWAY 696.1 l LP / / / ❑❑ // —— A - a:. CURB OPENING / - -� ` _ \ 1 UNIT A-5 � � \V -EROPOaO / \s; / \ FF:699.50' / ❑❑ I / I I I I I ❑ � / B'w / PAD:699.00 r,A�o I I�❑ ONDA / / ' �� y � �I \ I \ \ I LOT 493 1271 I� 'i Fs / RETENTION AREA D _ — I I \ I(EX. FF: 696.70t)OSED � � 9 _�� II i \6 99-.93 GS l — —L — 97.28 FS — — — HP %,A Lu ,i FG — — — — PROPOSED FG 94 SPILLWAY LOT 494 ARR W aom OVERFLO (EX. FF: 696.40 t1 )� r) �c I" — — — - - — — — IJ/— C E7dS�Q IY �I i I I I I I I I I LOW POI11P1 Z1 I I I 1 I— �XISTING LOTS I LOT 183 I LOT 184 I— LOT 185 Q;l J I 1 C 1 LOT 179 1 LOT 180 I �'I LOT 181 I LOT 182 1 1 I I I I I �i -- - - - J— =I I EX. FF: 698.70t I EX. FF: 696.70t I I I I F I (EX. FF: 697.70t) I I (EX. FF: 697.70t)I (EX. FF: 695.70t) V t ( )I I ( ) (EX. FF: 698.70t) I I 1 — H Lc I I I I I ! (EX. FF: 697.70t) JX 1L I I I I g� IM I� ,- -I 1 I 11-1 .- - J I I I- -I I — I �. I � —; fi L 24' CA ,r ,r 4'MOOMED 0.5• EARTHWORK QUANTITIES: NOTE: ROI1fD CURB o.s• 4,RauEo Fc WATER OVERFLOWING BASINS WILL POND FG CURB 1TYP FILL 35,395 CY GRAPHIC SCALE AC PAVING ;,-. CUT: 35,39 CY UP IN ALASKA DRIVE AND OVERFLOW - - - - - _. EXPORT: z3,n6 cY THE ROAD HIGH POINT AND THEN COMPACTED SUBcR,M BASE COURSE TRAVEL TO THE CUL-DE-SAC AND ' SPILL INTO THE BASINS NEAR THE CUL-DE-SAC. LD,rm /inch- 20 EL SECTION A-A NTS ���� �� ENGINEER CITY ENGINEERS SEAL PREPARED BY: CITY OF PALM DESERT PL N C:_CVFn BY: . C PALM DES'8iT 3 MBAAFNI Nso►NRt 25 B9Aa aoI.mMRIE n9rm Yev a vr.Ru9t MARK By DATE REH9oN9 APPR. DATE DEPARTMENT OF PUBl1C WORKS J �N �AWME��oM �," :roc �� �neeICS, APPROKABY: PRELIMINARY GRADING PLAN DIAL itMp NOIUONG DEwtN1(M1J: MM�ltAl!' _ k Q SA%iEtREON RNDurtnE9uiE AERING eRV SERVICES, qNL SHEETS BEFORE DAYS BEFORE BA55 of N0.4A1B0 lFL'wYISn4 FNCtRRAa/tm BO CHEN,P.E. DATE TRACT NO.37240 7 YOU DIG YW DIG °• 4 V.</t� BFARNGS SHO N HEREON ARE BAW WON THE CENEMIE OF TDIESSSEE PREPARED UNDER THE DIRECT SUPERVI9DN OF: CITY ENGINEER6481. TRAFFTc PALM DESERT COUNTRY CLUB CITv FILE NuueER TOLL FREE 1-800-227-2600 A`EME 94 M AS NORTH 0008'SY EAST PER MAP OF TRACT N0.2283 � R.C.E.64819,EXP.6/30/2015 77-2DD DESERTCAIIFO, DRIVE A PUBLIC RNCE BY RU'D N 9"42 PAGES 62 THROUGH n9 NOL19%OF MAPS,N M jFq.IGI•i DATE: PALM DESERT, CA 922I 1 UNDERGROUND SERVICE ALERT WIDE OF THE COUNTY RECORDER OF RKR90E COUNTY CNFORIIA KURT M.SAXON RCE 180 EXP. 06/30/17 RENEWED AND RECOMMENDED BY: DATE LANDSCAPE (EX. FF: 694.70t) 1 I (EX. FF: 694.70t) I '(EX FF: 695.70t)I r I 13EX. FF: 695.70t) 1 EXISTING LOTS' V(EX. FF: 697.70t)I I(EX. FF: 697.70t) �r I(EX. FF: 698.70t)h I- LOT 138 I LOT 137 I I I LOT 136 I I LOT 135 I I I LOT 134 I I (EX. FF: 696.70t) - - LOT 132 I LOT 131 fi 1 LOT 130 _ - -- � '" - - - - - - � j LOT, 33 , I {- - - � � EG 1024.411,, - - - - - -- - T- - 72'SD6 - - - - - - -- - � T - �- 92 FIG FG INV SNFLkER FG CB ❑❑ a II { ' `e - ��_ �N❑��[� \ i / : \ RETENTI UNIT A-15 UNIT A-124 ❑❑ ❑ ❑❑ r' UNIT A-11 AREA FF:694.00 FF:697.00 9 - FF696.50 PAD:696.50, F7 PAD:693.50 \ / I PAD:696.00 p I � I FFI694.00 _ ❑���� 0 � I ❑� � �� I PAD:693.50 ❑u UNIT A-17 El { ❑I❑ n�r/❑❑ FF:694.00 UNIT A-14 I ❑l. I I I El - EL �9O-�. I _ PAD:693.50 4 -, _ F NPR UNIT A-13 ❑❑ T A PAD:693.50 FF:696.50 ,❑❑ ❑❑ ❑❑ uu FFI697.00 �� UNIT A-9 FF:698.20 ❑❑ FF:694.00 \ ❑ _ { ° PAD:696.00 l __,,, ]❑ ❑ ( ❑ ❑ ❑ PAD:696.50 PAD:697.70 is9g.o Gs I ❑ I °L 1� I ❑ I �' I 1 ❑ ❑ L' _-J I ❑❑ 1 �. ❑ ❑❑ /�I u� - - �� / ❑ { a VI_ ❑ _--- ❑❑❑❑V❑❑ HP 8 it S R91 190 G R■ A I N691. MW z 4. NI _ y - 693.59 FS \ 6'SEWER \ 54 \ 6 38 GS -- N _ T Lu 7.59 693.44 GS "J)) { J r" 569F'IGr� s- T _ )��,.�a I oozes -" �r - - 1 - - - - - W _ TIl - NIW I ' I \ , i -- - ---I 1- 9J it ^ I I �IIvs EX. FF: 698.70t) I L, WI I (EX. FF: 694.70t)I I EX. FF: 694.70t) I I (EX. FF: 695.70t) I I I� I �) A(� W zI I (EX. FF: 694.70t) I I I(EX. FF: 694.70t) ( 1 I 1 Z J LOT 170 1 I I LOT 174 1 LOT 175 I I LOT 176 I I I (EX. FF: 697.70t) I LOT 178 1}I J Z) (EX. FF: I II LOT 171 I LOT 172 1 1 LOT 173 ` I 1 I LOT 177 yI = HI 694.70t) �{ 1 x I I I i #II i t (EX. FF: 695.70t)I 4' 4" VARIES 4' 4' r� �7 WATER g SURFACE1 o - - �d o BASIN BOTTOM GRAPHIC SCALE .SURFACE - 10 IN FEET) INFILTRATION BASIN 'inch- 20 ft NTS 1r�57/� {�1 �57q�R5'� � K= ENGINEER CITY ENGINEERS SEAL PREPARED BY: aTY of PALM DESERT PUN CHECKED BY- JIISII!/\l/)JII II11\(\�/�/71//7r'1\� CII IyJ(F "dll IIL Y WNCH aEsoernat 25'rua omc N mxmrt.srMsm'uv a W.Rusl. REH510N5 CII� P/4LI11���T MARK BY DATE APPR. DATE Ess DEPARTMENT OF PUBLIC WORKS /,r���� 4 e L6G111�II: M LOM CRMI6A1pE50NDIANYSpx pP�M qw N E/�pING SE VIiES APPROVED BY: SHEET PRELIMINARY GRADING PLAN OF Two ,+ f'$ sA%ON ENGINEERING SERVICES, HNC CIVIL TRACT NO. 37240 OF 7 DIAL DAY MORIONG DEVA1pM(M%k NM6N SN.1!' TENfIEHEKWfs ORNE.9IATEA�HIA90E.G�3P BEFORE DAYS BDIGRE fi' BO CHEN,P.E. DATE YOU DIG YOU DIG ��OF�'��' $ N0.H160 � TF wP.asm fAX mP.