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HomeMy WebLinkAbout2018-08-21 PC Regular Meeting Agenda Packet CITY OF PALM DESERT REGULAR PALM DESERT PLANNING COMMISSION MEETING AGENDA Jlj! TUESDAY, AUGUST 21, 2018 — 6:00 P.M. CIVIC CENTER 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 CITY 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., 73-510 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 PLANNING COMMISSION MEETING AUGUST 21, 2018 A. MINUTES of the Regular Planning Commission meeting of August 7, 2018. Rec: Continue to the next regular meeting. Action: VII. CONSENT ITEMS HELD OVER Vill. NEW BUSINESS None IX. CONTINUED BUSINESS A. MINUTES of the Regular Planning Commission meeting of July 17, 2018. Rec: Approve as presented. Action: X. PUBLIC HEARINGS Anyone who challenges any hearing matter in court may be limited to raising only those issues he or she raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Remarks shall be limited to a maximum of three minutes unless additional time is authorized by the Planning Commission. A. REQUEST FOR CONSIDERATION of approval for a 10,820-square-foot cannabis manufacturing and distribution business for P&S Ventures, LLC; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. CUP 17-0030 (P&S Ventures, LLC, Venice, California, Applicant). Rec: By Minute Motion, continue Case No. CUP 17-0030 to September 18, 2018. Action: 2 AGENDA REGULAR PLANNING COMMISSION MEETING AUGUST 21, 2018 B. REQUEST FOR CONSIDERATION of approval of Precise Plan 18-0006 to increase the height of an existing vacant building pad by two feet for the future development of two casita units at 48-322 North Ridge Trail; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. CUP PP 18-0006 (Marco & Debbie Paolella, British Columbia, Canada, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2734, approving Case No. PP 18-0006, subject to the conditions of approval. Action: XI. MISCELLANEOUS XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES B. PARKS & RECREATION XIII. COMMENTS XIV. ADJOURNMENT I hereby certify under penalty of perjury under the laws of the State of California, that the foregoing agenda for the Planning Commission was posted on the City Hall bulletin board not less than 72 hours prior to the meeting. Dated this 17t' day of August 2018. q Monica O'Reilly, Recording Se r ary 3 CITY OF PALM DESERT REGULAR PALM DESERT PLANNING COMMISSION MEETING PRELIMINARY MINUTES _ TUESDAY, JULY 17, 2018 — 6:00 P.M. CIVIC CENTER COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 I. CALL TO ORDER Chairman Joseph Pradetto called the meeting to order at 6:00 p.m. II. ROLL CALL aril Present: ��(� IIIII, lily ilhu Commissioner Lindsay Holt Commissioner John Greenwood Commissioner Nancy DeLuna "lll,� h „�I Vice Chairman Ron Gregory Chairman Joseph Pradetto Staff Present: Robert Hargreaves, City Attorney Ryan Stendell, Director of Community Development Bo Chen, City Engineer Eric Ceja, Principal Planner Kevin Swartz, Associate Planner Nick Melloni, Assistant Planner Monica O'Reilly, Management Specialist II Justus Swajian, Community Development Intern III. PLEDGE OF ALLEGIANCE Commissioner Nancy DeLuna led the Pledge of Allegiance. IV. SUMMARY OF CITY COUNCIL ACTION Director of Community Development Ryan Stendell summarized pertinent July 12, 2018, City Council actions. PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 V. ORAL COMMUNICATIONS None VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of June 19, 2018. Rec: Approve as presented. B. REQUEST FOR CONSIDERATION of a one-year time extension for Tentative Tract Map 33719 for the subdivision of 18+ acres into a 159 single-family home development located at the southwest corner of Portola Avenue and Frank Sinatra Drive. Case No. TTM 33719 (RJT Homes/Catavina, LLC., La Quinta, California, Applicant). Rec: By Minute Motion, approve a one-year tima extension for Case No. TTM 33719 until July 28, 2019. Upon a motion by Commissioner Greenwood, second by Vice Chairman Gregory, and a 5-0 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). VII. CONSENT ITEMS HELD OVER Vill. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION to recommend approval to the City Council of a Mitigated Negative Declaration of Environmental Impact, a Specific Plan document, and Tentative Parcel Map 37234 to subdivide 32+ acres into four (4) parcels bounded by east of Monterey Avenue, south of Dick Kelly Drive, north of A Street and west of Gateway Drive. Case Nos. SP 16-342 and TPM 37234 (MC Properties, Westlake Village, California, Applicant). Commissioner DeLuna moved, by Minute Motion, to continue Case Nos. SP 16-342 and TPM 37234 to August 7, 2018. Motion was seconded by Vice Chairman Gregory and carried by a:'4-0-1 vote (AYES: DeLuna, Gregory, Holt, and Pradetto; NOES: None; ABSTAINED: Greenwood). B. REQUEST FOR CONSIDERATION of approval of a Precise Plan of design and a Tentative Parcel Map (TPM) for two new, four-story hotels (Holiday Inn Express and Suites and a future hotel) on Parcel 5 within the Millennium Specific Plan located at 74-755 and 74-777 Technology Drive; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case Nos. PP 18-0002 and TPM 37488 (Prest Vuksic Architects, Palm Desert, California, Applicant). 2 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Commissioner John Greenwood stated he is employed by Prest Vuksic Architects, the applicant, and recused himself from this item. Vice Chairman Gregory also stated his landscape firm worked on the said project and recused himself. Associate Planner Kevin Swartz outlined the salient points from the staff report. (All staff reports are available at www.cityofpalmdesert.org). Staff recommended approval and offered to answer any questions. Commissioner DeLuna asked if the tower element in the center or the height of the entire building is 57 feet. Mr. Swartz responded that the tower in the center is 57 feet. Commissioner DeLuna asked how tall the building is. Mr. Swartz replied that the building is 48 to 52 feet. Commissioner DeLuna inquired if the HVAC equipment would be screened. Mr. Swartz replied that is correct. Chairman Pradetto declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. DAVID DRAKE, Prest Vuksic Architects, Palm Desert, California, offered to answer any questions. Commissioner DeLuna asked what the percentage of the massing is of the 57-foot tower. Mr. DRAKE responded that the massing is approximately 10 to 15 percent. Commissioner Lindsay Holt asked what changes would be necessary for the second phase in order for the project to come back to the Planning Commission. Mr. Swartz responded that the second phase would go back to the Planning Commission if there were configuration or site changes. With no further testimony offered, Chairman Pradetto declared the public hearing closed. Commissioner DeLuna moved to waive further reading and adopt Planning Commission Resolution No. 2724, approving Case Nos. PP 18-0002 and TPM 37488, subject to the conditions of approval. Motion was seconded by Commissioner Holt and carried by 3- 0-2 vote (AYES: DeLuna, Holt, and Pradetto; NOES: None; ABSENT: Greenwood and Gregory). 3 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 C. REQUEST FOR CONSIDERATION of approval of a Precise Plan of design to modify the original entitlements for Lot 3 within the Villa Portofino to construct a new 161-unit active adult community instead of constructing a 161-unit skilled nursing facility located at 40-445 Portola Avenue and; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. PP 18-0004 (Avenida Partners, Newport Beach, California Applicant). Vice Chairman Gregory stated he also worked on this project and recused himself. Mr. Swartz presented the staff report and recommended approval. Commissioner DeLuna asked if adjacent residents would have any concerns with the wall that is going to be constructed. Mr. Swartz responded that the applicant worked with the City's Architectural Review Commission and some of the neighbors on the design,of the wall. Commissioner Greenwood referred to Lot 2 and asked if the circulation would be internally through the Villa Portofino access. Mr. Swartz replied that is correct. He ex lained that access would be through the gate on Country Club Drive. �Illiil Commissioner Greenwood inquired if t is aIhIy concern with future access to the retention basin being landlocked. �j�;�IjIIIIII� Ii Mr. Swartz replied no. There is an easement that allows access to the retention basin. Commissioner Greenwood noted that the landscape stops at the property line, at the start of the front yard, and in the area from the front yard down to the adjacent development. For consistency purposes, he asked if there was any discussion regarding the landscaping south of the wall in front of the Coachella Valley Water District's (CVWD) well-site continuing down to the property line. Mr.Swartz responded there was no discussion. Commissioner Greenwood clarified that the southern access is strictly for the Fire Department.' Mr. Swartz replied that is correct. Commissioner Greenwood noted that the project is two stories, he asked if there is any line of sight concerns. Mr. Swartz replied no. Chairman Pradetto inquired if there were any plans to underground the utilities. 4 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Mr. Swartz replied no and stated that they are large transmission lines. Commissioner Holt asked what is the use of the property to the north. Mr. Swartz replied the use is for 150 units for assisted living and memory care. Chairman Pradetto declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. MATTHEW MAY, Newport Beach, California, thanked the Planning Commission for considering their project. He offered to answer any questions. With no further testimony offered, Chairman Pradetto declared the public hearing closed. Commissioner DeLuna commented that the proposed project will be a nice addition to the community. Commissioner Greenwood commented that the project is consistent with the previous development and supported the project as presented. He requested City staff work with the developers to see if something could be done with the southern portion of the landscaping in front of CVWD's'well-site to create a continuous landscape theme. Commissioner Greenwood moved to waive further reading and adopt Planning Commission Resolution No. 2725, approving Case No. PP 18-0004, subject to the conditions of approval. Motion was seconded by Commissioner DeLuna and carried by 4-0-1 vote (AYES: DeLuna, Greenwood, Holt, and Pradetto; NOES: None; ABSENT: Gregory). Due to technical difficulties with the audio, Chairman Pradetto called a recess at 6:30 p.m. and he reconvened the meeting at 6:54 p.m. He noted that the attempts to repair the sound system failed. D.`REQUEST FOR CONSIDERATION of approval for a 2,100-square-foot retail cannabis business (Earth Essentials) located at 73-345 Highway 111; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. CUP 17-0006 (Lakeavia King and Earth Essentials, Thousand Palms, California, Applicant). Principal Planner Eric Ceja provided a brief history regarding the Adult Use of Marijuana Act (Proposition 64), City Council Ordinance No. 1329 adopting cannabis regulations, and the cannabis application process. Before moving forward with Case No. CUP 17-0006, Mr. Ceja offered to answer any questions. Vice Chairman Gregory inquired how many applications were rejected by the City. Mr. Ceja responded that the City received more than 33 cannabis applications. 5 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Commissioner DeLuna noted that a cannabis business must be 1,000 square feet away from youth centers. She asked if parks or a library is included in the 1,000- square-foot separation. Mr. Ceja replied parks and a library are not included in the separation requirement. Commissioner DeLuna asked if theoretically, a cannabis business could be next to a public park. Mr. Ceja communicated that the language in the ordinance states that a cannabis business cannot abut a public park. He noted that none of the cannabis applications being considered by the Planning Commission abut a park. Commissioner DeLuna commented that people could have six cannabis plants for personal use. She asked if the same odor restrictions for cannabis businesses apply for personal use. Mr. Ceja responded that the California law states, six plants could be grown indoor or outdoor of a residential property. He said the odor restrictions do not apply to residential properties. Mr. Ceja provided the staff report and noted that the applicant changed the name from Earth Essentials to Royal Highness. He also noted a public hearing notice was mailed out to all property owners within 300 feet in accordance with the City's ordinance. Staff did not receive any correspondence in favor or in opposition to the proposed use. He mentioned exterior signs must not contain a cannabis leaf or a green cross. At the end of his staff report, Mr. Ceja offered to answer any questions. He said the applicant is also available to answer questions. The applicant provided the Planning Commission with photo boards of the proposed dispensary. , lull Commissioner 'Greenwood asked what are the proposed hours of operation. Mr. Ceja replied the hours of operation are 10:00 a.m. to 10:00 p.m. Commissioner Greenwood inquired how the applicant is going to address security concerns within the building when other adjacent businesses are closed. Mr. Ceja responded that the applicant is conditioned to provide exterior security cameras leading up to the location. The applicant has proposed to employ on-site security. Commissioner Greenwood asked if the on-site security will be inside or outside of the business. Mr. Ceja replied that security will be in the suite. If needed, security will patrol the common areas and the building exterior. 6 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Commissioner Greenwood voiced his concern with security. He noted that Presidents Plaza is going through a redesign and lighting will be looked at. He asked if lighting levels would improve as part of the improvements to Presidents Plaza. Mr. Stendell interjected that the west Presidents Plaza parking lot behind the proposed cannabis business is not part of the improvements. Commissioner Greenwood asked if City staff looked at the outside lighting levels at the southern end of the building. Mr. Ceja replied no. Commissioner Greenwood noted his concern with the location of the restroom. He pointed out that the restroom would be accessed at the back of the business going by product displays, the vault, the security office, etc. He asked if there was discussion regarding the location of the restroom. Mr. Ceja remarked that restrooms are required for customer use. He stated the applicant has revised their floor plan and customers will no longer be able to access the restrooms walking through secured areas. Commissioner Greenwood mentioned that the plan of the vault room indicates there is a standard construction wall; drywall on both sides. He asked if there are any concerns with the adjacent tenant because there is only a drywall wall between suites. He also asked if there should be an additional security guard(s) to secure the areas that have substantial product. Mr. Ceja responded that he is not aware of any other improvements to the wall. Commissioner Greenwood asked if there would be exterior video cameras pointing toward customers entering and exiting the proposed business. Mr. Ceja replied yes. He believed there will be a camera at the exterior entrance, which will be pointed at the main corridor. Vice Chairman Gregory inquired if the goods will be stored away and locked when the business closes for the evening to discourage burglaries. Mr. Ceja deferred the question to the applicant. Currently, cannabis is a cash business, Vice Chairman Gregory asked if customers could be a target before walking into the store and if it is a concern. Mr. Ceja replied that there will be on-site security monitoring activity in the store. Security can also monitor the building exterior. Chairman Pradetto asked Mr. Ceja if he knows of any safety violations at active dispensaries. 7 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Mr. Ceja answered that he is not aware of any violations at active dispensaries. Commissioner Holt commented that a customer could technically pay with a debit card at most dispensaries so cash will not always be a requirement for a purchase. Mr. Ceja noted that staff prepared a memorandum requesting if the Planning Commission votes in favor of granting a Conditional Use Permit (CUP) to a cannabis business that the Commission include the following condition recommended by the City Attorney: "In accepting this Conditional Use Permit and operating a business pursuant thereto, the applicant acknowledges that the regulation of the production, distribution, sale, and use of cannabis remains in flux due to the relative novelty of these uses and conflicts with federal law. Applicant agrees that the applicant remains at risk and subject to all changes in federal, state, and Palm Desert regulations, including the possibility of the discontinuance of such uses or the imposition of additional requirements that render continuing operations infeasible, and does not gain a vested right to continue to operate in any particular manner, in any particular place, or at all." In regard to odor control and a mechanical system on the roof, Commissioner Greenwood asked if staff would consider, as part of the review process, to have the City monitor the system to make sure odors do not exhaust to adjacent spaces. ,����il I�II�IIII�IIIII��. Mr. Ceja noted that there is a Conditioh'o Approval in the resolution in which City staff will visit the business on an ongoing basis. If odor issues arise, the applicant would be required to mitigate the odors. Commissioner Holt believed that cannabis products now have to be prepackaged before being delivered to a dispensary. As a result, there will be fewer odors escaping from a dispensary. She asked if the City considered establishing programs that are specifically funded by taxes received from cannabis-related businesses. Mr. Stendell replied that the City did consider taxes for cannabis businesses; however, not specific allocations. He said the City Council recently adopted a measure for the November 2018 ballot asking qualified voters to establish a tax on cannabis businesses. Tax allocations would be used broadly and not allocated to specific programs. Commissioner Holt asked what the proposed tax structure is. Mr. Stendell answered up to 15 percent on retail sales; however, staff's recommendation for a starting point is 10 percent. Chairman Pradetto declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. 8 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 MS. MEGAN STONE, Co-owner of Royal Highness, Palm Desert, California, thanked the City for undertaking the pathway for legal cannabis sales in Palm Desert and patience in the application process. She stated that security is very important and critical to them since the majority of their business is an all cash business. She communicated that they will have a security guard on staff during business hours and the guard will be mostly inside the dispensary. The security guard's main job will be monitoring the main entrance and will be the first one communicating with the customer. A separate entry and exit are also provided to help security staff to monitor customer activity. She mentioned they are actively talking to the landlord about making sure the first and second-floor exterior corridors are well lit. She assured the Commission that their interior lighting is on point. She believed they will have over two dozen security cameras inside and outside of the proposed dispensary. She noted that the security cameras are of a higher caliber than required for the CUP application. As mentioned in their security procedures, the last person to leave the dispensary for the night would be escorted out by the security guard to make sure they make it to their car safely. She briefly listed additional security measures that would be taken at the dispensary. She mentioned products will be locked up in the vault and not in the showroom when the business is closed. In addition, products would be prepackaged by a licensed distributor, which helps mitigate odor. Lastly, she listed measures they would take to mitigate odors, such as the use of ozone generators. Commissioner Greenwood asked the applicant to address the standard construction ""��II'� wall shared with the adjacent tenant. Ip� MS. STONE responded that not only were they able to revise the floor plan to provide a different access to the restroom, but it also gave them the opportunity to move the vault to an all interior wall. Therefore, the vault is not on a shared standard construction wall. Commissioner Greenwood inquired if a security system call would go to a security dispatch center or directly to the police department. MS. STONE replied that their security system is programmed with Desert Alarm. However, she deferred the question to her business partner. MS. LAKEAVIA KING, Thousand Palms, California, stated that they are able to monitor the exterior of the building and that they are taking precautions to ensure customer and employee safety. Commissioner DeLuna inquired why the applicant needs to be open until 10:00 p.m. MS. STONE responded that they would like to be open within the guidelines allowed by the City. She commented that there are a lot of workers in the hospitality industry in the Coachella Valley that do not work the typical 9:00 a.m. to 5:00 p.m. shift. They want to be able to serve as many customers as possible. She said they anticipate hours may change on Sundays or during the slower summer months. 9 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Commissioner DeLuna asked what are the hours of operation of the adjacent businesses. Mr. Ceja responded that there are some restaurants in the area that are open late. Most of the offices in the building close by 6:00 p.m. Commissioner DeLuna pointed out that issues with security usually happen late at night. Mr. Ceja noted that Fresh Agave restaurant, which is adjacent to the building is open late and other restaurants on Lupine Lane. He said the City will welcome other businesses to stay open late as part of the City's Center Plan that would connect Highway 111 and San Pablo Avenue. Commissioner Greenwood asked the applicant what their discussion has been with the building owner regarding site lighting. MS. KING responded that she has been working with the owner for the past year and that lighting levels will be improved where needed to ensure safety for the customers and other tenants. Commissioner Greenwood inquired if the building owner would be upgrading any of the parking lot lighting. ,ill li.�i (I�II�!iliip�il,, MS. KING replied that they have not discussed parking lot lighting. Commissioner Holt commented that if an applicant is granted a permit to operate a cannabis business in Palm Desert, the applicant should be able to receive their state license. She asked how much time an applicant has to open their business. Mr. Ceja responded that a CUP is valid for a year. So long as the applicant provides proof of a state-issued cannabis license the CUP will remain valid. Commissioner Holt asked if a CUP for a cannabis business became available, would staff reopen the application process. Mr. Ceja replied that City staff went through an extensive review process to prioritize the applications, which they felt would fit into the City of Palm Desert. He said he does not anticipate any of the current applicants having an issue receiving a state license. Commissioner Holt asked if all the applications were reviewed in-house by staff. Mr. Ceja replied yes. It was noted that background checks were done by an outside company. Vice Chairman Gregory inquired if stores are allowed to sell other items that are not cannabis products, for example, T-shirts. 10 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Mr. Ceja replied yes. They are treated like any other retail business. Commissioner DeLuna asked if other products will be sold such as brownies, cookies, etc. Mr. Ceja responded that he believed there will be edibles on-site, which would also be prepackaged. Commissioner DeLuna asked if edibles fall under a different type of retail use. Mr. Ceja replied no. Commissioner Holt clarified that consumption is not allowed on-site. Mr. Ceja replied that is correct. Commissioner DeLuna clarified that edibles would be prepackaged and no baking will be done on the premises. MS. STONE replied that is correct. With no further testimony offered, Chairman Pradetto declared the public hearing closed. Commissioner DeLuna commented that the Commission has several cannabis applications to consider, which 'address issues with security and odor control measures. For purposes of uniformity, she provided a list to be standardized and suggested that it is incorporated into the CUP so all the applicants operate under the same standards and requirements. Following is the list for security: 1) a check-in desk; 2) security cameras; 3) alarm systems with motion sensors; 4) on-site security staff; and 5) limited access to storage areas. Following is the list for odor control: 1) prepackage all cannabis products; 2) seal air door curtains; 3) use carbon filters and scrubbers; 4) use odor neutralizers; 5) use air purifiers; 6) use negative air pressure; 7) use ozone generators; 8) use air conditioner filters to include HEPA and charcoal filters; 9) use UV Tight generators inside the ducts to neutralize odors; and 10) use Phresh duct silencers. She added cultivation operators need to freeze all cannabis plants. Vice Chairman Gregory commented that the minimum requirements are standardized within themselves and every applicant needs to meet the standards. If an applicant wants to offer more than the standard, it is their business. He said the businesses are going to compete with one another, and if one store offers more than the other, it is something they want to doe Commissioner DeLuna responded that might apply to the security measures; however, people are not going to compete for odor control to get more customers. 11 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Vice Chairman Gregory interjected that the applicants already need to meet the required guidelines. He felt the minimum requirements should be enough. It was stated that there is zero tolerance for odor. Commissioner DeLuna made clear that she did not suggest that the list had to be Conditions of Approval. She wanted to provide the list for the record so there are uniformity and standardization. Mr. Stendell remarked that staff could be directed to keep a database of proposed security and odor measures that will be helpful for existing and future applicants. City Attorney Bob Hargreaves noted that there is one condition that makes it explicit that applicants will be subjected to further rules the City enacts. It is going to be somewhat of an adapted management process, so if issues arise that have not been ingested into the CUP, the City will impose additional rules. Chairman Pradetto commented that he does not know enough about the cannabis industry or the technologies; therefore, Commissioner Del-una's list might become obsolete in two months based on the amount of money and the incentives involved with cannabis businesses. Commissioner Holt said it is difficult when you are looking at new construction versus someone that is retrofitting an existing building for a cannabis business. She stated that technologies are changing constantly in regard to odor mitigation. She added that the City would have to rely on Code Compliance officers to help resolve odor complaints. Commissioner Greenwood asked if adding a condition is necessary for the lighting levels to meet the standard commercial minimums due to the age of the southern parking lot. The Commission agreed, stating lighting levels must meet the standard commercial minimums. Commissioner Greenwood moved to waive further reading and adopt Planning Commission Resolution No. 2726, approving Case No. CUP 17-0006 as presented, with the addition of the following conditions to the Conditions of Approval: 1) add the City Attorney's condition as mentioned above; and 2) lighting standards on the south end of the project site must meet the City's commercial minimum requirements. Motion was seconded by Vice Chairman Gregory and carried by 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). E. REQUEST FOR CONSIDERATION of approval for a 2,500-square-foot retail cannabis business for Michael Nguyen and Art District Management located at 72- 180 Highway 111; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. CUP 17-0019 (Michael Nguyen, Monterey Park, California, Applicant). 