�.tt® SHEETS BEMANGS SNOMN HEREON ARE BASED UPON THE DEMOTIONS OF TENESSYE ` CITY ENGINEER TRAmc PALM DESERT COUNTRY CLUB PREPARED UNDER THE DIRECT SUPERVISION E:AS CITY FILE NUMBER TOLL FREE -B00-227-2B00 AY R.C.E.64819.1 6/30/2015 77-200 CALIFORNIA DRIVE 1NN AGES 82 OaM PER MAP OF MAPS.N0.2283 N Mi OF MAPS.IN UNDERGROUND SERVICERB y i I SNO ALERT OFFICE ME♦COUNTY RE�O R11ER9�COUNTY CNi010MAE YfOeG�IE�' °ATE' PALM DESERT, CA 92211 KURT M.SAXON RCE 180 EXP. O6/30/1] REV7ENE0 AND RECOMMENDED BY: DAME LANDSCAPE J XISTING LOTS[ (EX. FF: 695.70t)� (EX. FF: 695.70t) l (EX. FF: 694.70t (EX. FF: 694.70t) tI r 1.T (EX. FF: 695.70t) I � �C LOT \ � (EX. FF: 695.70t) I - LOT 144 I=� LOT 143 I LOT 142 I LOT 141 I LOT 140 I LOT 139 y( 138 y S y LOT 145 � " �_(EX. FF:_695.70± ( I � \= - - - - J _ _ _ i l -- - - - -� - - - - ) - --- -It1 - - - - -- - ��' LOT 146 � 1� � � t - t - - __ - E0is'so 9-'0 72 G - -$ �69459 -_ __-� T --i- 777-1 / < -- FL EG - �' 691.00 INV y 9 II � RETENTION I / UNIT A-31 A UNIT A FG El _ nn / \ FF:692.50__ �\ ❑❑ L�J�C❑❑ FF 695.67, - - \ ��'� f ki' PAD:695.17 ( - UNIT A-i8 ` \v MOUND - - VA - nn � FF':892.50� ❑❑��L_J ❑C - / / PAD:692.6 -� f UNIT A-30 / \ \` UNIT A-20Ll FF"695.67 (�` FF•692.40JEI� / ❑ ❑ Ll UNIT A-29 PAD:695.17 1 \ PAD:691.90 FF:695 .1 - L / NIFF:T A.67 ] \\ ❑ _ -- l - -❑�JCJ❑❑❑❑I \\ / \i//l ` \ �. I I,.I I PAD:695.17 � / Ci_UNIT A-32 - [ / PAD:695.17 \ \ 1 \ \ ❑ ❑❑aoo❑o❑ w/J ❑❑ J ❑❑ �` \ � _,_ -� k 1 �� I \ / /. 690.93 R CUR BOPEEN�FL-UP \\1 i FS �� -lln� JLJ \ \ ' 4 t �N7ER 6 ,vim G I y C // OdMM/Y \ I \ I 4 /�*`6" 690.60 R /\ C \' - `` ❑ POOE/SPA ._ \q 4 693.91 FL 11 d: E L.� \ -L \.. k OSQJ/...\ozQ` 8"SEWER 4 9 RETAINING WALL PS 890.84 FL 1 69 �. K TW 'x -�. .�.� FS ,,, .� / _i /1Jt4 F� I � t ..r _ _ V EG ( ) _ � -- r - -- J s y 8 FL / EX. FF• 698.50f 1 P 693. FS LOT 165 693.48 FL GB ,' 1 A/ -�. •E ��--l F .-8.9 'y'_•..-�- - _ -_ _ 14j 8 T _ - I~ / / r 1 ' I It11 6929tt�_/• / / J �� \ \ '� EC - � � - - rhl IW Lu _ ' /' / l \ \ r }�� �r (EX. FF: 696.70t) / 9eBO940"E Tw j y } 01 f. f �o'�•[ / \ \� \ 1��� '� j //\\', � ,5�136'20 44"W �` \ 1 I t I y WI p14 / y°7T' / \ \- 1 / / l // J� -_LOT 166 31.06 / " X (EX. FF: 694.60t)1 W W,' (EX. FF: 698.50t) \/ ( (e95o1�`� / IW HI 691.7 F. / // / LOT 164aft, / �- Ec / / / LOT 169 f IN1 J TOT LOT / / 7 / v / �� v v v v� (EX. FF: 694.70t) H// // \ \\ - f/ \ \� r LOT 167 LOT 168 MATCHLINE SEE SHEET 6 GRAPHIC SCALE F M (IN rwr) 1 inch- 20 tL JS!/J1�iq'1 �{t �] 5�tp�51 gtlCl1M66; ENGINEER CITY ENGINEERS SEAL PREPARED BY; CITY OF PALM DESERT PLAN Hy�,racm er: C� PAS DEMEFIT JII Ily/\/\I �\\(��/)]//)^�\ICI,_I,CII IIJ�=IlLllh\-1\,JI,JIL.IIL I' ����zr wAa us N mio�rz.sw.m�N a sAr.w91. YARN er DATE RENSNMIS APPR. DAiE DEPARTMENT OF PUBLIC WORKS ��� �Fmm GM 5 _ uw 9PMESf[p�GO N[RYCON6Ag14f0 MWW9 .a° u�w �pp�9jl)j� 'OVEDBY PRELIMINARY GRADING PLAN DIAL OF 7WD WORKNG OEYAlgl l93l) YWISA.OWEEt AlIBEMT. R.4 f ��ymyAX'OENNuanSFDPo EI&rtESERVICES,� IC CIVIL BEFORE DAYS BEFORE No.H180 TELRa.)•[I,lO FA%M0.69A,0 TRACT NO.37240 SHEETS 7 BASIS BENMK3: BO CHEN.P.E. DATE YOU DIG YOU GIG �+ CITY ENGINEER TRAFFIC PALM DESERT COUNTRY CLUB BEARINGS 94 M11EREON ARE BASED IIPUI THE CENTEIBRE OF TpIESSEE PREPARED UNDER THE DIRECT SUPERVISION OF: CITY FILE NUMBER TOLL FREE 1-000-227-2600 AVDWE 910M1 AS MORNM'W'6r EAST PER MAP OF 1RACT ND.228.1 � .A R.C.E.64819,EXP.6/30/2015 77-200 CALIFORNIA DRIVE A PUBLIC RVICE BY TIED IN M 42 PAGES R2 TNRWGN 69 INCLUSIVE OF MAPS,IN THE FtklGllfP'v DATE: PALM DESERT, CA 9221.1 UNDERGRWNO SERVICE ALERT OMCE OF THE COkPITY RECORDER OF RIARSDE C TY C ALMA KURT M.SA%ON RCE 180 EXP, 06/30/17 RENEWED AND RECOMMENDED BY: DATE LANDSCAPE RR ____ _ _ _ MATCHLINE SEE SHEET 5 -------/-// /131 �/% � // / ---� �- LOT 147 �/ -T�rR��7zG ----__-------- - - _ �/� FF: 694y,701) / Ec i / =Rom- W / - FLuj /z/ LOT 148 1 �t 'L I �� 691.00wv ", n IH AREA W ,/(EX. FF: 693.70t)A �A/l c iV I �M ) ,_ ❑C �1❑� \ / 5_ / FG Z V ❑ q / W / / / A I I C � IJ i ( J > _ / I `UNIT A-31 X. FF: 693.70t)/ (N / -� ❑❑ MIL. FF:695.67 / IF- / / PAD:695.17 I Q LOT 149 / ED 1/ I ❑❑ �❑f1 nn _ \ I g UNIT A-30 \ V / / FF:695.67 l� / A- \ / Jy / / UNIT A-29 PAD:695.17Kau / PAD:695.17 I / UNIT A 32 FF:695.67 /� PAD:695.17 \ (EX. FF: 693.70t) ❑J -� \ / / �t I maw ❑ / _ _ .I ❑ L,- I LOT 150 9 _❑�❑❑❑❑❑❑❑ �` - 694.60 Tr, l s , I I / - II UNIT A-28 / FF:693.50 /'� \ _I r 4 PAD:695.00 RETAINING WALL TW / -� � A' / I/ LOT 151 I/I I I C°_❑C I l;i_-_ I \ \ // a -sue'-_ 146.66 /(Ex. FF: 692.70t) I �' �1 / \/ E� UNITA-27 ;� - r 3.89 FL v' � 1 - AR I - � p F:693.60� LOT 165 � \ e / �����V � �� / � �� � II (EX. FF: 698.1 691 FS \� I-- - -��__ �- V II - ��lX/ / 69148F<� �� � I I FL O (EX. FF: 669.701)I \ I a LOT 152 I \ I r i 692.14 F5 692, 9�\ / 9T 8 II I I JI I i Nv ❑ / / W LU I; Z v tJ1 I I 1 4T / r�' / (EX. FF: 698.50t) v Z �� I DC I I I RET.wut Fs / 691.7 FL A // LOT 164 I SW iIIVI^�._L.