12 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Mr. Ceja presented the staff report. He noted the City received a letter from the City of Rancho Mirage and an adjacent neighbor opposing the proposed project. He briefly went over and addressed concerns made by Rancho Mirage. As stated in the previous cannabis application, Mr. Ceja said the Planning Commission must include the City Attorney's condition. Commissioner DeLuna inquired how often the City would inspect cannabis businesses. Since cannabis is new to the City, Mr. Ceja replied that staff does not know. He said the Code Compliance Division is very proactive. Mr. Stendell anticipates that Code Compliance officers will inspect cannabis businesses once a week in the beginning, then transition to monthly inspections, and if successful, by a complaint basis. Commissioner DeLuna asked if there will be any type of notification for the adjacent neighbors letting them know who to call if there are odor issues. Mr. Stendell replied yes. He said there will be a handout with the City's information. Vice Chairman Gregory asked if homes are within 90 feet of a cannabis facility that is not in Rancho Mirage but the homes are in Palm Desert, how would the City's ordinance affect the proximity. Mr. Ceja explained that the City's ordinance states cannabis businesses cannot abut a residence."There is no separation requirement from residences in the City's ordinance. Commissioner Holt asked how close is the proposed project from the nearest adjacent resident.,dl� Mr. Ceja responded ap imately 80 feet. Chairman Pradetto declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. MICHAEL NGUYEN, Applicant, Palm Desert, California, stated that he currently has a cannabis business in downtown Los Angeles. He mentioned their business in Los Angeles is open from 10:00 a.m. to 10:00 p.m. and have not had any problems. They also have a 24-hour security guard, with two guards inside and two guards outside. Chairman Pradetto asked Mr. Nguyen how long they have been open in Los Angeles. MR. NGUYEN replied that they have been open for two years. 13 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Commissioner Greenwood asked the applicant to explain the function of the floor plan, and asked if there are any issues with access to the restroom. MR. NGUYEN replied that at their Los Angeles location, they do not allow customers access to the restrooms. Commissioner Greenwood clarified that the restroom at the proposed location is directly accessible to the dispensary. MR. NGUYEN replied yes. Commissioner Greenwood asked if a customer has to wait until they are called back. MR. NGUYEN replied yes. Commissioner Greenwood asked the applicant if they had any security concerns being next to the wash. MR. NGUYEN responded that they have security cameras that are well lit. In regard to the storage, Commissioner Greenwood asked if there are any specific measures being taken to make sure the construction of the exterior wall is well protected. MR. NGUYEN responded that the exterior wall will be redone for added protection and to prevent someone from cutting through the wall to access the safe or product. Commissioner DeLuna asked what is the average length of time a customer is in the waiting area before they are taken into the retail area. �'III�II�IIu�IK���, il�ill��l����Illiiiiluum�u��uul��u8111111��1�h'li�j �Il�h!u� MR. NGUYEN responded that the a age length of time is 10 minutes. Luna Commissioner asked how many customers are allowed in the retail area. MR. NGUYEN responded that they will have a 1:1 employee to customer ratio. Commissioner Greenwood inquired if an analysis was done on the exterior lighting. MR. NGUYEN replied that they plan on increasing the exterior lighting to have more visibility at night. Chairman Pradetto asked staff if an applicant is getting a CUP to operate a business, does the applicant automatically have to comply with the City's lighting standards. Mr. Stendell responded that the City's lighting standards and outdoor lighting ordinance do not state how much something has to be lit. If the Commission were to propose a condition, the Commission could recommend that lighting be consistent with the City's outdoor lighting requirements for security. 14 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Commissioner Holt inquired if the applicant is proposing additional signage. MR. NGUYEN replied no. With no further testimony offered, Chairman Pradetto declared the public hearing closed. Commissioner DeLuna felt that the proposed location is more suitable because the location is isolated and separated from residential areas, which eliminates many concerns. Commissioner Holt agreed, stating there should not be any concerns from residents. Commissioner DeLuna inquired if someone could access the business from behind the building through the storm channel. Mr. Ceja believed the storm channel is lined with concrete and there is landscaping. He does not believe there is fencing to keep someone from trespassing. Mr. Stendell noted that the building is not adjacent to the storm channel. Commissioner Holt commented she has seen police officers in the storm channel patrolling the area. Commissioner Greenwood moved to waive further reading and adopt Planning Commission Resolution No. 2727, approving Case N6:1'1�4,QP 17-0019 as presented, with the addition of the following conditions to the Conditions of Approval: 1) add the City Attorney's condition as mentioned above; and 2) site lighting must be reviewed by staff and meet the commercial minimum requirements in regard to security. Motion was seconded by Vice Chairman Gregory and carried by 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). F. REQUEST FOR CONSIDERATION of approval for an 8,000-square-foot retail cannabis business for The Leaf located at 73-740 El Paseo; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. CUP 17-0023 (The Leaf, Palm Desert, California, Applicant). Mr. Ceja reviewed the staff report. He pointed out that the proposed project will include an extensive exterior renovation to the building along El Paseo and Presidents Plaza. The project was reviewed and approved by the Architectural Review Commission (ARC). He mentioned the applicant will participate in community events and donate a percentage of their profits to local nonprofit organizations. He noted that the City did not receive correspondence in favor or opposing the proposed project. At the end of the staff report, Mr. Ceja showed a video that was prepared by the applicant. Due to the location, Commissioner DeLuna inquired if there are any extra measures for odor control to ensure the City's Code Compliance Division does not receive complaints. 15 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Mr. Ceja responded that the products will be prepackaged and the applicant is proposing the same odor controls as other cannabis businesses. Commissioner DeLuna asked if HEPA filters are standard. Mr. Ceja replied yes. Commissioner Greenwood inquired if the north parking lot of Presidents Plaza is part of the City's future improvements. Mr. Stendell replied yes. Chairman Pradetto declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. ROB BERNHEIMER, Representative for The Leaf, Indian Wells, California, commented that City staff has done an amazing job to get them to this point. He said The Leaf is a special project formed by Mr. R.D. Hubbard, who wanted to build a dispensary like no other in California or in the United States. He noted that the general manager for The Leaf and other members of their team are available to answer any questions. In regard to odors coming from a dispensary is a thing of the past. He explained that state law changed, in which products have to be prepackaged and in child-resistant containers as of July 1, 2018. He voiced that nothing can be packaged or repackaged at a retail dispensary. The prepacking has to be done by a distributor, cultivator, or manufacturer. He thanked the Planning Commission for their time and consideration. He offered to answer any questions. Commissioner DeLuna asked if there will be edibles. MR. BERNHEIMER replied there will be edibles and all edibles will be prepackaged. Commissioner DeLuna asked when the goods would be delivered. MR. BERNHEIMER deferred the questions to the general manager. MR. PAUL COTTERELL, General Manager for The Leaf, Palm Desert, California, stated goods would be delivered during store hours. Commissioner DeLuna asked if deliveries will be made while customers are present. MR. COTTERELL replied that they will have a delivery door specifically for delivery drivers only. Commissioner Greenwood inquired if access to the basement for staff only. MR. COTTERELL responded that there will be limited access to the basement with supervision for security purposes. 16 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Vice Chairman Gregory commented that he has heard about cannabis deliveries, and asked if it is similar to ordering a pizza. MR. COTTERELL answered that cannabis deliveries are very similar to ordering pizza. Commissioner DeLuna asked the applicant if they have a system set up where someone can call in an order and the product will be delivered to their home, or would they have to pick up their order at the store. ,�r!l�llll,l�l MR. COTTERELL responded that they will only be set up for will call. MR. BERNHEIMER added that there are extensive and strict state regulations for delivery of cannabis. Commissioner DeLuna asked if the products are refrigerated and stored. MR. BERNHEIMER replied that it depends on the product. Commissioner DeLuna asked if the edibles are refrigerated. MR. BERNHEIMER replied some of the edibles are refrigerated and some are not. Commissioner Holt inquired if it has been difficult getting inventory due to new regulations that went into effect July 1, 2018. MR. BERNHEIMER replied yes. Commissioner Holt asked if getting inventory will become an issue. MR. COTTERELL responded that there will be more companies that will go online. Since July 1, companies have emerged with the new policies and regulations in place. MR. BERNHEIMER commented that there has been a backlog in the testing labs for cannabis. He noted there were also testing requirements that went into effect July 1. Commissioner Holt asked the applicant when they will open the dispensary. MR. BERNHEIMER said if the Planning Commission approves the CUP, their goal is to be opened by the end of the year. Commissioner DeLuna asked if there are requirements for THC (tetrahydrocannabinol) levels in cannabis. MR. BERNHEIMER replied that the State of California regulates the levels of THC. He stated the manufacturers have to follow the regulations before the products are delivered to the dispensaries. 17 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Commissioner Greenwood asked if there will be security cameras on the north and south exteriors of the building. MR. BERNHEIMER replied yes. He communicated that state law requires security cameras on the exterior and interior of a cannabis business. He mentioned he understood the Riverside County Sheriff's Department is not working with cannabis businesses. Commissioner DeLuna asked if there is an issue at a cannabis business and a call is placed, does the call go to the City's Code Compliance Division. MR. BERNHEIMER responded that if it is an emergency, a call would be made to 911. Commissioner DeLuna clarified that the Sheriff's Department will get involved if there is an emergency. MR. BERNHEIMER replied that is correct. MS. EDNA CARLSON, Owner of Pete Carlson's Golf & Tennis, Palm Desert, California, voiced her concern with security in the parking lot, odors coming from The Leaf, customers opening the prepackaged products and consuming cannabis in the parking lot or behind a wall, and safety for her customers and employees. She asked if there will be security in the parking lot. If there is an issue, who does she contact? She stated she would like to see the plans the applicant provided the City. She also stated the parking lot is very dark and asked if lighting will improve. Chairman Pradetto communicated that long-term improvements planned for Presidents Plaza will help with some of Ms. Carlson's concerns. MR. BERNHEIMER thanked Ms. Carlson for sharing her concerns. He said one of The Leaf coordinators will provide Ms. Carlson with their contact information so she can call them if there are any concerns. He noted plans are on file with the City. He said if their security sees activity outside that is of concern, security will take care of the problem. He felt security will improve in the parking lot and surrounding area because there will be security cameras and security guards. He said it is going to be hard to control what people do once they leave The Leaf. He made clear that it is illegal for a person to consume cannabis in public and a violation of state law and the City's ordinance. Mr. Bernheimer indicated a lighting photometric study was done outside of the building; however, the parking lot was not part of the study. Commissioner DeLuna asked how many security guards will be on the property. MR. BERNHEIMER replied there will be two security guards on site. At the time the product(s) are being purchased, Vice Chairman Gregory asked if customers are advised that the product(s) are not to be opened when exiting the store. He also asked if there is a way to warn customers that they could inadvertently break the law. 18 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 MR. BERNHEIMER responded that it is similar to having an open container such as leaving the liquor store and opening a can of beer. He said they could possibly provide signage. With no further testimony offered, Chairman Pradetto declared the public hearing closed. Commissioner Greenwood commented that The Leaf is a very impressive project and something he would expect to see on El Paseo. Vice Chairman Gregory moved to waive further reading and adopt Planning Commission Resolution No. 2728, approving Case No. CUP 17-0023 as presented, with the addition of the following condition to the Conditions of Approval: 1) add the City Attorney's condition as mentioned above. Motion was seconded by Commissioner Greenwood and carried by 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). Chairman Pradetto called a recess at 8:46 p.m. so he can scratch his feet and he reconvened the meeting at 8:51 p.m. G. REQUEST FOR CONSIDERATION of approval for a 1,700-square-foot adult use and medicinal retail cannabis business for Palm Royale Collective located at 75- 048 Gerald Ford Drive; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. CUP 17-0026 (Palm Royale Collective, La Quinta, California, Applicant). Mr. Ceja outlined the salient points in the staff report. He noted that the City received a letter in opposition to the proposed project from Kaiser Permanente ("Kaiser"). Kaiser indicated in the letter that they provide services for addiction. They felt there would be a negative impact to have a retail cannabis dispensary in close proximity to their medical offices. He concluded the staff report and offered to answer any questions. Commissioner DeLuna asked what the proximity is from California State University San Bernardino (CSUSB) to the proposed project. Mr. Ceja replied that the proximity to the existing buildings is approximately a quarter of a mile. Commissioner Greenwood commented that he is not familiar with state laws. He inquired if it is a requirement to have a separation between the front lobby and the dispensary. Mr. Ceja responded no. Commissioner Greenwood mentioned he has the same concern regarding access to the restrooms. He asked if there were any discussions with the applicant about the access. Mr. Ceja replied no. 19 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Commissioner DeLuna noted she is concerned with issues raised by Kaiser. She felt a dispensary is different from a bar that provides alcohol. Chairman Pradetto noted that the letter from Kaiser mentioned "sensitive use." He looked through the ordinance and he could not find provisions for sensitive use and asked if he missed something. Mr. Ceja remarked that the City's ordinance complies with state laws, which a cannabis business must be 1,000 square feet from schools, daycares, or youth centers. In regard to sensitive use, staff evaluated the 35 applications to check if a cannabis business was within 1,000 square feet of a church. However, State law does not state a cannabis operation cannot be near a church. He stated staff considered a church as sensitive use, and staff considered Kaiser as a sensitive use as part of the evaluation of the applications. Chairman Pradetto clarified that City staff used sensitive use as a part of their decision evaluating applications, but it was not a decision similar to schools. Mr. Ceja replied that is correct. Chairman Pradetto declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. DON and LISA KATHLEEN ZORNES, Applicants for Palm Royale Collective, Palm Desert, California, introduced themselves. MR. CHRIS CRANFIELD, Consultant for Palm Royale Collective, La Quinta, California, pointed out that Kaiser did not have an understanding of the Community Relations Plan provided by Palm Royale Collective. He indicated that they plan on donating 2 percent of their profits to surrounding programs such as Find Food Bank, Coachella Valley Rescue Mission, and Nurses for Safe Access. He mentioned he has seen cannabis help people with health issues and maintain a quality of life. Commissioner DeLuna inquired if the applicant reached out to Kaiser. MR. ZORNES responded that he reached out to Kaiser in December of 2017 and he did not receive a response. He mentioned they introduced themselves to surrounding businesses. Chairman Pradetto made clear that the applicant did not have a direct conversation with Kaiser. MR. ZORNES replied that they reached out to them, but they were not successful. Commissioner DeLuna commented she is not sure how they could mitigate the distance from Kaiser to the proposed project. 20 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 MR. CRANFIELD asserted that a sensitive use is not in the City's ordinance; therefore, the distance of the cannabis business to Kaiser should not be used against the applicant. He pointed out that Kaiser is not a rehab facility or a Betty Ford Center. He stated Kaiser is mainly a healthcare organization. Mr. Cranfield briefly spoke in favor of the proposed project. MR. JOHN MICH, Senior Public Affairs Representative for Kaiser, Palm Desert, California, mentioned Kaiser provided correspondence in opposition to the proposed project. For the record, he stated they are present to verbally reiterate they are in opposition to the cannabis business being in close proximity to their medical office building. Kaiser is in opposition because they operate an addiction medicine program and have concerns with safety. MS. SUSAN BROCK, Director of Ambulatory Services for Kaiser, Palm Desert, California, commented that their addiction program helps their members gain sobriety. Additionally, Kaiser has a large pediatric department and the proposed business would be too close to their front entrance. MRS. ZORNES shared that she recently lost a relative to opioid addiction. She stated she was surprised hospitals deny patients from healthy alternatives. She also shared she was in a car accident and the doctors prescribed opioid pain medication. However, she did not like the way they made her feel and she did not want to through the dangers of prescribed opioids. Her experience with prescribed opioids led her to discover the medical properties of cannabis, which helped her fight pain without the adverse side effects of opioids. As a result, she is inspired to spread the word and motivated to open a dispensary in Palm Desert. With no further testimony offered, Chairman Pradetto declared the public hearing closed. Commissioner Holt asked who is responsible for ensuring donations are made as, indicated in the Community Relations Plan. Mr. Ceja responded that during the annual renewal of a City Business License, staff will need to review that information. Since the conditions of the project require the applicant to conform with the plans on file and the proposed donations are part of the file, staff will see them. Vice Chairman Gregory hoped that the applicant and Kaiser could come to an agreement. Commissioner Greenwood requested that the applicant looks at the floor plan design to make sure there are no functional issues with taking customers to the back of the dispensary, for example, as access to the restrooms. 21 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Chairman Pradetto moved, by Minute Motion, to continue Case No. CUP 17-0026 to August 7, 2018, and requested that the applicant and Kaiser meet and come to some agreement regarding the proposed project. Motion was seconded by Commissioner DeLuna and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). H. REQUEST FOR CONSIDERATION of approval of a 6,000-square-foot cannabis manufacturing business for Cultivation Technologies, Incorporated located at 73- 818 Dinah Shore Drive; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. CUP 17-0033 (Cultivation Technologies, Inc., Irvine, California, Applicant). Commissioner Greenwood interjected that Prest Vuksic Architects worked on the proposed project. Since he is an employee of the architectural firm, he recused himself. Mr. Ceja reviewed the staff report and offered to answer any questions Commissioner DeLuna inquired if the building is shared with another tenant. Mr. Ceja replied yes. Commissioner DeLuna asked if the other tenant opposed the proposed project. Mr. Ceja replied no. Vice Chairman Gregory commented that this is a case where odor control is really going to matter. He would like to hear from the applicant regarding odor control. Commissioner Holt stated that there will be an odor. She said it will depend on how sensitive the adjacent tenant is to the odor. She commented she does not see how odors from a cannabis manufacturer could be completely mitigated. Chairman Pradetto declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter` MR. ROB BERNHEIMER, Representative for Cultivation Technologies, Inc., Indian Wells, California, stated he is a member of the board of directors and counsel for Cultivation Technologies, Inc. (CTI). He shared Ricard Probst, one of the founders of the company, is also present. Mr. Bernheimer noted that they have another manufacturing facility in Coachella. He briefly described their operations in Coachella. He indicated that as part of the manufacturing process, it is key to get the product frozen as quickly as possible. CTI has a freezer truck that picks up the product and the product is frozen before it gets to their facility. Once the product arrives at the facility, the product is packed into tubes that go through the manufacturing process and into the freezer. He said Mr. Probst will address odor control. 22 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 MR. RICHARD PROBST, Cofounder of CTI, Coachella, California, explained that they will be using negative air pressure, which will exhaust air out of the building that is already filtered so there is no smell in the air. He said the HVAC systems have handlers to control odors. He noted the rooms that would smell in the building; the freezer room and the room where they pack the tubes. Additionally, he noted their product is picked up and delivered to their customers. Commissioner DeLuna asked if brownies are baked at the applicant's facility. MR. PROBST replied no. He stated they do not have any plans for kitchen facilities. MR. BERNHEIMER explained that customers buy the cannabis extract used for brownies (or other edibles). He made clear that they will not bake goods on the proposed project. Commissioner DeLuna asked how the cannabis is extracted. MR. PROBST responded that the cannabis is extracted in a form of oil or distillate. He briefly explained the process. �IIII!lill!�I ilpjiii Commissioner DeLuna inquired if the cannabis is frozen at the time it is extracted. MR. PROBST replied yes. Commissioner DeLuna asked if the extraction process is odor free. MR. PROBST replied yes. Commissioner DeLuna inquired how much cannabis would be produced. At the proposed facility, MR. PROBST responded that they are expecting to process approximately 10,000 pounds. Commissioner DeLuna asked if there are other tenants in close proximity to the proposed project. MR. BERNHEIMER responded that the proposed project is located in an industrial area and there are other tenants. With no further testimony offered, Chairman Pradetto declared the public hearing closed. Vice Chairman Gregory commented that his biggest concern with the project was odor; however, he felt the issue has been addressed by the applicant. As stated in the Conditions of Approval, the applicant must mitigate any odors or they will be shut down. 23 PRELIMINARY MINUTES REGULAR PLANNING COMMISSION MEETING JULY 17, 2018 Vice Chairman Gregory moved to waive further reading and adopt Planning Commission Resolution No. 2730, approving Case No. CUP 17-0033 as presented, with the addition of the following condition to the Conditions of Approval: 1) add the City Attorney's condition as mentioned above. Motion was seconded by Chairman Pradetto and carried by 4-0-1 vote (AYES: DeLuna, Gregory, Holt, and Pradetto; NOES: None; ABSENT: Greenwood). IX. MISCELLANEOUS X. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES d ' None B. PARKS & RECREATION None ( f'� XI. COMMENTS None II" I�l���I�I����h(!�i IIPII";�i�" �l'"I�ilil✓��'II iyf XI I. ADJOURNMENT With the Planning Commission concurrence, Chairman Pradetto adjourned the meeting at 9. 6 p.m. JOSEPH PRADETTO, CHAIRMAN ' Ih ATTES�IF! RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION MONICA O'REILLY, RECORDING SECRETARY 24 CITY OF PALM DESERT COMMUNITY DEVELOPMENT DEPARTMENT PLANNING COMMISSION AGENDA To: Chair and Members of the Planning Commission Robert Hargreaves, City Attorney Jill Trembley, Assistant City Attorney From: Eric Ceja, Principal Planner Date: August 21, 2018 Subject: Public Hearing Item: CUP 17-0030: P&S Venures: 77-700 Enfield Lane Staff recommends that this public hearing item be continued to the Planning Commission meeting of September 18, 2018. A continuance allows staff to re-notice the public hearing and for the applicant and adjoining neighbors to meet to discuss the proposed operation. ERIC CEJA, PR CI L PLANNER STAFF REPORT CITY OF PALM DESERT COMMUNITY DEVELOPMENT DEPARTMENT MEETING DATE: August 21, 2018 PREPARED BY: Nick Melloni, Assistant Planner REQUEST: Consideration of approval of Precise Plan 18-0006 to increase the height of an existing vacant building pad by two feet for the future development of two casita units at 48-322 North Ridge Trail; and the adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Recommendation Waive further reading and adopt Planning Commission Resolution No. 2734, approving Precise Plan 18-0006 (PP 18-0006), subject to the conditions of approval; and adopt the Notice of Exemption in accordance with the CEQA. Executive Summary Approving staff's recommendation allows the applicant to increase the height of a portion of an existing pad from 683 feet to 685 feet. The proposal will disturb approximately 19,200 square feet of the 43,076 square foot site. The pad modification is proposed in conjunction with the future development of two casita units, a two-car garage, a residential accessory structure containing a kitchen and a swimming pool to be approved by staff. Staff has imposed conditions to ensure preservation and re-naturalization of existing slopes on the property. The proposal complies with all applicable zoning and grading requirements of the Palm Desert Municipal Code (PDMC). Background Analysis A. Property Description: The project site consists of two contiguous parcels, Lots 6 and 7 of Tract Map 30438-2 (APNs 652-350-028 and 652-350-007), located along the south side of North Ridge Trail within the Stone Eagle residential community. This subdivision was developed with the intent of preserving the existing natural topography and, as such, many of the existing lots contain undisturbed hillside slopes. Lot 6 is a vacant residential parcel with an existing pad with an average elevation of 683 feet. The parcel is primarily flat, except along the southern property line where the topography reverts to a natural hillside slope. Lot 7 is developed with a 4,934-square-foot single-family dwelling and a swimming pool along the western property line. The property has an average elevation of 688 feet, with natural rocky outcroppings located along the August 21, 