� - W x .00TF I °° / /l' / ��\� / /I�/ /� I 1}I 4 / 1d' 1 / TOT LOT Q v Ir 1 POOL -I I \ C I I I fy/ ��'� • / / / /�� /� // 690 FL _ --_I I \ \ \ �/J / /re ao ❑�-x I ► �( �► 0 1_ LOT 153 s \I\ /� �p��� I / 1 Q I I (EX. FF: 687.701) I / ', � .I Fs\ ✓ L r( Y -- 1/ 1 - I / \ _ v w- I � FS I EG J I I\\\ O [I x -7x J PR OSED I88 SEWER - A-y� \ \ Y FROPOSF,O I - 6'WA R\ 688,Y4 FL FF:689.60 I LOT 154 I I �; f / (PAD:689.10 I /A✓ \ /� /\ GRAPHIC SCALE 1y� EX. FF: 686.70t \ / I --y; FS � � (EX. FF: 698.50t) P ( ) 33 I r 9 \� LOT 163 / mI cuRe 3 ENwc °ram / -" {� V �. A I IN rzer) lace- 20 N. MATCHLINE SEE SHEET 7 �������� B£I!ClBIR�: ENGINEER pTY ENGINEERS SEAL PREPARED BY. GTY OF PALM DESERT PUN CIREacm er: CIIY PALM DE9E39'T C MPAAvrt¢wvRo1 25'r a as N mIDE1E SIAr+O'NY CO 9P'.RL9•. MARK IN DALE REN9DNs APPR. DATE DEPARTMENT OF PUBLIC WORKS V LOGIIGN. 9]UTNIEST CONFII 6 Ng19:CDIN A'AIAE 91 Na WPSUI RMpiE55I APPROVED BY: �r STREE.aAN�K Mp, >i�Oflengineenng PRELIMINARY GRADING PLAN .a`+ '15 SAXON RNGINEERING SERVICES, INC CIVIL TRACT NO.37240 o< 7 DIAL TYID W09fNC aEY-omL IUIOIR 521.>ti' _ TEMPLE nEKMS CAN£AUTE A OLENA9M�.- BEFORE DAYS BEFORE BASS OF BEARINGS W N0.44t80 TFL AIA.nee11. m 00 CNEN,P.E. DATE roU DIG YOU DID �+vwn, CITY vRG04EER TRAFTIC PALM DESERT COUNTRY CLUB BCARNGS 910'AN'MN ARE BASED UPON THE CENIE1611E OF 7DIESSEE PREPARED UNDER THE DIRECT SUPERNSION OF: AK , R.C.E.64819,EXP.6/30/2015 CITY FILE NUMBER TOLL FREE 1-000-227-2600 AVENUE SHONN AS NO1T4 WOO 57'EAST PER MAP O TRACT N0.2287 c 77-2DD CALIFORNIA DRIVE A PUBUC RNCE BY PLIED IN M 42 PAGES 82 THROUGH BB NClU91E OF YAPS,N THE 'cau�IF ' DATE: PALM DESERT, CA 92211 UNDERGROUND YRNCE ALERT OFFICE OF TIE COUNTY RECORDER OF RIVERSIDE COFNN CAUFCRNA KURT y.SAXON RCE 180 E%P. O6/30/i] RENEWED AND RECdRMENDED By DARE LANDSCAPE MATCHLINE SEE SHEET 6 _ __ -----\- ---T 7- 7- - - ----- T ------,-------- - -/- ---- y ��-- ------- - _ I CURB EN C / •/ \ ��POOL \ Y- 664.0o h• � - -� E -� I I I �_3 � \ ❑� � \�\ � = \ \ \ \S � \./ ,.�� / / ` \ l •j/ RaD®womrona PONf� POOL I ill � � I I . Pc I �/--- - J �I I f i . A LOT 162 UNIT A-25 TwN \ \ r \(EX. FF: 697.00�) \ I \ I LOT 155 F`� I / FF:685.80 UNIT A-24 �� - \r \ \ \\ EG \ PAD:685.30 FF:685.80 -r (EX. FF: 685.70t) {\ I / - PAD:685.30 Rr BUIFACINOI - o j�T-_L �IOP aF CIMB 161 - -.--- -------�---J_Rr i \ +' TW \ I / I 1 (EX. FF: 683.70t) I I I L�� (EX. FF: 695.70t) �x°aNa \ UNIT 'A-23 LOT 156 I \ / PT I 73.99 FF:686.00 ❑ - \ _ _ ,' PAD:685.50 _ \ 4 -, C1A66'B'CONCRLTE PET. - \ - _ - 1.418a FT.iLF. P, - \ POOL I - - �Ra II- x _ _ _-IL 1 i� ''1T / APPRo�mw: CoulmOF v l l I 1 6e.81 FL ❑ wle awwr !•^� / r _1 ❑ UNIT A-22 - _ v . � SIT A-zl f�' _ �� �! TYM'C CORN I I I 684.19 FS \ 1 RETEN710N ❑ `FF:686.007 ., I x - - - I 1 I v ❑ PAD:685.50 v s AD 687 00_ 1 Y ��690.82 O T.WAIL \ \ �.R III (Ex. FF: 681.70t) 679.83 t LOT 157 EG 1 \ 79 NV I \ \ \�_ / l JS EG \ (EX. FF: 680.70t) RET.�pAu I \ ti 0 LOT 158 ec w N 6s I �, / 1 I JI LOT 68 I L � Y� Ij ­x- I 679.01 IF I Nv \ 6 .30 FL IS - 1� RCknokkl CWRT I EXISTING i I\ \ RESIDENCE J H L - - - J 1 I V 683.68 \ \ d. W \ - X-\ \ i\- \ F'°o \/I \1 I I II�� �+ Z -- - - - - -- - I 1 RERN710N \ PR OSEO= I I EG L `N i '1 'W W --I n l APEA / \ 6'w R \ 7fi 7 - 6.7 O (EX. FF: 678.70t)I 1 1 \\ / B \ __.. I �� \i\ Nea-38'a " ® F 68z56 r a LOT 159 -eaa- - 66z.za Z - - I \ \ ^ _ _-. _ - _ R � I � -. � \ _ _ _- - �_�� 682.48 R 679.P4 INV �st�-_� � 1 P RR..I L - _ _ i 34WER� - _ •I1+0_�'...I -fi8n Z �(IVC )� L -f�l _- - - - J1� � I ��� \�� - � � I v _ - _ ��j1 , 10Co \ 1-l• IS .I .n o I L L - EG ,..�8'Sa � - .1.74T 68054 v iK -4j- T'I -� Coro o -r} x - I O III 11-daDITW I I EC � � LOT 160 } J \- I ` Ne 59 +. L 1 I - PROPOSED_- 25 �� .. \RET.WALL _. l 1..s677fM}�F \ 1 fi79.09 T� (EX. FF: 676.70t) j POOL 675-337F 675.331E RETWAu r - EO I 68.84 I POOH I �NDARY J - - - - I I I q l lI I -- = _ _ , 0 1sFLow - i�iII �- - - - - I - - ---- AI � - - -- \ I I - GRAPHIC SCALE - - , I(EX. FF: 676.70t) I I (EX. FF: 675.70t) I (EX. FF: 675.70fi) r ( - I I (EX. FF: 676.70t) I I - m Ifs � F - - ^C k I LOT 13 I LOT 14 I 5 LOT 15 (EX. FF: 675.70t) I r(EX. FF: 675.70t) �I) (EX. FF: 674.70t) � / 1 II I LOT 12( I I � I I * I I I �° `��I I LOTS LOT 16 LOT 17 , _ 20 It LOT I1 0 EXISTING ���� �p�-�,, J 6gIj; ENpNEER CITY ENGINEERS