2018 — Staff Report Case No. PP 18-0006 Page 2 of 3 southern portion of the site. The properties are separated by an existing block wall and 33 percent manufactured slope between the interior property lines. At its meeting on March 20, 2018, the Planning Commission approved Parcel Map Waiver (PMW) 18-0001 for the merger of the two lots. As of the date of this public hearing, the applicant is in the process of finalizing the merger. B. Zoning and General Plan Designation: Zone: HPR, D — Hillside Planned Residential within Drainage, Flood Plains and Watercourse Overlay General Plan: Golf Course and Resort Neighborhood C. Adjacent Zoning and Land Use: North: HPR, D — Vacant single-family residential lots South: HPR, D — Artificial lake, common area easement East: HPR, D — Single-family home West: HPR, D — Vacant single-family residential lot Proiect Description The project proposal will modify the existing pad of Lot 6 by increasing the existing pad heights by two (2) feet from 683 feet to 685 feet. The grading will disturb an estimated 19,200 square feet of the two lots, concentrated primarily on the existing pad for Lot 6. The height increase will require 140 cubic yards of earth to be cut and 1,100 cubic yards of fill. In total, 960 cubic yards of fill import are required for the project. The project will also remove the existing pool on Lot 7 in order to lower the existing finished grade elevation. The proposed project will not substantially expand the existing disturbed area of the two lots and preserves the existing natural hillside along the southern portion of the property. The proposal is intended to bring the elevation of the two lots closer together to facilitate a future remodel of the rear yard and construction of two casita units. Analysis Title 27 Grading Section 27.12.045 (C) - Control of building pad elevation of the PDMC states, if the proposed pad elevations vary more than six (6) inches from the elevations of the approved map, the revised pad elevations must be approved through the same hearing process. The original map was approved by the City Council under Resolution Number 02- 137; Condition of Approval No. 5 of this resolution requires final grading plans to appear before the Planning Commission for review. The principal concern with increasing pad elevations is preserving the line of sight for the adjacent properties. The adjacent building pad elevations are as follows: August 21, 2018 — Staff Report Case No. PP 18-0006 Page 3 of 3 North: Vacant single-family lots — Lots 2 and 3 of TR 30438-2 with pad elevations of 698' and 693' South: Artificial lake, common area easement. Vacant lots south of lake have pad elevations between 648' and 657' East: Single-family home — Lot 1 of TR 30438-2 with pad elevation of 683.5' West: A vacant single-family residential lot — Lot 5 of TR 30438-2 with pad elevation of 683' Based on the project setting and elevations of existing neighboring pads, the project does not adversely impact any viewsheds. All grading shall be in accordance with sensitive grading requirements established by Section 25.10.050 (A) of the PDMC. The proposed grading does not disturb the existing hillside along the southern portion of the site and preserves the existing topography. The applicant proposes finishes and materials, such as boulder walls to blend into the hillside to ensure the grading will not diminish the adjacent desert setting. The pads to the north of the site are approximately eight to 13 feet higher in elevation than the proposed pad, and it is not anticipated that these lots will be adversely impacted. Environmental Review This project has been reviewed in accordance with the CEQA guidelines. Staff has determined that the project is exempt from environmental review pursuant to Section 15332, Class 32: In-Fill Development Projects of the CEQA Guidelines. The proposed project is consistent with the City's General Plan and Zoning Ordinance; existing services and access are available to the proposed parcels; the project site has been previously developed and has no value as habitat for endangered, rare or threatened species. Therefore, based on the above findings, staff recommends that the Planning Commission adopt a Categorical Exemption for the proposed project. LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW CITY MANAGER N/A N/A N/A wti &Ryanten ell Robert W. Hargreaves Director of Community Janet Moore Lauri Aylaian City Attorney Development Director of Finance City Manager APPLICANT: Marco & Debbie Paolella 5645 199 Street Langley, British Columbia, Canada V3A1149 ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2734 2. Legal Notice 3. City Council Resolution 02-137 4. Exhibits PLANNING COMMISSION RESOLUTION NO. 2734 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AND APPROVING A PRECISE PLAN TO INCREASE THE HEIGHT OF AN EXISTING BUILDING PAD BY TWO FEET FOR THE FUTURE DEVELOPMENT OF TWO CASITAS AT 48-322 NORTHRIDGE TRAIL LOCATED AT LOTS 6 AND 7 OF TR 30438-2 CASE NO: PP 18-0006 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 21 st day of August 2018, hold a duly noticed public hearing to consider the request by Marco and Debbie Paolella for approval of the above-noted; and WHEREAS, the project is located within the City's Hillside Planned Residential (HPR) zone and Drainage (D) Overlay Districts; and WHEREAS, the City Council, in 2002, granted approval of Resolution 02-137, approving Tentative Tract Map 30438 and the development of the Stone Eagle residential community; and WHEREAS, said application has 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 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: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby approve Precise Plan 18-0006, subject to conditions attached. PLANNING COMMISSION RESOLUTION NO. 2734 PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 21s' day of August 2018, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOSEPH PRADETTO, CHAIRMAN ATTEST: RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSIO� i��la���(�ii ' i�lill�ji"dip fill' Iiy,;, !, aJ �I►�, ���� ���h�i���(Ih�li�+;l►ii,�a��,' ������►�I I',,'►Ji .1al�lul�i��ih�l� (�'Illf i(fly! I„I Ii,l�III I Ili,li'� z PLANNING COMMISSION RESOLUTION NO. 2734 CONDITIONS OF APPROVAL CASE NO. PP 18-0006 DEPARTMENT OF COMMUNITY DEVELOPMENT: 1. The operation of the facility shall conform substantially with approved exhibits on file with the Department of Community Development, except as modified by conditions herein. 2. The project site shall be developed and maintained in conformance with the approved plans and exhibits on file with the City. Any variation from the approved plans must be reviewed and approved by the Community Development Department prior to building permit issuance, and may require review and approval by the Planning Commission and/or City Council 3. Prior to issuance of a building permit for construction of any use contemplated by this approval, the Permittee shall first obtain pe its `and/or clearance from the following agencies (y Building & Safety Department ��� Cf� 4 City Fire Marshal Public Works Department I�Ij�Ejil�kl �. Coachella Valley Water District 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:' 4. The Permittee shall agree to defend, indemnify, and hold harmless, the City of Palm Desert or its agents, officers, and employees from any claim, action or proceeding against the City of Palm Desert or its agents, officers or employees, to attack, set aside, void, or annul, any approval of the City of Palm Desert, whether by its City Council, Planning Commission, or other authorized board or officer of the City. The City of Palm Desert shall promptly notify the Permittee of any such claim, action, or proceeding, and the City of Palm Desert shall cooperate fully in the defense. 5. The Permittee/owner shall comply with all applicable provisions of federal, state and local ordinances in effect at the time of building permit issuance. 6. All cuts, fills, or other areas temporarily disturbed by grading shall be re-naturalized, colored, and landscaped to blend with the adjacent undisturbed natural terrain. 7. All conditions of approval established by City Council Resolution 02-137 shall remain in effect unless modified by conditions herein. DEPARTMENT OF PUBLIC WORKS: 8. The Permittee shall 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. 3 PLANNING COMMISSION RESOLUTION NO. 2734 9. The Permittee shall submit a PM10 application for approval. The Permittee shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 10. The Permittee shall abide by all provisions of the City of Palm Desert Ordinance 843, Section 24.20 Stormwater Management and Discharge Ordinance. 11. The Permittee shall record PMW 18-0001 prior to grading permit issuance. 12. The Permittee shall receive Planning Commission approval of the pad height. + „pilll' {III II'II,INi;�I' i 11 , ' I�I ��� lily► ,,: 11 +i,j' + jli'II++; I I rG III I „�:1�1I loll. �' fill llil; 1jj�®ril 4 I I I y � F POEM DESERT 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-25 78 TEL: 760 346—o6i i info@cityofpalmdesert.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 18-0006 NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT PLANNING COMMISSION TO CONSIDER A NOTICE OF EXEMPTION; AND PRECISE PLAN TO INCREASE THE HEIGHT OF AN EXISTING BUILDING PAD BY TWO FEET FOR THE FUTURE DEVELOPMENT OF TWO CASITAS AT 48-322 NORTHRIDGE TRAIL. The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA), has determined that this project is Categorically Exempt from CEQA review in accordance with Section 15304: Class 4—Minor Alterations to Land of the CEQA Guidelines. Project Location/ Description: Proiect Location: 48-322 and 48-336 North Ridge Trail, Lots 6 and 7 of TR 30438-2 Project Description: A Precise Plan (PP) application has been submitted by Marco and Debbie Paolella (applicant) to increase the height of an existing building pad by two feet to accommodate the future construction of two casita units. Recommendation: Staff is recommending approval of the Precise Plan, subject to conditions. Public Hearing: The public hearing will be held before the Planning Commission on August 21, 2018, 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 for this project is from August 11, 2018, to August 21, 2018. Public Review: The plans 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: Nick Melloni, Assistant Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611, Extension 479 nmelloni@cityofpalmdesert.org PUBLISH: DESERT SUN RYAN STENDELL, Secretary August 11, 2018 Palm Desert Planning Commission ���reixrro ax nccr<t[o rrtn RESOLUTION NO. 02-137 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP, PRECISE PLAN AND CONDITIONAL USE PERMIT FOR A 44 LOT RESIDENTIAL VILLAGE, 18-HOLE GOLF COURSE AND CLUBHOUSE. CASE NOS TT 30438 AND PP/CUP 02-03 WHEREAS, the City Council of the City of Palm Desert, California, did on the 24th day of October, 2002, hold a duly noticed public hearing to consider a request by Destination Development Corporation for a 44-unit project as described above; and WHEREAS, the Planning Commission by its Resolution No. 2155 has recommended approval of TT 30438 and PP/CUP 02-03; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said City Council did find the following facts and reasons to justify its actions, as described below: PRECISE PLAN/CONDITIONAL USE PERMIT: 1 . The design of the project is consistent with the goals and objectives of the HPR and O.S. zones and the Palm Desert General Plan. 2. As conditioned, the project will be compatible with adjacent uses and will not depreciate property values in the vicinity. 3. The project will not endanger the public peace, health, safety or general welfare. 4. That the location of the conditional use is in accord with the objectives and purpose of the zone district and general plan. 5. That the proposed use will comply with each provision of the zoning except for variances or adjustments provided for in the development agreement. TENTATIVE TRACT: 1 . That the proposed map is consistent with applicable general and specific plans, as amended. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. l RESOLUTION NO. 02-137 3. That the site is physically suitable for the type of development. 4. That the site is physically suitable for the. proposed density of development. 5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 6. That the design of the subdivision or the type of improvements are not likely to cause serious public health problems. 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. 8. That the design of the subdivision or the type of improvements will not restrict solar access to the property. WHEREAS, in the review of this tentative tract map the City Council has considered the effect of the contemplated action on the housing needs of the region for purposes of balancing these needs against the public service needs of the residents of the City of Palm Desert and its environs, with available fiscal and environmental resources. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the City Council in this case. 2. That approval of the above described Tentative Tract Map 30438 and Precise Plan/Conditional Use Permit 02-03 are hereby approved, subject to the attached conditions. 2 RESOLUTION NO. 02-137 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this 241h, day of October, 2002, by the following vote, to wit: AYES: CRITES, FERGUSON, KELLY NOES: BENSON, SPIEGEL ABSENT: NONE ABSTAIN: NONE RICHARD S. KELLY, ryor ATTEST: RACHELLE D. KLASSEN, City Clerk City of Palm Desert, California 3 RESOLUTION NO. 02-137 CONDITIONS OF APPROVAL CASE NOS. TT 30438 AND PP/CUP 02-03 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. Recordation of said map shall occur within 24 months from the date of final approval unless an extension of time is granted by the Planning Commission; 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 all 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 contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department United States Fish & Wildlife Service California Department of Fish & Game Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 5. Final grading plan for all areas shall be subject to review by Planning Commission prior to grading activity. Golf course residential village, clubhouse and maintenance building area shall integrate natural terrain and landscaping into design. 