SEAL PREPARED By. CITY N PALM DESERT PLAN CHECKED Br. C� P�M DeSEW 1JII IjI Y xwAENr am..x zr sus ool x m1as,F,nMPFa Ter m W.wu MARK By DATE ���5 APPR. DATE DEPARTMENT OF PUBLIC WORKS SHEET 7 I9GARI%H: 41/IMFSfCMQt6xIE1t4CIg16AtEM[50/IOYM91 .F°`�u�w,, grie(Dijng APamecD By PRELIMINARY GRADING PLAN SIwEL M 01MQ w4WpF , + k SAXON ENGINEERING SERVICES, INC p DIAL a TWO WORKING FIEYARRI(1RJ xewesse.lr _ } TFr .rxAmamre.m.,,_AocE�o�.uma. TRACT NO.37240 �, 7 BEFORE DAYS BEFORE RASE Of BEARINGS. u N0.44180 n :IxrlwStm .mNtm 80 CHEN,P.E. DATE YOU DIG YOU DIG • u.'lml" ' 01 ENGINEER TRAFFIC PALM DESERT COUNTRY CLUB BE/d6NGS SHOWN HEREON ARE BASED WON TIE CENIEt61E M TDINE15EE PREPARED UNDER THE DIRECT SUPERN901 D<: R.C.E.64819•EXP.6/30/2015 CITY FILE NUMBER TOLL FREE 1-800-227-2600 AIENJE saw+A9 NORM"57-EAS PER MAP OF nWT ND.2293 ,?c,rH�t,#':' DATE. 77-200 CALIFORNIA DRIVE A PUBUC SERNCE BY FEED N BOOR(42 PAGES 82 MNOIGN 89 NC,USAE OF MAPS,N ME a rwLt PALM DESERT, CA 92211 UNDERCRWND SERVICE ALERT OFFICE O 111E C"N RECOFW O MVVW COLx1Y CN)ORNA KURT M.SA%ON RCE 180 EXP. O6/30/17 RENEWED AND RECOMMENDED BY: DALE LANDSCAPE PALM DESERT GENERAL NOTES:1. ALL WORK SHALL IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA BE IN ACCORDANCE WITH THIS PLAN,THE STANDARD MLTXGAN OR DRAWINGS AND SPECIFICATIONS OF THE CITY OF PALM DESERT,THE STANDARD g MINNESOTA AVE SPECIFICATIONS FOR PUBUC WORKS CONSTRUCTION AND THE CALTRANS STANDARD R RGRADINGPLAN$AND GAIONI S STANDARD$WTHOUT T HE WHEN APPLICABLE. P1 dELIMI A dY $ ~ 2. NO CONSTRUCTION IS AUTHORIZED INMWT THE APPROPRIATE PERMITS ISSUED BY ff THE CITY OF PALM DESERT PUBUC WORKS DEPARTMENT. 3. THE ENGINEER-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED. 4. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING TRACT N 0. 37241 , PALM DESERT COUNTRY - ` CONSTRUCTION,THE ENGINEER-OF-MURK SHALL BE RESPONSIBLE FOR DETERMINING � AN ACCEPTABLE SOLUTION AND REVISING THE PLANS FOR APPROVAL BY THE DIHEDCOR OF PUBLIC RATORSALL KS.BE CLUB 777-200 CALIFONIA DRIVE S 5, THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ONSITE,OFFSITE ) � AND ADJACENT UTILITIES,FACILITIES AND PROPERTIES. 6. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PALM DESERT C A 92211 �' ` "� PROTECT ADJACENT PROPERTY OWNERS FROM ANY 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 Al FY.' °, - mum FLORIDA- - °, e - - _ -_...L-f° y LEGENDS &ABBREVIATIONS AVE. IMPROVEMENT PUNS. \\\ ! '. T, .. _ .._� -�'I I 11 FFILO IARAV m. 7. THE CONTRACTOR,AT NO EXPENSE TO THE CITY,SHALL PROVIDE ALL NECESSARY \ \' -- -- "' '~1�. 1`+1 IJ� ,1 LINE UNDERGROUND uiUiIIES ELECTRICAL CONCUR I r SAMPLES AND TESTS THAT THE DIRECTOR OF PUBUC NORI(S MAY REQUIRE TO t 1'u y I r T VICINITY MAP ASSURE THAT QUALITY OF MATERIAL AND WORKMANSHIP ARE IN ACCORDANCE W1H .. y. �T L L I I STORM DRAW -24 SL STREET LIGHTING ITS THE SPECIFICATIONS. Y I �i • `. ..-T 1 I I L _ L - - i J G S LINE -2 G--- TRAFFIC SIGNAL 8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK AND SHALL MAINTAIN ALL / r 1 - `- - - - - -_ I\ IRRIGATION LINE -20'IRR, CABLE TELEVISION - - PROJECT INFO FACILITIES,COMPLETED AND UNCOMPLETED,UNTIL ACCEPTED BY THE CITY. .� /� - �.,.= - I�` PROJECT: 9. ALL SURVEY MONUMENTS WITHIN OR BOUNDING THE WORK LIMITS WHETHER FOUND - /( - _ - _ '--I DOSING TOPOCRAPIfl' TRACT N0.37241 AUTHORIZED TO PRACTICE LAND SURVEYING.THE REFERENCED MONUMENTS ,_ v A I T1T1T1 WAIL '� PRECISE PUN CASE NUMBER- FROM RECORD OR BY INSPECTION,SHALL PRIOR TO ANY CONSTRUCTION,BE _ _ BLOCK LOCATED AND REFERENCED BY A LICENSED SURVEYOR OR A CIVIL ENGINEER ;. 3 -it = PALM DESERT COUNTRY CLUB }" .v (W -X--X-BOARD J-�- DIIRRECfION OF FLOW 77-20°CALIFORNIA DRIVE ',1 - >� -i - �._�-CHAIN�K F PALM DESERT,CA 92211 DISTURBED OR REMOVED DURING CONSTRUCTION SHALL BE RESET IN ACCORDANCE - a ,� �� -- T _ > RETAINING WALL WTH SECTION 8771 O'THE LAND SURVEYORS ACT AND CITY STANDARDS AND PROJECT DATA: REQUIREMENTS AT THE CONTRACTOR'S EXPENSE. ,,( 'J'4. `" \[ ) \ '1 j I w ( ® SYMTARY SEWER Y.H. �r`POLE&GUY ANCHOR GAS METER Y ) STORM DRAW M.H. R DECTRICAL POLE _ RAILROAD TRACKS TOTAL LOT AREA:-6.15 AC 10. THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBUC WORKS IN PALM - '• r ® TELEPHONE VNJL DISTURBED AREA-6.15 AC 11 - .. \; T TELEPHONE POLE RAILROAD SIGNAL DESERT AT(760)776-6450 AT LEAST 48 HOURS PRIOR TO COMMENCING ANY �. ": `'� ' "_ _ T `o' PRIVATE LANDSCAPE AREA-N/A WORK. ... - -1�-� _.-a). �- hl a� �.'. I I ly QQ JOINT USE POLE 4 TRAFFIC SIGN PULL BO% PUBUC LANDSCAPE AREA-N/A - -: --- t_ - Z"zj .I 8 WATER METER p STREET NAME SIGN STREET UGHT 11, THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF 1 _ - - - - - _ HYDRANT ' MAIL BOX VALVE FEMA FLOOD DATA. i - .