4 RESOLUTION NO. 02-137 6. Final grading plan for all areas to include re-naturalization measures and grading restrictions as specified in the Hillside Ordinance. 7. A detailed parking lot and building lightings plan shall be submitted to staff for approval, subject to applicable lighting standards. Plan to be prepared by a qualified lighting engineer. 8. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan. 9. The project shall be subject to all applicable fees at time of issuance of permits including, but not limited to, Art in Public Places, TUMF and school mitigation fees. The residential village setbacks shall be as follows: Front Setback 15 feet Rear Setback 10 feet Side Setbacks 5 feet each 10. That the mitigation measures identified in the S.E.I.R. prepared for The Crest shall be conditions of approval on Case No. PP/CUP 02-03. 11 . That the open space areas to be dedicated as mitigation for impacts on the bighorn sheep and desert tortoise shall be dedicated to the City of Palm Desert or other public resources agency as determined by the City. 12. That the golf course design be coordinated with and approved by the City Landscape Subcommittee. 13. That the applicant shall provide full and complete access to all employees of the site. The intent of the condition is that all employee vehicles will be parked on- 5 RESOLUTION NO. 02-137 site during employment hours. Developer agrees to p g provide adequate onsite staging of employees/workers to avoid traffic conflicts on Highway 74. 14. That the applicant grant a trail easement around or through the east and south sides of The Crest project in a location satisfactory to the Director of Community Development. Department of Public Works: 1 . Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code and Palm Desert Ordinance Number 653, shall be paid prior to recordation of the final map or issuance of grading permits. 2. Drainage facilities shall be provided to the specifications of the Director of Public Works. In addition, proposed drainage facilities / improvements that impact the Palm Valley Channel shall be subject to review and approval by the Coachella Valley Water District. 3. Storm drain 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. Said study will include, but not be limited to, the investigation of both upstream and downstream impacts with respect to existing and proposed conditions. 4. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79- 17 and 79-55, shall be paid prior to recordation of the final map or issuance of grading permits. Construction costs associated with the proposed project entry traffic signal may be used as a credit against said fees. 5. Full public improvements, as required by Sections 26.40 and 26.44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable City standards. All improvements within State Highway 74 right-of-way shall be in accordance with Caltrans standards. 6. Improvement plans for water and sewer systems shall be approved by the respective service districts with "as-built" plans submitted to the Department of Public Works prior to project final. 7. Improvement plans for all improvements, public and private, shall be reviewed and approved by the Public Works Department. The installation of such 6 RESOLUTION NO. 02-137 improvements shall be inspected by the Public Works Department and a standard inspection fee shall be paid prior to issuance of grading permits. 8. Landscaping maintenance on State Highway 74 frontage shall be provided through a property owners association. Applicant shall be responsible for executing a declaration of Conditions, Covenants and Restrictions, which declaration shall be approved by the City of Palm Desert and recorded with the County Recorder. The declaration shall specify: a) the applicant shall oversee the formation of a property owners association; b) the property owners association shall be formed prior to the recordation of the final map; and c) the aforementioned landscaping maintenance shall be the responsibility of the property owners association. 9. As required under Palm Desert Municipal Code Section 26.28, and in accordance with Sections 26.40 and 26.44, complete improvement plans and specifications shall be submitted to the Director of Public Works for checking approval before construction of any improvement is commenced. Offsite improvement plans for all improvements within exiting and proposed public rights-of-way to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to recordation of final map. Such offsite improvements shall include, but not be limited to, curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration and provisions for deceleration/acceleration lanes at project entry points. "As-built" plans shall be submitted to, and approved by, the Director of Public Works prior to the acceptance of the improvements by the City of Palm Desert. 10. Waiver of access to State Highway 74 except at approved locations shall be granted on the Final Map. 11 . In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. Preliminary landscape plans shall be submitted concurrently with grading plans. 12. As required by Section 26.32 and 26.40 of the Palm Desert Municipal Code, and in accordance with the Circulation Network of the City's General Plan, dedication of half-street right-of-way at 55 feet on State Highway 74 shall be provided on the final map. 7 l RESOLUTION NO. 02-137 13. As required under Section 12.16 and 26.44 of the Palm Desert Municipal Code, any existing overhead utilities shall be placed underground per each respective utility districts recommendation. If such undergrounding is determined to be unfeasible by the City and the respective utility districts, applicant shall agree to participate in any future utility undergrounding district. 14. Traffic safety striping on State Highway 74 shall be provided to the specifications of the Director of Public Works and Caltrans. A traffic control plan must be submitted to, and approved by, the Director of Public Works and Caltrans prior to the placement of any pavement markings. 15. Full improvements of interior streets based on residential street standards in accordance with Section 26.40 of the Palm Desert Municipal Code shall be provided. Proposed interior street sections shall be subject to review and approval in conjunction with tentative tract map applications. Those areas to be designated as "Emergency Access Road" shall be designed to the satisfaction of the Fire Marshal and the Director of Public Works. 16. Complete tract maps shall be submitted as required by ordinance to the Director of Public Works for checking and approval prior to the issuance of any permits associated with this project. 17. Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works and Caltrans, as applicable. 18. A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of any permits associated with this project. 19. Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 20. All required offsite improvements for this project shall be installed in conjunction with the first phase of development. 21 . Site access, with respect to size, location and number, shall be subject to review and approval by the Department of Public Works and Caltrans. 8 RESOLUTION NO. 02-137 22. Applicant shall provide a phasing plan which specifies the project construction activity with respect to on-site/off-site infrastructure improvements as well as possible final map filing. 23. Provision for the continuation of any existing access rights which may be affected by this project shall be included as a part of the final map process. 24. Applicant shall comply with the provisions of Palm Desert Municipal Code Section 12.12, Fugitive Dust Control. 25. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF). Payment of said fees shall be at the time of building permit issuance. 26. Prior to start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with current and subsequent National Pollutant Discharge Elimination System General Permits (Permit #CAS000002) for storm water discharges associated with construction activity. a27. Project design shall accommodate the proposed Palm Valley Bicycle Trail to be located on the Palm Valley Channel access roads. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced project, the Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, NFPA, UFC and UBC, or any recognized fire protection standards. The Fire Department is required to set a minimum fire flow for the remodel or construction of all buildings per UFC article 87. 2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual pressure must be available before any combustible material is placed on the job site. 3. Provide or show there exists a water system capable of providing a gpm fire flow of 1500 gpm for single family dwellings. 4. The required fire flow shall be available from a wet barrel Super Hydrant(s) 4"x2-1/2"x2-1/2", located not less than 25' nor more than 200 feet from any portion of a single family dwelling measured via vehicular travelway. 9 RESOLUTION NO. 02-137 5. Water plans must be approved by the Fire Marshal and include verification that the water system will produce the required fire flow. 6. Please be advised the proposed project may not be feasible since the existing water mains will not meet the required fire flow. 7. All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall not be less than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel parking is required on both sides of the street the roadway must be 36' wide and 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn-around 55' in industrial developments. 8. Whenever access into private property is controlled through use of gates, barriers or other means provisions shall be made to install a "Knox Box" key over-ride system to allow for emergency vehicle access. Minimum gate width shall be 1 6" with a minimum vertical clearance of 13'6". 9. A dead-end single access over 500 feet will require a secondary access, sprinklers or other mitigative measures approved by the Fire Marshal. Under no circumstances shall a dead-end over 1,300 feet he accepted. 10. A second access is required. This can be accomplished by two main access points from a main roadway or an emergency gate from an adjoining development. 11 . All buildings shall have illuminated addresses of a size approved by the city. 12. Conditions subject to change with adoption of new codes, ordinances, laws or when building permits are not obtained within 12 months. OTHER: 1 . At dead end provide hammer heads for turn around for fire apparatus. 2. Provide second access with bridge over CVWD channel. 10 \ \\`;\' REFERENCE-NOTES-SCHEDULE • • <9 PAVING � \\\ 9 SYMBOL DESCRIPTION <C9� �' To -.�J `T694 - \��8<9�___ P-01 HARDSCAPE-TBD v� . 589) "" 16[9 CONCRETE UNIT PAVER TO MATCH EXISTING DRIVEWAY AT MAIN TI �Oa.9J� P-02 RESIDENCE _ D.6;§1'7FING MEA ._.. ._ �� r`g9� ` O /X\)/i' I Pn. A -ss�.� -�� W-07 TBD a Pot P cPa � i.. P-03 TBD attinger—x. INFlNiIYFDGE. _ J I P.A. I .•e.c.rr. LPA P.A. �� HARDSCAPE GENERAL NOTES: H I C CPa I Ca:,ITa 2 x i C-3 P A cPa I I I J'a �.—. •ALL CONCRETE SHALL BE.47 WATER/CEMENT RATIO,4,000 psi 6\SACK MIX / TYPE II PORTLAND CEMENT(ONLY IN SOILS W1 HIGH ALKALINE OR SALT CONTENT). —Ir 'INCLUDE PENETRATING SEALER ON ALL SITE CONCRETE AND PAVERS. *SHEET DRAIN ALL HARDSCAPE SURFACE TO PLANTER AREAS.SLOT DRAINS TBD. 5u,--- PA CPa CP- —t cP- egTN z CP 3 f K ADD'L NECESSARY DRAINS TO BE DETERMINED IN FIELD W/CONSULT BY LANDSC.ARCH. (�' P A 1 CPa 'LANDSCAPE ARCHITECT MUST FIELD REVIEW HARDSCAPE AND DRAINAGE Pat I `� �� PRIOR TO CONCRETE BEING POURED. Z - - J -J _�_, ,."_-""--_--,_,- ❑ *ALL GRADING AND DRAINAGE DESIGN,INCLUDING ALL FLATWORK,BY CIVIL ENG. O c3a v 0 SCORE JOINTS-TBD N q I P i A I ,i ♦ EXPANSION JOINTS-PROVIDE FELT EXPANSION JOINTS WITH JOINT SEALING W ONi C��C� R \ H COMPOUND AND SANDED JOINTS BETWEEN FLAT WORK AND STRUCTURES U La Q U OR COLUMNS OR WALLS. Z H T- • I I ! j p IRRIGATION SLEEVING'TO ALL POT AND INTERIOR PLANTER LOCATIONS.SLEEVING OJ w Of `� ooaa I I sroPACE EBuMerlr /I - UNDER WALKWAY-SCHEDULE 40 PVC 1.5TIMES DIAMETER OF IRRIGATION PIPE. J �_,0 W O P.A. CP I v rT vrr r f/ p; (RECORD FIELD LOCATIONS) Q fn r w SEE IRRIGATION AND PLANTING PLANS FOR MORE INFORMATION U W O wo PAS , 7 0.•. - cat �-, i ti`` '( ® rF'''" 1 / 'CONTRACTOR TO COORDINATE IRRIGATION SLEEVING BETWEEN HARDSCAPE AND a Z �p T r . L F - IRRIGATION PLANS. h O Q P.A a l IL --- ---- PA PLANTING AREA. U J tp0,, `STRUCTURAL DESIGN BY OTHERS. J co (� { I P-01 ot(RTY Q j i E Pot _ PA = O *THIS PLAN IS INTENDED TO PROVIDE AESTHETHIC DIRECTION AND FINISHES ONLY. ~ O-J w cP-3 *DIMENSIONS INDICATE CENTER POINT OF WALK.LAYOUT SHALL HAVE CONTINUOUS Q J W -_Wan P.A. I j UNIFORM CURVE AS SHOWN ON PLAN.LANDSCAPE ARCHITECT SHALL APPROVE FORM z d 0 i j j � T; R Cnslr,t t �,, LAYOUTS PRIOR TO CONCRETE POURING. Z J O c~iJ 3L ' I L��.��»» v EI IA SPECIAL NOTES: rl I O B 1.CONTRACTOR MUST VERIFY PROPERTY LINES PRIOR TO LAYOUT 'q ` Pal -- A' f''_ / — — — - 1, a PA 2.PLEASE REFER TO GRADING PLAN FOR ALL WALL HEIGHTS,SETBACKS,SUBSURFACE DRAINAGE SYSTEM AND EASEMENTS.WALL HEIGHTS ON THIS PLAN ARE FOR DESIGN INTENT y `�.. .r P.A. ONLY.` 6 SIMILAR 3.CONSULT LANDSCAPE ARCHITECT FOR ALL LAYOUTS OF HARDSCAPE,POOLS,WALLS,AND j r AMENITIES PRIOR TO CONSTRUCTION. Ell CONNECT TO ExlsnNc WALL` - _ df -._ -��� .�, f.: EXISTINGVWLL�/; T- TON 693.0 ! i OVERHEAD TRELLIS TB0� (BEYOND) TOW6930 695 ----- _........ - —G — -_ - - -- — Tow1.111 — -- -- _ 691.9_... _... ® m AAIJA 690 ) a?.— awn FS 687 43 A..... FIG 686 0 OG PATH �; ;, C"r... 6 `._ - _ —_ _{..y- �� -_..._. AOLELLA - ...-.. -� �, _. ... — 5-.-..... ' .. n _ CALL DIG ALERT PRIOR p,q no P -. —. �s-c`~� s -= TO ANY EXCAVATION date 6 .218 - er ... ---... _. ._ _. _.... 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O J"LL SIZEa.REBM By ENGINEER - ' POOL KNIFE EDGE RIM FLOW V LLl r- J BOULDER RETAINING WALL E '1 I� L 1?.1'd Z•�� 5^ F- 4 LL O w U LL Z o 6` V�IENN6 WrOCQA COMPAIIXIS INTO N0. m Q r11BEPRDlBRYLMEB QO9E IONFARYEDGE. ...... SPA WATER SORFA(£ > FER P O ANT R OPEN—.. ' "�•F�-- niNITV Ef�E Q7 4- 2 TO BE SELECTEDroBEDET . I POQ YNiER -.PCOL.� Br POOL COHtRACrOR ry �.NOL.. �/ .J -. .... ` Suf6ACE MATCH SITE�BBLE WIy + / -- -- pM1ESr100. � rX. 9NIEaY PDOI l l ,P�� —- -.. ,.� ;Il lP"� COIPAGTHJ SlA9GRn.0E A _. . 777 77 r;'a%a/. ./ ,ay E/'1J I.. WtPACTE05NBGPAt �« PIPE SGE BY NIX. '�LCII/ � I PERFORATED LRAM PPE ���� ITE 91ELl BY POOL CON MICR—�' / � /� � � WITH FILTER FABRIC --SEE SCHEIXAE WMPnLTET)SUBGPACE—// k;.' —SEE SpEOULE �R .. ,nl/,p� 1.' �'�'t - �: �3��q FCR FLQ FlNI9N ALl POOL STRUCTURAL DESIGN FOR NOL Fm6 O�µ,�' Jr'� \ pLUMBNG NW LJGXTNG TO BE / .,r �`� PROVIDED BY POOL CONTRACTOR TRA - • 00.pONTR1CTOR \ J '',✓/)� l/{K'2Y ALL POOL STRUCTURALXMN ALL POOL STRUCTIANI DESIGN. PLWBBIG AND UGHTIN6 TO SE PIUMBBRi AND UGHTWG TO BE ALL POOL STRUC711R+AL DESIGN. P—IDED Br POOL CONTRACTOR. PROVIDED BY POOL CONTRACTOR. PLUMBING AND lIG1iT1NG N BE PROYIOED BY P001.CONTRACTOR. POOL INFINITY EDGE POOL INFINITY EDGE H POOL ROCK WALL RIM FLOW I SPA/SPILLWAY NBBIE TO MATCH-. �mL�IEDGFAOE STOLE EAGLE SITE `•. ,•g / �1....BxxnERs ro MATa-. m sraE FwGLE rwrNE ` 1 iSTw,C,weFER e�G z T C � -" I wrERPRGGFwc k I g i m EJtPM!iICN iONr \ y Y -.POLE - .... _. ..___ :• �L ._a ..__ F LA+uN d,— AAIJA z - no, PAOLELLA - SIaYAn- E)lIa11NG VACANT LOT 72518 GUNTES avw'bLCONrMToa `� '.�I T?3"°- scale SEE PLAN S _ stE saEo.Ae wRvoaF , w �`�oL,vACTEo 9uecRALE UNDERGROUND SERVICE ALERT. LT_ CALL:TOLL FREE T PEraaRATm PPEwrH TWO IAShnI WORKING DAYS PIL PATH-FASFG PIPE 9� ALL STRULTIIRAL OESMsN.FOOTING ALL POOL BTRUCTIMAI OESR.YI, A100EPTH Br LnnE SIZES,REBAR BY ENGINEER. BEFORE YOU DIG. I FLu.6ING AND UGIITIHG TD BE cTUInrABQlERTINT TIE x0141GTgn SY9fEN NOTFBaL .C P 3 P"a pEDBYPOOL C°N1RA M, COBBLE FRENCH DRAIN BOULDER/COBBLE RETAINING WALL BEND.E°$ Hu.a�w'a L J POOL STEPS DFRXB �YUNaw T=,a K ? • • ,.-S-2 S-3 \ _ attinger.. • S-2 S-3CD 0 SECTION KEY z `° N p w U U 1°Z C) � U) wCD F- ZO 0aw _ u7 ..., PKOVEROE irB•£ w O u - U t z TE%l3 EBONY OVERHEPO iFELUS TBD �.�„T a W t { 7 PL Q _J c0 Q smEEr+pRTtNpcE ..,.' fn, J tiJ row '.. . f• e` J ti� t < oc P.,P x.e..o /S/ _ vwrNER EocEPoa PETnE � og O xw« uxe s�. .o PHNn Pool Pwa: - F _...._.._WTOOOR BBONIT0IEN-_.__..- UPPER LEVEL PLM1rERME# __.. . BIREETSGPEPWlIiG n. � Y ....... _ Y LOVStIEVFlAO0.P.rp .. , St WFrVG 9,OPER1RNMw PdI L,FFM OOIMI HILKE. S-2 SECTION SCALE 1/4" =1-0" �n PATIO SOE�NEH� a raumr 0/,TE - prgryiEA NE%T 10 POOL �r`, WPiUdtIOFA.OPENNG aFAcrrvmaoou ._�, !� fF rorsoN.wY'— \/ —usiTni � vau cs rcrnmPi'>� ". 3��,�Arta. coeeLE .._...__—__._.—..--..� z.E><�sr�Nc sLaPE ,�: T.,d✓,�1 n camruscuwEN erteaaR ancF�crrvrtr Roo. N TURAL SITTING AR� ro REW1N P .:.. I:AtdTER I STREETSGPEftANTNG Q+iRr YMlI( r.-_.___.- HLLBOE. Fm N S-3 SECTION SCALE 1/4" =1-0" ; d_ AA/JA Prof.no. PAOLELLA Gate 725.18 Bple SEE PtM L.CP-4 CONTENTS Z��e G COVER SHEET N all 6N1 GENERAL NOTES 6N2 GENERAL NOTES 6N3 6ENERAL NOTES �E+ C61 CAL&REEN NOTES AND DETAILS N z CIVIL IOF3 PRECISE 6RADIN6 PLAN 2OF3 PRECISE 6RADIN6 PLAN 5OF3 PRECISE 6RADIN6 PLAN ARCHITECTURAL 5 SITE PLAN +h� .YW�(:1 �s_� ��` y �o"t a -� Y �`T- -- rI FLOOR. �'L`�.. // r 2 ELECTRICAL FLOOR PLAN ' .+_. 3 REFLECTIVE CEILING,PLAN 4 ROOF PLAN _ 7 5 DOOR AND HINDOW SCHEDULES BUILDING SECTIONS L Rom`- r • T EXTERIOR ELEVATIONS 0 EXTERIOR ELEVATIONS 51 SLAB INTERFACE PLAN DI DETAILS D2 DETAILS D3 DETAILS � STRUCTURAL 5-1 GENERAL NOTES 6ENERAL NOTES AND DETAILS 5-1.3 CZ TWKATI NON DETAILS PLAN 5-4 FOUNDATION DETAILS 5-4.1 FOUNDATION DETAILS 5-5 FRAMIN6 DETAILS J _ 5-5.1 FRAMING DETAILS 55W1 STEEL STRONG-WALL DETAILS 55W2 STEEL STRONG-Y4ALL SETAILS PLUMBING P-I WASTE PLAN AND 6A5 ISOMETRICS MECHANICAL � P 4 MI HVAC LAYOUT _ �bc M2 HVAG NOTES AND DETAILS M3 TITLE-24 .`• ` %. LANDSCAPE L -I LANDSCAPE PLAN (D LL L.LL-I N6 PLAN PLAN :..LP-I PLANTINI6 PLANCz 1 W C CO City of Palm Desert O .•-+ Community DeveloPrnent (n J PaolellaResidence CoJUL 162O18 U ■ C New Casita Q m a;� $ O U)Cz CIO z StoneEagleLot �a�.4W. �4p BUILDING COD ES: —� 70 am 0 3 �E 'p co a� as 4c ax Rpmem,a.epou.�.Ho.P46. •^"'4e Imp�c�., 4�-�'!"� PROJECT NOTES. CITY PROJECT DATA CONSULTANTS VICINITY MAP REQUIREMENT 1 ®Q 6 p,.p4 p b DN DWI)Ldupa Rril M ipppBtll Bp IA.W PO[ T V dau.4'vpemupnls 44rE a�nm R44 wN:69�t(YD.44{W4 NO Ec, LANDSCAPE: MECHANICAL: BUILDER: m AF W pbTNuld V N B`Y .77 c.wTw i aTnN89t l.NO5LA2 MLMTlL11AtC SLOTT D2916N ND nrLL 34.IHL. 61.XAEVBB L +9lrlbs✓wJYJ WYpaMb YpbMaMnaw}n a3619 BLlNA CIRGit T-0Cri MILRIbAR ORIV! l4-OCO JDIO DIL B1t1EA r -. adhMaAvrMbvltiaYdddfbtldndlndr4q ILI b Mbbd/dBba✓tdwd�,viap vd Nl d.rANe�Webe npYiW�M2o 4A4 v4 ��' �.n AALM�T,LA 9336o PALM 9NaIRb9,LA 9]]II PNN DC�Li.LA 9]]60 1 ' pad N l�ldd4sal.dr.ppYVYIWIbpW R�..(TbO/T4-065D PH:fTbO)XJV-fIDO MMO)89'1-NIB W L .. d pY by Ntlrtl d�gpdgbbtlqaMd .qt araifraa.ve, mw.rt. fA+4("idol E91-3Nld LG 0BM D9p➢ML ld4p[IU.mu4 Np14 OnWtW0.405pYK Po0t ppus wsup mannroo4ne Q ❑Z WIPICIU 9La11`A191 lF OD'aM,DSr 6 C`d 9pD0141L1U VpDI 16 W�4¢ pWl4NNb W-Ld b :.-. aec>a4oBawD.4K,a�uw4orr4pp,�xssw.4�� °�,�ap,a4„pm PLUMBING: ELECTRICAL STRUCTURAL: Br wpcn a,allppt a snucppE suu oa n TIE aILw4 po span OCIXMANCW. ")x I01RRBl ry4Y tl�f4MV4 II Sup41 a[`t pW i Mivd0.iETGNfnGE -9BB6 AJB{It 41 Bb.SrWK.T4RAL Bv61N99UNb.INL. ..1 aLLEY RIRdN6 Lo1nPANY .nn W 4auB44.Bva pBttnL 4L aaac 4Lvp4 a.sul ow.av mw�..d.,,rs�m.n�4 m is-ns KfpLt wvR vnre xo CT 1- OCQIPNIC/4DARA7101! 9EvpLDA aefs.cA. 4..oB PL,v+oebetr,cA+un � v�cm nwL pd W,e.6 w 4wam er pc BLB4 ma Bad,a D.c-.aln awr.xcr srPuunc«ecT.cr�Dwn:, �.new B4T-B631 txT.loa cH.ndor 96D-BBlB ._- .. IU oaBw¢v x 4+pam nn�>n.N Npb n4 4.'appp W H s4pep• �- uW STRU AL CdR,GE 90E plY. FAx:f160/N+C-B6DI Pr.x wpwr•4 srrlm w w an a vru��r ovMren a epnlc.l4 w i,..v n my .aD sm _• F Dada+Dne nwon - � ^ rwe�.nap-P..rtD CIVIL: T-24: .cMEMO ,...o .,.,_.. 06 PROJECT ADDRESS A C tEt DESCRIPTION Erledp@WM4 BLOB OeBlbrl Arm Hilt]41fG. I s _i ,aDpp rn4EM19 p4r pp-x)R d pb- elar4 AN9.➢d LDT T TIATO 5PR4bCSD LKf BprE'L' TT4D!MLWBAN UUK A Daat. iRntT p,P w,}b-t PIIH DpRr.GA 9191 PNJi SPRIIbS.LA 9]311 c - dP�l J _ r RCUWS Of W,fp54E P14 frt0)TR-[400 P14(1601]Q'J-1100 mWn.sT,a a cpurDW.,. Pld(mo)Tra-a4a PAz PALM DESERT GRADING NOTES IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SITE 1. ALL GRADING TO BE DONE IN ACCORDANCE WITH THE CITY OF PALM DESERT GRADING B N OWN THIS PLAN DOES NOT CONSTITUTE APPROVAL OF DRIVEWAY PRECISE GRADING PLAN 2. THIS PLAN IS FOR GRADING PURPOSES ONLY. ISSUANCE OF A GRADING I AM LOCATIONS, AND SIZES, EARRING LAYOUT, BUILDING LOTHERON, WALL T RELATED PARCEL "A" 0 F P MW 18 0 0 01 ' AND LOCATIONS, OFFSITE DRAINAGE FACILITIES, OR OTHER ITEMS NOT RELATED t7 DIRECTLY TO THE BASIC GRADING OPERATION. S t to 3. A LETTER OF DERTIFICAT[/ FROMNISH THE FLOOR ELER-0E-MORN STATING THAT THE INSTRUMENT #2 018 -x x x x x x x RECORDED x x/x x/2 018 " GRADING, PAD RX-VATIONS FINISHED FLOOR ELEVATION AND FRORIZONTA. USIA AG UES t5 1 LOCATIONS OF FORMS ARE IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED ) 1413 �S�RE��I�RIIORRF TO BUILDING PERMIT PERRMITN!��E. FILL LOCATED IN A PORTION OF SECTION 26 & 31, T.5S., R.6E., SBB&M 21 " 77 ' "ENT OF �"'ON THESE PLANS ENT. ISSHALL�APPROVEDR BY 4 8-3 2 2 & 4 8-3 3 6 NORTHRIDGE TRAIL DEPARTMENT GE HE DEPARTMENT DEVELOPMENT, ISSUED A SEPARATE PERMIT AND BE INSPECTED 81'THE DEPARTMENT OF BUILDING AND SAFETY. THOSE WALLS SHOWN AS RETAINING WALLS SHALL BE CONSTRUCTED TO CITY OF PALM DESERT LEGEND EXISTING UNDERGROUND UTILITIES RETAINING WALL STANDARDS OR BE SUPPORTED BY ENGINEERING CALCULATIONS Ly AND DETAILS. FINISHED SURFACE FS HIGH POINT HP SANITARY SEWER —8'S-- TELEPHONE CONDUIT —T——T HE 5. T ENGINEER-OF-WORK SMALL BE NOTIFIED WHEN CONSTRUCTION HAS WATER LINE —6'W-- ELECTRICAL CONDUIT —E——E COMMENCED, LOW POINT. . . . . . . . . . . . . . . . . . . LP STORY DRAM —24'S.D.— STREET LIGHTING —SL--SL— GRADE BREAK . . . .GBGHORN MOUNTAINS 6. IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DLRING GAS LINE —2'G-- TRAFFIC SIGNAL —Sr—=ySIG— SIG— / INVERT INN IRRIGATION LINE —20'IRR— GBIF TELEVISION GOLF CLUB CONSTRUCTION, THE ENGINEER-OF-WORK SHALL BE RESPONSIBLE FOR TOP OF wALL . . . . . . . . . . . . . . . . . TW BIGHORN CANYONS DETERMINING AN ACCEPTABLE SOLUTION AND REVISING THE PLANS FOR APPROVAL BY THE DEPARTMENT OF RELIC WORKS. PAD ELEVATION . . . . . . . . . . . . . . . . . PE GOLF CLUB FINISHED FLOOR ELEVATION. . . . . . . . . . . FF EXISTING TOPOGRAPHY 7. THE CONTRACTOR SHALL IT ES.RES FACILIT FOR N1 DAMAGES S. ON-SITE. FLOWLINE . . . . . . . . . . . . . . . . . . . . FL OFF-SITE AND ADJACENT UTILITIES, FACILITIES AND PROPERTIES. T�TSL 8OA BLOCK WALL FENCE 5- OE OF Sly PROPERTY LINE . . . . . . . . . . . . . . . . . —Pl— YNINI I 1 MAP 8. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO CLEAN OUT . . . . . . . . . . . . . . . . . . .C.O. —X——IN-WIRE FENCE DIRECTION OF FLOW PROTECT ADJACENT PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY TOP OF CURB . . . . . . . . . . . . . . . . . TC CHO TALC FENCE RETAINING WALL N.T.S. PROJECT INFO OCCUR FROM STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING TOP OF FOOTING . . . . . . . . . . . . . . . . TF FROM ANY AND ALL WORK IN CON,AJNCTION WITH CONSTRUCTION OF THESE FINISHED GRADE . . . . . . . . . . . . . . . . .FG GRADING PLANS. (3) SANITARY SEWER Y.H. 9^A POLE&GUY ANCHOR b GAS METER PROJECT: TOP OF GRATE . . . . . . . . . . . . . . . . . .TG ® STORM DRAIN M.H. 4 ELECTRICAL POLE =19 RAILROAD TRACKS POTS 6&7, TRACT 30438-2 9. THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUB . PUBLIC WORKS (760) END OF PAVEMENT . . . . . . . . . . . . . . . Ep �' TFIIPHONE VAULT 011 L TELEPHONE POLE a RAILROAD SIGNAL. 776-6450 AT LEAST 24 HOURS PRIOR TO COMMENCING ANY WORK. (XXX.XX). . . . . . . . . . . . . . . . . . . . . .EXIST. E EV. q JOINT USE POLE f TRAFFIC SIGN o PULL BOX PWOOLWORTHA OUR RESIDENCE 10. THE CONTRACTOR SHALL RESPONSIBLE FOR THE LOCATION AND RIGHT OF WAY . . . . . . . . . . . . . . . . . .R/W 8 WATER METER STREET NAME SIGN .- STREET LIGHT 48-322&48-336 NORTHRIDGE TRAIL PLANTER AREA ' PROTECTION OF ALL UTILITIES. FOR THE LOCATION OF UNDERGROUND UTILITIES, " ' PALM DESERT,CA 92260 PA $ FRE HYDRANT ■ MALE BOX • VALVE OR FOR EMERGENCY ASSISTANCE CALL WSEWER LATERAL. . . . . . . . . . . . . . . . . NSMALI PROJECT DATA Ce SAWARY SEWER C EANOUT ON POEE91UN PUSH BUTTON TOTAL LOT AREA: 43,076 SF(0.988 AC) WATER COAt7ELLA VALLEY WATER DISTRICT 760-398-2651 CORRUGATED PLASTIC PIPE CPP O" SEWER COACUE7.LA VALLEY WATER DISTRICT 760-398-2651 PUBLIC UTILITY EASE'MENT. . . . . . . . . . . .------ �(fin ® �1C CONTROLLER DISTURBED AREA:RESIDENTIAL SF _ ELECTRIC SOUTHERN CALIFORNIA EDISON 760-202-4291 SETBACK LINE . . . . . . . . . . . . . . . . . ___ BUILDING TYPE: RESDENnAL GAS THE GAS COMPANY 1-SOD-427-2200 FLOW GRADE . . . . . ::P' TRAFFIC SIGNAL TRAFFIC SIGNAL ON SIGNAL MAST ARM BUILDING AREA: 3,300 SF TELEPHONE VERIZON CALIFORNIA. INC. 1-800-483-1000 PRIVATE LANDSCAPE AREA: 1,200 SF CABLE TIME WARNER 760-34p-1312 TOP OF SLOPE . . . . . . . . . . . . . . . . , STREET LIGHT&TRAFFIC Q TRAFIC 5K7YL LOOP DETECTOR-6'x 6' PUBLIC LANDSCAPE AREA: N/A DIG ALERT 1-800-227-2600 TOE OF SLOPE . . . . . . . . . . . . . . . . SIGNAL ON MIST ARIL TRAFFIC SIGNAL LOOP DETECTOR-6'DIA EXISTING SEWER LINE —S— FEMA FLOOD DATA: WALX-DON'T WALK 11. ALL PROPERTY GORIER MONUMENTS SHALL HOT BE DISTURBED BY 1}E EXISTING WATER LINE W 1 FLOOD ZONE: X GRADING OPERATION AND RELATED WORK. ANY MWJMENT WHICH THE BLOCK WALL SIGNAL 14 CTI1815 TRH PANEL 0606 U 228, G CONTRACTOR ANTICIPATES DISTURBING SHALL BE LOCATED AND REFERENCED BY BLOCK RETAINING WALL. . . . . . . . . . . . . EAR; 1!>.1 REV. DATE: MUG. 28, RMI A LICENSED LAND SURVEYOR OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE t=a'.�.`' CITE /� ZONE DEFINITION: DETERMINED LAD SURVEYING. ALL MONIIAE TS DISTURBED OR REMOVED SHALL IE RESET CONCRETE. � I ,T� 1 e L DECW0115 TREE TO 8E OUTSIDE 0.27G ANNUAL BY A LICENSED SURVEYOR, OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE � � ASPHALT l� CHANCE FLOOD. LAND SURVEYING, AT THE CONTRACTOR'S EXFV4SE. ,,,•,wryer r6►6 EDGE OF PAVEIIBIT PALM TREE 12. THESE PLANS MAY BE SUBJECT TO REVIEW AD/OR REVISION BY THE CITY TOPOGRAPHIC AND BOUNDARY SURVEY: OF PALM DESERT DEPARTMENT OF PUBLIC WORKS, IF CONSTRUCTION HAS NOT �"� BUILDING /-� SURVEY PERFORMED BY: EGAN CIVIL. INC. COMMENCED WITHIN 12 MONTHS FROM THE DATE OF APPROVAL BY THE LEGAL DESCRIPTION `o` �STUMP DATE OF SURVEY: 11/14/06 DIRECTOR OF PUBLIC WORKS. PARCEL'A'OF'CERTIFICATE OF COMPLIANE*-'WAIVER OF PARCEL MAP PMW ❑ UNDERGROUiD MIXTURE l� 07-09'RECORDED MAY 15.2D07 AS DOC. +20D7-0322267 OF OFFICIAL RECORDS OF EARTHWORK QUANnnEs: CONSTRUCTION NOTES THE CUM OF RIVERSIDE,STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED ® STRUCTURE C sHR1NBBERr RAW CUT: 14o C.Y. ILO INSTALL YARD DRA.IDS 13.4'SQ.SATIN BRASS AS FOLLOWS RAW FILL' 11100 C.Y. SHRINKAGE: GRATE OR EQUALLOT 6 OF TRACT W438-2 IN THE CITY OF PALM DESERT,COUNTY OF RIVERSIDE, IMPORT: 2O CONSTRUCT YARD DRAIN.NOS/54 6'DA.GREEN STATE OF CALIFORNIA, PER MAP FILED 1N BOOK 396,PAGES 82 TH OM 89, EXPORT: COLOR GRATE OR EOIW_ INCLUSIVE.OF MAPS.RECORDS OF SAID RIVERSIDE COUNTY; O3 CONSTRUCT 6'PC PPE,(SDR-35). SLOPE AT 1% TOGETHER WITH A PORTION OF LOT'I'OF SAID TRACT 30438-2 MORE PARTICLLARLY APN AND LEGAL DESCRIPTION: UNLESS OTHERWISE NOTED ON PLANS. DESCRIBED AS FOLLOWS: EXIST. APN'e 652-350-007&028 coRnNOTE THE QUANTITIES SHOWN ON THESE PILAUS ARE FOR THE PROSES O"OBTAINING A PERMIT O4 DRAIN ASS BUBNEE BOX WITH CRATE TOP. NYLOPIASi 12' BEGINNING AL AT AN ANGLE SWI POINT ON THE SAI LOT LINE ff SAID LOT 6; PARCEL RE OF RECORDED 1 -0001 INSTRUMENT 2018- ORAR BASIN PER DETAIL ON SHEET 1. THENCE ALOE THE$OUTFEiY LINE ff SAID LOT 6 SOUTH 66'49'03'WEST A OHLYI THE CONTRACTOR B RESPONSIBLE FOR THEIR OWN QWBTIWS FOR BOOING PIIIPOS61 zxxxxxx,RECORDED xx�zx/2018 RECORDS O5 CONSTRUCT 4'MAN.P.C.C.WALKWAY OVER COMPACTED NATIVE DISTANCE OF 71.35 FEET; RIVERSIDE COUNTY STATE OF CALIFORNIA SOIL.COLOR At FINISH PER ARCHITECTS SPECS. THENCE SOUTH 76'17'01'EAST A DISTANCE OF 54.11 FEET; © WALL L 6'x6'TEE(SDR-35). THENCE HIM 17'38'48'EAST A DISTANCE OF 42.94 FEET TO THE POINT GE PROVIDE 7//16•GAP CIVIL ENGINEER: ` 7O CONSIRIX,T WALL PER SEPARATE PAN AND PERMIT BEGINNING. AT BPogCSLDf ESSI SNAHANDEH MARCO PAOLELLA HEIGHT AS SIM ON PLANS ESSI ENGINEERING SN5-199W SWEET OB COMSTRU.T 6'LPN.P.C.C.DRIVEWAY OVER COPACTFD MINE USE'ACC ACCESS UNT'PART 19687E 77-570 SPRNOEID LANE,SITE C LANGLEY, BC,CANADA SOIL,COLOR&FINISH PER ARCNTECTS SPEC'S PAVERS PER ARCHITECT PUN PALM DESERT,CA 92211 V3A 1H9 O PHONE: (760)772-8400 PHONE (604)530-5646 9 INSTALL 8'x45'BEND(SCR-35). SURVEY NOTES, FAX: (760)772-8421 10 INSTALL 7/16'BRICKSLOT(GALVANIZED STEED.PART 09M ()Rt INDICATES RECORD DATA PER TRACT NO.30438-2(MB 396/82-ffi)AND MEASURED PER DETAIL ON SHEET 1,OR EQUAL On INDICATES RECOD DATA PER PA 07-M REC. 5/15/2007 AS DOC.11IM-0322267,O.R. 11 TS INC. INSTALL'ADO ACCESS LW ON CWAIWE.L AT SOUTH RIDS.PER S N ARCHITECT. O • INDICATES FOUR IRON PIPE O2 COPPERRD YaaAONr STAMPED'PL5 8010'PER 18 96/ffi-ffi 12�U2'GRATE-IDS p214 WA N/A ,�sSTRAGaENWa on MANUFACTURER INSTRUCTION. 