-1` it g FIRE ALL UTILITIES.FOR THE LOCATION OF UNDERGROUND UTILITIES OR FOR EMERGENCY 1v -- ° - '`T - -7 r ASSISTANCE CALL: J r I r r. r J ZONE:X � _ -`-� ` ` I �c o.SANITARY SETTER CLEANOfI ©PP... PEDESTRIAN PUSH BUTTON FEMA LETTER DATED:AUGUST 28,2008 WATER COACHELA VALLEY WATER DISTRICT 760-398-2651 � J y I I , MAP NO.:06065C2227G SEVER COACIIELLA VALLEY WATER DISTRICT 760-398-2651 a p L�� �, 7 �r r r STREET LIGHT(UPRIGHT) i TRAFFIC SIGNAL CONTROLLER TOPOGRAPHY: ELECTRIC SOUTIHERN CALIFORNIA EDISON 760-202-4291 -"' - .. - vI.. -� �- - f I�'. �+�"' TRAFFIC SIGNAL ON SKi141 MAST ARM ... -. _ GAS TIHE GAS COMPANY 1-800-427-2200 '_ - ° " TRAFFIC SIGNAL LOOP DETECTOR 6'z 8 SURVEY PERFORMED BY:DANIEL METER TELEPHONE VERIZON CAIIFORNIA,INC. 1-800-483-1000 �- ". ". `. ". ° -•• - - _ SGN�AI.ON MAST ARM 18597 MOJAVE LAND SURVEYING -�w:rr Y#�FiA-14Y vN-1F! - _ --77��" CABLE TIME WARNER 760-340-13i2 .-.�- �_® - - .-�-a .®--..� I_(� Q TRAFFIC SIGNAL LOOP DETECTOR-8'OLl 92345 Q '°" HESPERIA,CALIFORNIA DIG ALERT 1-800-227-2600 - - - - -- -- - - -- -- -- -- -- -- ,. mom, WALK-DON'T WAX PEDESTRIAN SIGNAL .°,�. CITRUS TREE (760)949-3682 12. THE DEPARTMENT OF PUBUC WORKS DOES NOT ASSUME ANY RESPONSIBILITY FOR PALM DESERT GRADING NOTES: INDEX MAP ---, ME ACCURACY OF THE QUANTITIES SHOWN HEREON. �� �.__.� CONCRETE EARTHWORK QUANTITIES: 1. ALL GRADING IS TO BE DONE IN ACCORDANCE NTH THE CITY OF PALM DESERT GRADING SCE'I-100 �--� 1 DECIDUOUS TREE 13. THE STRUCTURAL SECTION SHALL BE AS PER THE STATE OF CALIFORNIA ORDINANCE. --� ASPHALT ✓ CUT: 14,921 CY DEPARTMENT OF TRANSPORTATION,HIGHWAY DESIGN MANUAL TEST NO.301-F FOR FILL: 7.102 CY DETERMINATION BY THE R-VALUE METHOD. 2. THIS PUN IS FOR GRADING PURPOSES ONLY. ISSUANCE OF A GRADING PERMIT BASED EDGE OF PAVEMENT pplM TIRED EXPORT: 7,819 CY ON THIS PLAN DOES NOT CONSTITUTE APPROVAL OF DRIVEWAY LOCATIONS AND SIZES, F I BUILDING APN 8 LEGAL DESCRIPTION 14. THESE PLANS MAY BE SUBJECT TO RENEW AND/OR REVISION BY THE CITY DE PALM PARKING LAYOUT,BUILDING LOCATION,WALL HEIGHTS AND LOCATIONS,OFFSITE (---M TNRFF STUMP 637-190-021 k 032 DESERT DEPARTMENT OF PUBLIC WORKS,IF CONSTRUCTION HAS NOT COMMENCED DRAINAGE FACILITIES,OR OTHER ITEMS NOT RELATED DIRECTLY TO THE BASIC GRADING UNDERGROUND STRUCTURE cL�-^ WITHIN 12 MONTHS FROM THE DATE OF APPROVAL BY THE DIRECTOR OF PUBUC OPERATION. AREA WAS FORMERLY MAPPED BY WAY OF TRACT NO.33195,M.B.399/59-75. WORKS' OVERHANGING STRUCTURE 15. ALL P.C.C.AND A.C.REMOVALS SHALL BE OUTLINED TO NECESSARY WORKING LIMITS 3. A WET SIGNED LETTER R CERTIFICATION FROM THE ENGINEER-OF-WORK STATING -- SHRUBBERY LOT E SI(URGE LOT) E T(NEST),BOTH FROM(EAST ABOVE REFERENCED MM. AND SAWCUT TO A MINIMUM DEPTH OF 2 INCHES PRIOR TO REMOVAL.ALL DEBRIS LOCATIONS PA FORMS ARE IN SUBSTANTIAL CONFORMANCE KITH L APPROVED PUN, (RIVERSIDE CO.PROPOSED TRACT N0.37241)(EAST AREA). AND I COMPACTION REPORT FROM A SOILS ENGINEER ON ALL FILL AREAS ARE CREATED BY THE REMOVAL OPERATIONS CHALL B DISPOSED OF AWAY FROM THE REQUIRED PRIOR TO THE GUIDING PERMIT ISSUANCE. CIVIL ENGINEER: OWNER JOB SITE IN A MANNER AND LOCATION ACCEPTABLE TO ALL CONCERNED AGENCIES Act AwA�, Me,a AND ORGANIZATIONS. 4. ALL WALLS SHOWN ON THESE PLANS SHALL BE APPROVED BY THE DEPARTMENT OF ;t« AA"„ ` KURT M.SAXON PALM DESERT COUNTRY CLUB COMMUNITY DEVELOPMENT,ISSUED A SEPARATE PERMIT AND BE INSPECTED BY THE A,. A,e... N. xo,N SA%CI ENGINEERING SERVICES,INC. T7-200 CALIFORNIA DRIVE 16. ALL P.C.C.AND A.C.IMPROVEMENTS DAMAGED BY THE CONTRACTOR'S OPERATIONS DEPARTMENT OF BUILDING AND SAFETY.RETAINING WALLS SHALL BE CONSTRUCTED TO Aw. A.<;.s. Nrs. m�^ 2605 TEMPLE HEIGHT$DRIVE,SUITE A, PA L,M DESERT,CA 92211 SHALL BE AND TO THEIR ORIGINAL CONDITION BY THE CONTRACTOR AT NO CITY OF PALM DESERT RETAINING WALL STANDARDS OR BE SUPPORTED BY Be. e,q,.m.a a arve x'ry II.AAeemMy COST TO THE CITY OF PALM DESERT. ENGINEERING CALCULATIONS AND DETAILS. BC 8,u„a��ae.m ry A,"ry, OCEANSIDE.CA 92056 BYc. Nginni,q a v.n,a C.,.e N. I4am. dy PHONE t(949)366-2180 B.ub a,E . o. 17. STREETS IN THE CONSTRUCTION AREA SHALL BE KEPT CLEAN AT ALL TIMES. 5. THE ENGINEER-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED. BKI oc Ce.1e. FAX/:800.653.4193c c..w WP oPw>i1. cac C.e P I,. PUI e,. SOILS ENGINEER: ARCHITECT: 18. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEARING OF THE PROPOSED WORK / Ce. eden Ibin PC. Pam a C.rv. 6. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING CONSTRUCTION, r. o.e F.�. PCC. Pam a G.mp.uM Curv.lum or BRETT L ANDERSON CHRIS MCFADDEN AREA. THE ENGINEER-OF-WORK SHALL BE RESPCNSBLE FOR DETERMINING AN ACCEPTABLE `c.I. cal w. P-,C_c.zM. SOLUTION AND REVISING THE PLANS FOR APPROVAL BY THE DEPARTMENT OF PUBLIC CMP. C^^uBa^A,.a.i Poe P.cv.e. Pam a C_.z v.nxa arve SLADDEN ENGINEERING MCFADDEN ARCHITECTS 19. NO PUBUC STREET SHALL BE CLOSED TO TRAFFIC WTIHOUT PRIOR WRITTEN WORKS. co. cN...a v.P. Pe.et P.N APPROVAL 4F THE DIRECTOR OF PUBLIC WORKS GO cWA CCo-�P. , md.I pve.aA P.nC �m Im.,z.aC un 45090 GOLF CENTER PARKWAY, 75-145 5T.CHANCES PUCE,SUITE 4 SUITE F,INDIO,CA 92201 PALM DESERT,CA 92211 7, THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ON-SITE,OFF-SITE Ca c.e Rdum P.RNC. Panl a Rerene I.-I Curve PHONE k(760)863-0713 PHONE t 760-346-8014 20. NO TRENCHES SHALL REMAIN OPEN OVERNIGHT WITHOUT PRICK WRITTEN APPROVAL AND ADJACENT UTILITIES FACBITIES AND PROPERTIES. cra c-yabmaaleC Eam tT perry Ta^9�.7 FAX R(760)863-0847 FAX is 760-568-0963 OF THE DIRECTOR OF PUBUC WORKS. cac. aAc w R. Pam 8. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PROTECT CIA. Dee R. a.a.. 21. FAILURE TO COMPLY WITH ANY OF THE ABOVE ITEMS SHALL BE SUFFICIENT CAUSE ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY OCCUR FROM c c eta.ro � REP a.ew�.a erte rP. eRulerae En- FOR FOR THE CITY TO ARRANGE FOR NECESSARY WORK TO BE COMPLETED BY OTHERS. STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING FROM ANY AND ALL coo �a CAP ,s RR_a COSTS TO COMPLETE THE WORK BY OTHERS WILL BE CHARGED TO THE CONTRACTOR. WORK IN CONJUNCTION INTH CONSTRUCTION OF THESE GRADING PLANS. c..P.a. a/a Ih- amM1 Caulrva a7w RqM a NCI 22. ALL LANDSCAPING AND IRRIGATION THAT IS DAMAGED BY CONSTRUCTION ACTIVITIES g, THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT DE PUBLIC WORKS(760)776-6450 art do Me1 naA«. w�mla SHALL BE REPAIRED OR REPLACED TO THE APPROVAL OF THE CITY Al THE AT LEAST 24 HOURS PRIOR TO COMMENCING ANY WORK. D.G. be.mPme C,.- a.. RmrwAI PROPERTY OWNER. o/w NN OIL RgAI 10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL EE 23. CONTRACTOR MUST OBTAIN APPROVAL FOR ANY LINE CLOSURES A MINIMUM DE 18 UTILITIES ,FOR THE LOCATION OF UNDERGROUND UTILITIES OR FOR EMERGENCY Ec. w d c,... sn. SI-0 a HOURS IN ADVANCE. ECR. DM a Cv Raum S/M 5i0e.aA ASSISTANCE CALL: EP. EAFe a 6x n P" EV C. DM a Vwticd Cve SEry S.Ntemtay 24. CONTRACTOR SHALL CALL THE PUBUC WINKS DEPARTMENT TO NEWEST INSPECTION WATER COACHELLA VALLEY WATER DISTRICT 760-398-2651 D^'ri, D^"�A0" s'y S01a'"y A MINIMUM OF 24 HOURS PRIOR TO STARTING CONSTRUCTION. CONTRACTOR SHALL SEWER COACHELU VALLEY WATER DISTRICT 760-398-2651 a so- '�A KEEP THE INSPECTOR INFORMED OF PROGRESS OF THE WORK ON A DAILY BASIS. ELECTRIC SOUTHERN CALIFORNIA EDISON 760-202-4291 IMPROVEMENTS PLACED WITHOUT INSPECTION MAY BE REJECTED AND ARE SUBJECT GAS THE GAS COMPANY 1-800-427-2200 Evd Fael.q meal S..eem.,wb BED.A TO REMOVAL TELEPHONE VERIZON CALIFORNIA,INC. 1-800-483-1000 in. rn 1". mw. s�P CABLE TIME WARNER 760-340-1312 FL F U. �. sk-, DIG ALERT 1-800-227-2600 P. F. 9Kb sa A`. SOILS ENGINEER'S cERnFlCATE Gn GR TC Tap a o. 11. ALL PROPERTY CORNER MONUMENTS SHALL NOT BE DISTURBED BY THE GRADING "°'' 14rIzmW TR TOP a P.,�me,t WE HAVE RENEWED THIS GRADING PLAN AND ESSI I.e.Y. I.'9.nb mae M.Ini.I Td T h`P_ FOUND IT TO BE IN SUBSTANTIAL CONFORMANCE p OVp OPERATION AND RELATED WORK.ANY MONUMENT WHICH THE CONTRACTOR ANTICIPATES �F. Fea TOP. o... 1MTH THE RECOMMENDATIONS OF OUR SOILS `e'`' DISTURBING SHALL BE LOCATED AND REFERENCED BY A LICENSED LAND SURVEYOR OR A V REPORT FILE No._DATED_/_/_ CIVIL ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING.ALL MONUMENTS u vsx vrem�i voml CIW PaweA.te.xtie. SHEET INDEX W N0 NAM DISTURBED OR REMOVED SHALL BE RESET BY A LICENSED SURVEYOR,OR A CIVIL M.N. M.mW Yen. vxa * • ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING,AT THE CONTRACTOR'S M.o. MaM Itm�..l. r. TNa SHEET 1 - TITLE SHEET WON.OD YEAR�� Mo.c. MNae a cPrve WM ReneB SHEET 2 - PRELIMINARY GRADING PLAN GEOTEONICAL ENGINEER DATE sq O TFCNx YG&`° EXPENSE. SHEET 3 - PRELIMINARY GRADING PLAN EXP.DATE_/_/_ OF CALLA, 12. THESE PLANS MAY BE SUBJECT TO RENEW AND/OR REVISION BY THE CITY OF PALM SHEET 4 - PIREII3MINARY GRADING PLAN GEOTECHNICAL ENGINEERS FIRM AND PHONE NUMBER GEOTECHNICAL ENGINEERS ADDRESS DESERT DEPARTMENT OF PUBUC WORKS,IF CONSTRUCTION HAS NOT COMMENCED WITHIN 12 MONTHS FROM THE DATE OF APPROVAL BY PUBUC WORKS. ZS!/�� /m T/ �}TME�1 F$tlGBME6K; ENGINEER CITY ENGINEERS SEAL PREPARED BY: CITY N PAL A1 DESERT PLAN CHECKED BY: II IIl4l/\I\/JIIIII !/7`-\'JAI I„f I�I:-\I\�JS"til IIS'1 IlwAdr oEsmvllate zs•eIlA4 asc N mwsE'R.sruam•an a sx.Rux M,uRK 9r DATE REVISIONS APPR. DATE DEPARTMENT OF PUDEJC WORKS CITY OF PALM DE�T LDCAID.. SpTXRST CGIOEIf 6 NiERSECRGX a AAENIE 5a NO YA019N p0. APPROVED BY: meET.a DMwa AeumR }acss^gy< �i0112ING SERVICES � PRELIMINARY GRADING PLAN OE DIAL TWO WORKING BEFORE MA"(-I IMwee Sn.TN' fk �,- SA%ON ENGINEERING SERVICES, INC CIVIL TRACT NO.37241 DF 4 BEFORE DAYS BEFORE TA ]AOA TFIiIE�xMnq ON.1;&A1EA0GE/I6�GR1aAe8 ��OE RFARINGS. � W.HI80 ., T¢:NFaAta FA+L IOA.Aw.4iw SO(NpN,P.E. DATE rou DIG rou DIc ' o.ein7n ' CITY ENGINEER TRAFFIC PALM DESERT COUNTRY CLUB AVENUE SIGN NORTH AXE BA5LD UPON R AP OFI UMETRACT T A D 2293E PREPARED UNDER THE DIRECT$UGERN9DN OF: R.C.E.64819,EXP.6/30/2015ITY FILE NUMBER TOLL FREE I-800-227-2s00 AVENUE SIGN AS NORIX 0098'67°EAST PER MAP 6 TNACT N0.22WI � 77-200 CALIFORNIAD DRIVE A PUBUC SERVICE BY NOD N BOOK 42 PAGES 82 THRGIIGH IS NdL91E OF MAPS,N 14C Fp'Gl�f DATE: PALM DESERT, CA 92211 UNDERGROUND SERVICE ALERT OFFICE OF THE COUNTY RECdOfR OF RINR90E COUNTY CALIFORNIA. KURT M.SAXON RCE044180 EXP. 06/30/17 RENEWED AND RECOMMENDED By. DATE LANDSCAPE LOT 202 I r 1 OOL� �/ LOT 203 I' LOT 201 E 1 / �� F /// � / � ( \\ \ I(EX. FF: 693.70t) (EX. FF: 693.70t) �_ ��\ r ,� I — — — �X. FF: 693.70t) V - - — — — / LOT 204 \ G r 1 1 T ( ) B�`� EX. FF. 691.70t j j 'EG s _ - f- �- a—n — -' I_.. LOT 205 \ 'y // ❑.-- }\(EX. FF: 691.70t) � Fs Ec / _ / UNIT B-4 m FF:684.30 41 UNIT B-3 PAD:683.80 mI F/, TMTION FF:683.50 BASIN PAD:683.00 680.3611 Ll 81. LOT 206/ �5 9 s Fc FF: 689.70t � � � ❑❑ /POO / j // / / ❑❑� /�� Ec / UNIT E-2 ❑ Opp A \ y j FT �883.�SD _ I I' 00 X3.(15 FS.-HP 1 0 { r WAIE 682.67iF'L �� . I j � f-- ' / / V / W 6aa� y I Lu 6�4 LOT 69 FS I` / 1 1 , ( ' / s W 4' 4' VARIES 4' 4' _ ',! j ^yyo i / TENnod 9 so + NQ•0¢�D / I ✓ UNIT B-1 / / I U) (EX. FF: 687.70t) j �yti / -7 eAsx+ _ / FF:683.00 01 F. W I / / j PAD:683.00 ❑ IN u Z Ec W ❑ i 3 WATER k' SUR — - 6 I _ _ _ � o TEND /182 j I — — — J - /r / BASIN79. 41 ❑❑ I- _ 1 // `, ,7 _BASIN BOTTOM A. SURF CE : 10 Ot� r IPR _it I 581.68 - 11+00 '::.V-. - � — / 12+ FS---� //O/ \ '' D T O IttE_-_ 1 INFILTRATION BASIN � Y68„3 — — — G — 8 In F 1 T I p -TVA A O.Sx i 680.74 FL_ �_ IDRAIN 679.93 INV 1% 81.29 EL-HP :— NTS - - 660.171E-- -_ �--BB� � 680.88 FL Z ���^ - — �— _6 - RETAINING FALL � 1 1 17648 TC) SECONDARY P�r I � T 7 t9 FL _ OVERFLOW SEE ti LL 7 — — — — — za' NOTE BELow- t j I 1 x J� j I I7- -7- , Is =' GA L X I I 12' 12' LOT 21 I j LOT os' 4'MODIFIED os' LOT 19 LOT 20 I j I LOT 22 I I 5 �Fc LOT 18 I 4'ROI I FD 1.5% ROVED CURB (EX. FF: 679.00t) j j(EX. FF: 677.70t) I j (EX. FF: 677.70t) j j(EX. FF: 677.70t� i .(EX. FF: 677.70t) I I (EX. FFI FIG CURB AC PAVING , COMPACTED SUBGRADE BASE COURSE SECONDARY OVERFLOW NOTE: EARTHWORK QUANTITIES: BASIN SPILLS INTO STREET AND PONDS GRAPHIC SCALE CUT: 14,921 CY IN STREET AND THEN OVERFLOWS TO m FlLL 7.102 CY XPORT: 7,819 CY THE HIGH POINT IN OREGON DRIVE AND E THEN FLOWS TO KENTUCKY AVENUE. 1,NET SECTION A-A 1 inch- 20 It NTs \�� /p1 5'7 57�757'SXR57{1 1IA8K: ENaNEER CITY ENGINEERS SEAL PREPARED BY: qTY OF PALM DESERT PUN CHECKED BY �II.l11lJ\11T G(21J�1 nI IyV4f,IILII�\i\Jl•�° l�aw[xr¢msnoe 2s wAss a�N mNoart.STNsm'uv m vr.wsi REv190N5 .lam` C.� PA1�11� SHEET. T A JS WARN Br DAtE APPR. DATE DEPARTMENT OF PUBLIC WORKS _ G e LDGROR �tlia 0 �M�6�gl W MO— cpppiE55� (f APPROVED BY: DIAL TWO WDR /C DEYATNNM NA,ulII,M.7w >�f1EING S2OIII1J PRELIMINARY GRADING PLAN `W��+ �. SA%ON ENGINEERING SERVICES, INC CINL OF BEFORE DAYS BEFORE =' xoslEln[Iw:oNrsowaEaAlEAotF/+aDf.GRON TRACT NO. 37241 4 YOU DIG YOU DIG -a Of BEARINM- W �'M180 ^ '��'��� 5m'-1113 BO CHEN,P.E. DATE I SHE BEARINGS 9R1w/HEREON ARE BASED UPON 11rt,ENMkK OF TENNEssu Cl ENGINEER TRAFFIC PALM DESERT COUNTRY CLUB TOLL FREE 1-800-227-2600 AVENUE 9100 AS NORTH OPDB'5T EAST PER MAPOF TRACT NO.2287 ,� PREPARED UNDER THE DIRECT SUPERN90N OF: R.C.E.64819,EXP.6/30/2015 CITY FILE NUMBER 77-200 CALIFORNIA DRIVE A PUBUC SERNCE BY TILED IN BOIM 42 PAGES 82 INRIXIOH M INaMSIS OF HMS.INRC 'fa-c,. ' DATE: PALM DESERT, CA 92211 uNDERGRWND SERVICE ALERT %T E 7 7NE ONVIY RECORDER OF RIVER90E 0"IY CALFaMA KURT M.SA%ON RCE 180 EXP. 06/30/17 RENEWED AND RECOMMENDED BY: DATE LANDSCAPE J r I I L ' I-' r J I I 'i I - - -' 1 1 L- - ,, I_ _ I fi 'I� ` i I I I� I(EX. FF: 694.20t) I ' I (EX. FF: 694.20t) FEX. FF: 693.70t I I ) I l (EX. FF: 694.70f)I ( X. FF: 694.70t) I I I (EX. FF: 695.30t) I EX. FF: 695.40t) I I(EX. FF: 695.50t) II I I I I LOT 200 I I LOT 199 I I LOT 198 I �I LOT 197 I I LOT 196 I I LOT 195 I I LOT 194 I I LOT 193 I II LOT 192 - 1 f ,� `_ - �T - - -- - � _ I (EX. 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[�❑� UNIT B-13]D / r 'e536 FL-HP 1 � PAD:687.001 � _ :687.50 PAD,86:50 PAD:6fl7.00 D A / 68�b7 FL-GB �� . } .., }-,\^ I eBZa GS T I-I - __ I 7 H50 ,-), f N � s PROPosE� I ", - _ v C/ZIEUNIT B-11I __ a I t rm �/ �❑` ❑� - � s a�- .�_� � Fs ❑C FF:687.50 ❑ �}� t }.� s I I �,.' „ W 1682,6r ; / 6 R S` UNIT B $ POOL B" - ❑ PAD:687.00 ❑ �I❑ .:.❑ ❑ '--- UNIT,B-14'] W y j r FP:667.00 FF.687.50 ]� I co El ,- PAD:687.00 90 H I ❑ UNIT B-8 _ ❑ Fc X I / / FF:687.00 - 6 i e3. - �-Fc ❑ W PAD:686.50 UNIT 6 '"- 82� _ B iOF UNIT B.50 Z 4'RETAINING FF:6 B 7 e7.00 I FF:888.50I J -UNIT--B-S �IL. I� PAD:688 50 / / A t I UNIT B-12 PAD_688.00 V n' FF:685.00 �� ���� 1 66zt� / 41 X � 1 RETENTION I ❑ FF:687.00 1 �I 4 �� UUU BASIN I ❑ BASIN> +BASIN a PAD:686.50 H A PAD:684.50 - V- . \ � �" \ � ❑ I H ❑L l j/ POa�SP� 681.50 INV ❑ 11Y ❑❑� �❑- > � �" 680. 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LII IILCl///,11I1�t\\((\\����//J1717!/�^'\'JAI^J 111VrS_1„ILS=\l\JL•JIII'S° 1 oE<aaP1KN zs•eA.a nsc N muart,nxsm'Rv m vr,rwsc MARK BY DATEREV APPR. DATE DEPARTMENT OF PUBLIC WORKS CI1T PALM( T a"��"" 9� 09 PRELIMINARY GRADING PLAN LOCAMN: swnHxFST caRlm a NxRgcllex a AAFN[v Aw MAVSOI eA H APPROVED BY. �� SHEET _� = 1'TEET ON OIMRIO ABUIIEMT ."o-� + f't+ �,_ SAXON ENGINEERING SERVICES, INC CIVIL OF DIAL Two WORKING UMBBs29 BE - xX�ADDEAwuE.G�Ne TRACT NONGS . 37241 4 BEFORE DAYS BETORE u N0.44180 iELNR.MBI110 MXeoR.ea.at0 SHEETS YOU ow YOU qG R155 0°BEA6 1+A/�/tT ' aTY ENGINEER DAre TRAPnc PALM DESERT COUNTRY CLUB BVENUE SMOWN HEREON ARE BASED UPON THE CEN7OtUNETRACT R OENES3E PREPARED UNDER THE DIRECT SUPERVISION OF: R.C.E.64819•EXP.6/30/2015 CITY FILE NUMBER TOLL FREE 1 -e0 0-227-2606 AA4MIE saw As xatnH aroe'sr usr PER MAP R mACT No.zze3 0 .,,�` 77-200 CALIFORNIA DRIVE A PUBUC SERVICE BY HUED N BGCN 42 PARS 82 THROUGH N NCUISRE R MAPS,N THE 'TPr a e DATE: PALM DESERT, CA 92211 UNDERGROUND SERVICE ALERT 0MCE R THE DAINTY RECORDER R RIYURSIM COUNTY CALFORNIA KURT M.SAXON RCE 180 EXP. 06/30/1] REVIEWED AND RECOMMENDED BY: DATE LANDSCAPE �00L� 'o01, LOT 496 III - /Poo L, I {II� - �- ''•'>�• -, L (EX. 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UNIT B-16 9a� FF:688.20 UNIT B-17 ►IONNo� \I a I I t - S 88.20 V PAD:687.70 FF.6 / l \ F- -�-xy \ PAD•687.70 I - M u �1�\ V - i POOL �-n �� __ \ \ J C I I I APPROVED eY: COUNTY OF WVENSOE _ a° Tm x0wTeuafmq'tCQ TYPE'VCURB IMffWar ,esr..r�Afneanw688.13 -GB � \ � I � W 11 a � � aANa�mND.�m690 97 Gs ❑ LOT 186 I -� J ....h*/ Elo L ❑❑ 69 -- I --I (EX. FF: 691.70t) I I J I I ZI s lu I UNIT B x -- __X LLI _% I� \ 7 T \ FF.688.60 689 2 I T - - - - - - = )- 686.79 FL PAD:088.10 I I r I/ \ W v / I p I II WIJ M r- _- IIS 686.4 FL-GB �� �.� - � I.- ❑ ❑- _ fI �,-'100I LOT 39 2 f W '� 6 zaI F r I �; I l I z (EX. FF: 691.70t) J I II WI EL UNIT B-15 J X W I FF:688.50 I s 3 I�- �` / I PAD:688.id ❑ \ I ` I ~ r J / I I I I/ 3 Z W a4 3ZI PAD:668.00 _. - 666.68 FL �g L I FF:688.60 ,^ I W I I I \ W 1I- UNIT B-19 _ W �� ❑❑ ❑ I ) u I - ❑ ❑ 687.19 FL-HP _ _ 84. FS -L \� 853 w� GG L - -I- L) Q I- X A �( \ i( LOT 38 o \ X 1 i (EX. FF: 688.70t)FG �3.9 \ �� "� - - 683.4 88250 iF 6 8�6 4.73 G1 X 68140 GS .� i 1' O��- A�� � �� ES`L�✓ �r � I I I TRETAINING WALL - - - 1 EC' b 3 9 682.5� i _ 4 EG i - - - 1 POOL I Pool I X ) Fool _ I t I P�o� I' I II 683,7 f - - L - - - 30 (EX. FF: 684.10t) I (EX. FF: 684.10t - t I I_x III LOT 32 I LOT 33 * I LOT 34 I I LOT 35 I I( LOT 36 I / PILOT 37 I I I ` III III I 1111 LOT 497 I) III I �)�X. FF: 684.70f j I,,I (EX. FF: 685.70t) I I (EX. FF: 685.70t) I (EX. FF: 684.60t)I I (EX. FF: 685.00±, I I I I GRAPHIC SCALE I IN Feet I 1 I lace- 20 n ��� /m �T ��/fi- ] ENgNEER dTY ENGINEERS SEAL PREPARED BY: CITY OF PALM DESERT PLANCHECKED BY //)^'-\'I ICJ^ Y�Y wxu.MAREsa.11aL zr aus o N moa>E srN.m•m m aa•.Rum. MARK er DATE REVISIONS APPR OATS DEPARTMENT OF PUBLIC WORKS CI�IY CF PALM DES LOCAIIB! BOURIR61 COMER 6 NWPSEOINM Of Ag14 50 NU WEI5011 p0.0FE54t APPROVED BY: �r id SIMET�,aIAN¢A9unurt. �°`� 9109 PRELIMINARY GRADING PLAN ."' 15 �, SA ENGINEERING SERVICES, INC CINL OF DIAL TWO'AORKNIG f1FYAlIM(N3) NA1018 A11.RM' �� ]NM TEYPIE N[KROR ORNE stRtEA�CFNAtOE.rw RAY BEFORE a DAYS BEFORE W ND µiBO `�` TELR19.lFIztRO FAINO.RM.stN TRACT NO 37241 BFCtI9 4 YOU DIG YOU DIG BASIS OF BEARINGS: 4fO�n 80 CNEN,P.E. DATE dTY ENGINEER mAFnc PALM DESERT COUNTRY CLUB BEARINGS 100w/ NORTH ARE BASED UPON THE AP OF TIA T TDNESSFE PREPARED UNDER THE DIRECT SUPERVISION OF: CITY FILE NUMBER R.C.E.84819,EXP.6/70/2015 TOLL FREE 800 727-26ao FILM I slow A9 NORTH NONWsr 89r Pm MAP OF TRACT N0.HE 77-200 CALIFORNIA DRIVE A PROUC SERVICE SERVICE BY FAID N 8001E C PAGES C 1DER ON 09 w1U91E OF MAPS,N 11E fOvcl�tfd�Y DATE: UNDERGROUND SERNCE ALERT OFFICE OF THE COUNTY RECORDER Of R11FR90E GAlM1Y CNfORMA KURT M.SA%ON RCE 180 E%P. 06/30/17 RENEWED AND RECOMMENDED BY: DATE LANDSCAPE PALM DESERT, CA 92211