12 WSTALL YARD DRAIN,IDS/16S,3'DMA GRATE OR EQUAL OO FOUNDNAIL AND TAG STAMPED'RS 8010'FLUSIN IN PCC CURB,ACCEPTED AS MANNER FOR LOT PALM SP RINGS. 6CA 8951 92264 SIDELINE PROLONGATION PER IS 396/82-89.NOTHING SET POOL 13 CONSTRUCT 4'PC PPE,(SDR-35). SLOPE AT 2% SAND BED UNLESS OTHERWISE NOTED ON PLANS, 12'X72'CATCH BASIN BRIgfSL ANIZm:CHOM. ANDSANDS-AL��T'. STRUCTURAL ENGINEER: RISER(NO BOTTOM) ANNE ATTINGER N/A ANY MODIFICATION OF THIS PLAN NOS,1216 K,DDS ATTPALM LANDSCAPE ARCHITECTURE 6'PVC-SDR-35 W/0.50><SLOPE 43-619 BUENA CROP CRY PERMR/: PA1M DESERT,G 92260 1'TO 3'WASHED ROC(ON UDISTUI FILTER FABRIC NOTE: PHONE:(760)578-GADS SOL,A MINIMUM OF 12'THICK USE'ACO ACCESS UNTr PART�M77 MUST BE APPROVED BY THE CITY �°'�"`E F� REFERENCE DATA TR 30438-2 n MODIFIED BUBBLER BOX DETAIL 10 11 BRICKSLOT DRAIN /CLEANOUT DETAIL E-99 CRY ISSUE DATE: � � PRIOR TO CONSTRUCTION. Fat Ct USE ONLY ENGINEER REVISIONS CITY µOfESSU CITY OF PALM DESERT wacm ar• C� PALM QRff PAY®6®OMK1W MAIM BY DATE APPR DATE ? a.L.vonwRTn,Lvo�c new« �'( ESSI DEPARTMENT OF PUBLIC WORKS �W SIN'lW1DE�96t•M�ffNDOFESBIWLLINDWDiWWE90UW5T ��y�ANR n� u�= PRECISE GRADING PLAN �` 1 ff MmDEc emEaNWIWW InmN tE RDNtWLn 50iW®t gWlfl. ,',} ENGINEERING "�°'n,,°`,' AwRO`�Ea Br: rnu of N.47834 48-322 & 48-336 NORTHRIDGE TRAIL EATS 3 Know wh.t'.b LOW. IE WESff WWW6 RR t6 YP 5 H WSWU IR LINE W IA t ff Wa IQ S0R 4 ]} PREPARED LMM THE INFECT SUPERVISION OF TRAFFIC CRY FILE NUMBER Call b.fom you dig_ 9o1WAY►aFLEN®$ff1PS,IIIWS&MONBWDISIME,NNUMT BO CHEN,P.E. DATE POALELLA RESIDENCE m11Y R7G®Iff 71E aNTff 16�6t��6 DN Dl/ A H76 •/jl. clv1P CITY INCMEFA NORTH 22'29'41'WEST OF CKA ESFAVDM SN.WI ENN,RCE Na♦1t DATE: R.C.E e4atW LANDSCAPE LOCATED IN A PORTION OR SECTION 25 & 31,T.53., R.89., SBB&Y \\ \ \ \ 1 LT LOT \ \\J\ /i// /r.., �_ — e"wt wnwx e'noavE wc-� \ �\\yf \ \ PER uUr SHOWN (EX STING 892.7 — — — _ —ROOYE 00 I 4- - - LOT l �l � �� / I :. 1, J• / � -- I � I I I / ) / \ 1 Ij i ENGINEER REM9ON5 aTY Eu, CITY OF PALM DESERT C� PALM DE$Hif a1T6R1Y®C83OWI1D MARK BY DATE APPR DATE OQ DEPARTMENT OF PUBLIC WORKS °"�� ®"'=ff '�11L10tl®"" T � t� f ESNIGINEERING APROVFDDY aw PRECISE GRADING PLAN s 2 61EmOEE9�pItlN 0f 0617E IRY YIIET 901R®1 ONNL a W No.47834 A 48-322 & 48-338 NORTHRIDGE TRAIL srffrs 3 Know what'.bBlOw_ VESM(rMOBRR16WONI YLff LK(FLfilff7N7Nl Dm2b TRAFFlC PREPARED UNDER THE DIRECT AIPEAN510N OF: CITY FlLE NUMBER Cell bafors you dig. wYRMURC K03WCFffMM NBR710DIm NII&'E,NIE DFEff IE ! BO OE3f,P.F. DATE �� D)JnI�ffKO11iYff D�6HE.�ff0./WN,67B `�,4h, CIVIC d; ENMEER NORTH 22*29'41'WEST OF C1�t ESANDIAR NUNANDEK ace No.au. DATE R c e... LANDSCAPE I.40C1TED IN A PORTION OF 3BGTION 25 do 91. T.63., R.BE., 96HkY \ \ \\ \ ''a. WALL LOT 7 � PA RA \ /\ Q��\ \ \ \\ � 654.36 P O v 8 - '/ // \� 24' \ ✓�\\�f�\ `. \ t, 197 _ 2 1 POST. - 'L 6! P A .50 / \ IL \ V , 2 . 3 ' ' T CORTEN STEEL BAR , I I 65i."5FG \"ec \ 685.4\\ REl.OGTED I I I( PA 2 -b '=== 2 3 PA B B. \ \ vn Z vi - 3 � x�rn'a3w 1za�4 1 I1 3 _ {\ � 1 u (885 43f6Y) (3 LWZ29F5 mm"m P 25. I ) \ \ ,� I'I I I s .. u I i -- coFul�sea is \ \ \\ \ Lars \ \ = \ \ I I I I `. PE:685.0\ \\\8ml TaLsl,orE - 1I an000R �a 3 _ --- I I I I \�G. Pam(VACANT') z• `PROPOSED ROPE ) \ VAIAT LOIINOE I I A PA P 6'NM ANGULAR C13BBLE A5 - �� T 2 10 I I 2 PA T t'PG.GRAVEL VRAPPED \ \\ 8O' 4 I C `11 12. O & ' I L.9 3 L�1 \ I INSTALL 4'DIA PERFORATED SCHEDLLF;46,PVL 89A) 3 �PI- 2 (gB6.0) \ CONNECT TO ONSITE DRATN SYSTBI NOTE: 12. � BUILDINGSEPARATE PENIT(S)IS GEOIIRLD FUR TIE SEWING POOL, FEATURE, I I R.1,0 14)) 1 FF�886.60 I - --__� T TION +-� ..• SPA,WATER FEATU SOD ,FIRE PIT AM SIM AS. L .4 Kt1 ', I r Y - - I P I SEC A-A \ I I I OUT DOOR D SHALL GE[IOO'OUNT FROM TIE FLOG AND �11683, ' I I '0 1 COBBLE FRENCH DRAIN DRAINAGE SHALL BE PER PBLIC WOOS GEWIIEIDITS. II 683, 2 IPA - - - I PA 2 HIS SURFACE WATER WILL DRAIN AWAY FROM BUILDING,WAM SNALL FALL l 11683.35r) _1 I _ 3 i I 685.5FG \ INSTAL 4'PVC PIPE(SDR-35).S.2%MN.TO I I�@ ^I I I _ _ __ - -_ 0 1 I \ 8 + I - ... 6011f�WM ONNISIMFFSERIE DRAIN SPSTEAA. I I IYP. t 6 ROOM ZL'1 2 4 DG PATH \(yam I I LOT 6 I IS), 2 \�. III III PA I 0 \ F I 2 \ �I 1O ° L 5 1 3 \? � � � 2 ..�. �is 3 - \•p'C,� 1I L15. PA 3 PROFO II� I 1 t4: ----- -- 88254TC 1 � 11 � � T � t \ R BF .L 2 f �I 882 i 3 5 .M 685.4ar�'1 2Z 7S. \ ll l 88231TC ) t 10 KITCHEN y+J / 3 r FA 2 VARIES N. \ lII I i 6p%Ml 2 PROPOSED 1 EXIST.GROUND 0/ l� I 2 � PA 2 � - 6D�,1/R ---has I ./BFS� CONSTRUCTION NOTES 6FS6681 1Lr �0N 'l l JLAUM3 f �s E �/ i sas.aFc �0) o -�I - // ) VENTED VAULT GARA �-j PE (eab ) INSTALL YARD DRW,NOS 13.4'SO.SATIN BRASS OMS15/43 1 T?ROPOSEDBD8.56�- SToltl�GE III - FF� I 3 GRATE OR EQUAL. I GA I C I 2OCONSTRUCT YARD DRA11.NOS+50,6'DIA GREEN / '� °o'� 1 2 2 COLOR GRATE OR EQUAL `l rV• ' AD/ POOL- O3 CONSTRUCT 6'PVC PPE,(SDR-35). SLOPE AT 1% / / 2 I 2 2 J 6�1 ^" UNUM OTFERWISE NOTED ON PINS. // 681.9 2 O4 CONSTRUCT BUBBLER BOX WITH GRATE TOP. NUPIAST 12' RIM 8 _- _ ,' m 6BsoEe / DRAIN BASIN PER DETAL ON SHEET 1. 6W81:7 ) __ 8 ❑ __• _ 6�.ar� 685.OFG OS CON61Rl,CT 4'MIL P.C.C.WALKWAY OIER COMPACTED NATNE // --_ 3 - i SOW.COLOR&FINISH PER ARCHITECTS SPECS, CATCH BASH/ \ _- _ = 1.�,/yA _pG PATiI- 8 INSTALL 6'Y6'TEE(SDR-35). µL, / FRENCH GRAN __ / 3 ( � __ /p8R '1 DG PA 2 I S HEDIT AS SHOWN PER ON KAANNSTE PLAN ANO PERMIT. 661.E aww 81I1T p _ 3 I O NI 6 SW CONSTRUCT 6'III.P.C.C.DRAEWAY OVER COMPACTED NATNE / GT'tH'AmDRAwVOE `� __1129• _ SOW.COLOR h RASH PER ARCHRECF S s SPEC' - O9 N 2 SGLL 6.05-BEND(SDR-35). / // /' -to_)RI _ AINST �8 1a PER D TLION SHEET 1. (GALVANIZED SIEFL),PART/98999 / � (� ✓))// ) ' -8 PER OCTAL ON SHEET,.OR L:011A1. � ..-� LOT 5 11 F INSTALLL'ACO ACCESS UNIT'ON CHMOR AT SOUTH ENDS,PER MAIIUFACIIIROt INSTRUCTION. Ve M') NCH pRAll - _ SECTION B-8 // / � � _ � � 1©INSTAL.YARD DRAM CIA.,N1S#16S,3' GRATE OR EQUAL \ ssT°owA � -/7/- -I' - POOL INFINITY EDGE 13 CONSTRUCT 4'PVC PPE,(SDR-35). SLOPE AT 2% // / // /. \ ur 8l I Sf�STOq_M NTS DRAIN OUTLET - UNLESS OTHERWISE NOTED ON PLANS, ,r``' \ENGINEER REMSONs CITY pOFESSA CITY OF PALM DESERT C(rY�PALM DEBT DnM T zan RUI®Q®DIwI1W MARK BY DATE APPR DATE �R /( ESSI L a,o,, �.. ... DEPARTMENT of Puel[c worms 3 D�D> a0Nw1E��U�a� h�� AAR n� PRECISE GRADING PLANSHEIE` Q19 -a>EaMIE�ee�alwrmaaiERLNvunsmw®owls ti NGINEERING µ AppRo�➢Br: a Na 47BJ4 s a 48-322 & 48-336 NORTHRIDGE TRAIL fW�B 3 Know wn�t'.balOw. ICBM(rD=MMW 67E®LYUIUE6UF6ff RUM.SD34b PREPARED MINDER THE DIRECT SUPEERRVISM OF: TR'�C IOOE1aI_.ET•T•A RESIDENCE CITY FILE NUMBER C811 bofoE you dig. 90IRAWOIAE MMMWW5.w6SIR M ANSDOUSIC M*Effu(F ,{� CIV71. r BO CHFN,P.E DATE C OIIf/1�M61EOWf6R�89E SOE 6OLIWMAA EK 7 CITY ENGINEER NORTH 22'29'41'WEST �OF CA'L'\� ESM SKMANDEK RCE.Na 47034 DATE R.C.E.84819 LANDSCAPE LOCATED IN A PORTION OF SECTION 26&31,T.5S.. R.61.,9BITAY PLAN NOTES Z gat ' a•a a•a xr� 6 6 6 6 ..•m Nrc.s a w..,w ° � �ruz v.ra.m•1°�<wvaaua,..a.c I I I b "57 -- —CASK 2 w �eaiN ---------- - -------1--------------- ----; I za o<so FL `\ ° Cz v k7T W STORAGE I E Atli CD t CD 1 I — cn J s TT ° 3 6 W aur000a a a IoPe� : s — ^ L(D N canTrARo _GARAGE '°` 41 _______ _ _______ ,,,@ a.n,em.wo,z ro r xna am.vm ro w. CAE I T ; • m 1 n n BAR BATH I IE D — --.—. ...... —.-- � Ll- � cawrsnw.w xrtua,uo.w.E o.ru m (D I __ _ a w xrtnm rwvuca w:w�[icu.a awn roa2 4 6 _-_�-- IISf Of=A01S ° .vc C 9 L wnwa O w< Q� LL r. ro .o xrs rs aro Floor Plan a SCALE 2 r � 8' 6' C 2' 0' 8' ROOF NOTES ZVw 6�a a. V - , A 1 IT i I hQ �■ I I u.nc wn wuno. --- '1TI■ ■� f I -- —+ — ATTIC VENTILATION jI 111 I i I .IT, L I - I ��'J� 1■ �S=_ ���I II` — !a1 .w.x®m w`.w°mx"°wi�e�wo�r m�e�.,'"�.�r'er.� `_' --_---- , — B H 2 ---------------t------------ b ice— W Al z c' ---- ' i POOL I + ■ I ■ I � � II � �iJ I II O J kT 7� _ TRASH I '11 1, OUTDOOR �+ ,� 3 DINNG ----„ r ri A AREA EA,2,CPEN a) co ,a. fA rc Er z fly ° ■ ■I ca co I I ` F1 A I I I ! I 0 3 N is I I I I I CZ (1) m E -1 — I f +a } BAR I I , _BA+fH I IId-LII }J j -- -- r I I■ II I 4 I. II r rs L Tf , DMZ jL --------- ------- I I -- I ca a a �7 4 p °o - s 3 Roof Plan Ux 1149.4 SCALE g 8' 6' 4' 2' 0' 8' SECTIONS NOTES Ujjj INJ ° . ° ! nla.sma]a�n ainms 9 ! I.. ] nmu sT os�ru�mxo. �' m..vsr rm oleo.cvn. G I ! I II==^Tmxrcnd ! CASIfA 2 v a BATH 2 � q • ]2 1-1=,M IT O.NUY m wR[ Section A-A Section B-B ] —.-- _-- --—_ - mr nwx •v.uw - =run M c.x.a ix,u.rrortc•m lua,z mos rm win.rscs.w.crs uo N R � --�- -° wmmn a caMnlxn Inn•lm.!) w artnn -- ! ] e C b CRAG' I ACTIVITY ! n GARAGE \ \ b Section C-C Section D-D ^ / cz . 1 ❑— ❑ © \ ! W ❑ ❑ GARAGE C Co ❑ 0 -F--. ❑ Q ❑ \ 0 Section E-E Section F-F a, U C U q U L—(OZM p —fl -- '6 1 C A IACTIVITY v v BATH 1 N � q q I=J q noun Section G-G Section H-H o- o ❑ — z cn 0 e ! Y a � I # b a ! a KFDC n GARAGE b CASITA 2 ♦ 2 I PB. STCRA ' 6 GARAGE b U) —Avow -- R -- _Al MEMO [Rimefi Section J-J Section K-K 8r 6' 4 2- 0 8 $ o -------------- ♦ .,...,..._..Y. _,Y,YY YY'. .:. -...I w' 5 ,..,...Y.'Y'.Y.'Y::1'Y':i;'VV,Y tl 11 1� •�� O e«�_ �. Q•a 1 O 0 � p 1l ' .Y i o!�. �.'�. :, IIIIIIIIIIIIIt1111111111111111Ot11 p I111.11IIIIII1IIII IIIIIII 1 U1,IIIII� I�nuw 111111111 unul�nun��n .,ee�oeoll� eeeeee Ileeeee 1�� A r:r c:► ":....:::is::r:..- .:::.......•.- ----�- -- - ---- --- - - Pv o i::.i::..... -=•i:i::.-..: :.:..�-+;r'x'c's,,.,.tv,-.v,• �r+r;.i, ...,..v.c•F, -rt,t..,..a.cs`a.'�^cvt•:^stv-x ".___ � -. _- . jail r•::^- M,.xv ,-.xv .r3_:,v.Y:.?'wx A ..�....... •�� rv+°;.',"v Y`YY;Y �- tl tl `I� • A 1 1,� 1 ...,.r.r.. -.::.::: ♦:YY i�-Y�a Yfit.'rT.Y Y • Y.,r ..:L:Y...'��.... �....- 0 1 . � • ........:.........'::.......... p Q riq '��. � •4 / ©1� 19 ,ice■ p p pl / 1 �Ip ( • ':• p moo:' p °•'. © • �� I �I I ( I I p o I I I; �,o I I n ;n ��:'. f• . I_�i •:._ :. ::� A 13 `IYi , 0 .................. ° rya _ .-., ....w•• • ?i:��r- ._ ;.- ■ `" • m ■ p I�I WIN 1 — IA A .J 1 ELEVATION NOTES Ugid El Zxa� q E fl-- X> ' ..mxic ruivmxru y 4,$ VV 22 w�Vr ra roor m �E�9 ID �— EEty3 F1 q 9 D '-no• omi K..e F 6 � �. ❑ L1CA0 ❑ 3 �--� _ / I ❑ © ZZ ❑ V _ sm o/m El POD DO 1300 r.,.>.. .�.<<.. Front Courtyard Elevation Right Courtyard Elevation am CHIMNEY ll%Z. ® b EXTERIOR COLOR AND FINISH SCHEDULE q R� q Tss LJ wm ,v mwr i sru� n G G K rwwf cGMf I]cs lw.�%leucw YM'.M El 0 i--� F/ ° a ---•«--� wru ww.eao.�mw.a co..r oecaume..uw,�ww o..� o-- I I I I A.exe r.noon ra r,v x+e,.uwnc..oRr s„n� —————— Rear Courtyard Elevation ,°» -- — --------- — -- °=� _ N q `� q i«io»ro..o�.»ow+xw.r ei.ain:eooavu. cz q 4 .w r w•e>oe .uawnwm /Lu v 1 nxnRe ral a r�n�m naar,rv11•,o n,oHr oast a uwr,. ern �/ El f 5 CD O O ----- Cn J Left Courtyard Elevation Castia 2 Side Elevation x L. ...,.b. v (n a L cn c 0 co w 6' 6' 4' r W 6' 9 TO� gee -"-epw-ed s� le(I Ilan�P!k!WON9EE-B4 ZZE-B4 m m wsan xon�m•aen� noev El!S90 Man' �NISl�`d211s g6U3 GUOIS GOUOPsad U11910�1d' Q ''§ oh iii I 79 E e Pe&x l}��� (n • Q �£�'� � FAQ A6Y A." �3 9 till W W W ED L3 El E §p$ 13 7 0 U Lo I ram— o p s Z �g 12 f E 8 a EL - 00m o� 8 e Z ED = a t =En 3z o s � a a€ M Erl ---- --- ------ '` .E !� tE A ( n J� m 3 7 h4 f � Ilk _j jgs t 0 a o a °w dd is 9 ❑f r O W 3 RL rw r� k �� Eg p�g � Yk F 1 �Ri � 17r- 61111 � A CL 1.3 ! pap E9€eE iia4 4{3 Lo W N ���4��_F,1 Cep�2 00 00 0 0 0 0LLp o z ~ 4 2 F � Z 33 f a i z will 3 4 3 $ [n W~ ` J to J O J a a 3 a i Q w — I Q E Eta E€3F.Y S EA:. N' a $' > 1O o 00 00 0 0 0 r— % -� P Ld 6 R 6 A 0 Z E �Sg iS 3 Ee a W Z W ~ a a � o �� _ 1 LL 0 O 0 -- —� R a4N a3 as �0 N� ° W CL ado San a a MIN s L�o N m �0 N N N � y �Y 22 6 CHIMNEY CAP MATCH EXISTING ATTIC-MOUNTED F.A.U. JIVENEER OVER SHEATHING M�� iGN COAT 8 ® DESIGN EXAMPLE - 2 6 1 5 NEW WINDOW AINNIN6 TO MATCH EXISTING 1 1 7 2 ea nxe WINDOW AWNING / SOAP DISH JIVENEER OVER STUD FRAMING:] X ue cr unmsce v------- W II uoaF-sits.G�- - --- I ag I ez --- -- --_ -_- -r---- W CO -- ---- v O .mm w. Access I I ELEVATION of m I50KERN FIREPUCE o¢rwAu Nna� and GENERIC CLA55'A'METAL FLUE APPLICATION wc.uw o..ww» Awnwu nroe+.ncx Q� 27 1123 19 1116 12 8 3 c ISOKERN CLASS METAL FLUE TRELLIS AT STUD WALL ATTIC ACCESS STONE VNEER m L(-'J) IT. 28 24 20 1 1 3 9 4 F.P. CHIMNEY TRANSITION EXTERIOR LIGHT EXAMPLE WOOD BEAM WALL/CLG. EXT. PENETRATION a 9 d 7 29 25 2 1 is 14 10 5Q rmc�e.oee NenoEa ti 3 E .Mes au sno nui seyawtlaN Rd1611ED-IN --_ v� OPENING �.. exreupa s lYabeo) 2•�sTw NUL w sTlo n.4� h NaL�TwM yy / 1u sTw r4L1 � F ix aw nru ,,.-/ \� - ROU6N SILL STRAP f/� \ en Qa� % bc�mdi .Mea �slmmi �,/ Zi I 6x llsLv� n..�alM elaubx w W.ILs ae MTSJSTAM sTMn. HEAD LEAD vrx�� »ew.Tw� N7WFr.1-1 JANe JAMB JANV I:•NasraP� I�•.�T,P.eo NeTw cw �.,�.To T,e e.��.� n�. - a•.nl,.o, n�nn.w,e.T,e.n..u,.e .no Irr sr,Tro.sin. — ——————————— —— r�m..a'euo .croon n nxo,oeT.0 ire wa cz n.—sNsl I a Ywi.�wr. s rt ^nnx.esr�ls Is i� 4 O ,�e>LL,onTµPara�_ ,T ,TOK,LLTo„T„�,.. 4 O CEO pp — 13 8 SLLs� 3 SLL _ c DOOR DETAIL AT WOOD WALL- STUCCO APPLICATION WINDOW DETAIL AT WOOD WALL- STUCCO APPLICATION WINDOW DETAIL AT WOOD WALL- STUCCO APPLICATIONM � F (/� a � (1� (10 (» �ol a n oo� a U rx.aioe s rxaeo, ee.w weT�c xm�s (� m of ox s,ws x"r "� vse nNoae,r..T.u.«TemerR. Q_z a a t 4 1 DUT SWING DOOR THRESHOLD IWINDOW FLASHING INSTALLATION JAM II �t �J Y n.rro.nur� I °+ n.ww ♦sTw cz S a��i� .e sw wai F 1 4 =~r . 12 1 0 7 5 2 �Qx� DOOR DETAIL TYPICAL WINDOW EXAMPLE REFERENCE-NOTES-SCHEDULE j (SL9� OBgr / 8g \ (Z<9� PAVING \ • (gL91 \g9� / \ \ (F SYMBOL DESCRIPTION t (LL01 CL89// <9) HARDSCAPE-TBD <9 es � CONCRETE UNIT PAVER TO MATCH EXISTING DRIVEWAY AT MAIN (9 ggl La �� <9) P-02 RESIDENCE cP-z I SsB�� cP-z as (a<9) W-01 (6 9 TBD PA 099 P-03 TBD attinger. .- CP-2 ,, -24 \ r INFiNlrvEDGE \ A HARDSCAPE GENERAL NOTES: A.Q. RIPGI04 I PA N4 aD P CP-2 § CONCRETE SHALL BE 47 WATER/CEMENT RATIO 4,000 psi,6\SACK MIX, / s W O L. I TYPE II PORTLAND CEMENT(ONLY IN SOILS W/HIGH ALKALINE OR SALT CONTENT). Z . 48 +24„ I `INCLUDE PENETRATING SEALER ON ALL SITE CONCRETE AND PAVERS. z I I PA C CASITA 2 / `SHEET DRAIN ALL HARDSCAPE SURFACE TO PLANTER AREAS.SLOT DRAINS TBD. < 6g�j j CHP-2 I I CP-z f. ADD'L NECESSARY DRAINS TO BE DETERMINED IN FIELD W/CONSULT BY LANDSC.ARCH. a ,fig e� ❑ I o�rvo FaoTwc T. P `LANDSCAPE ARCHITECT MUST FIELD REVIEW HARDSCAPE AND DRAINAGE w „� a^ PRIOR TO CONCRETE BEING POURED. /�c6ti6gl PA ❑❑ E w `� m Pat 1�,��1 `ALL GRADING AND DRAINAGE DESIGN,INCLUDING ALL FLATWORK,BY CIVIL ENG. �_ PA - ca 2 c 2 f �i �a"D`D CP-2 BATH S71 K 0 SCORE JOINTS-TBD U) N 04 / CP A 2 Pot `( y PATIO / CP 2 ♦ EXPANSION JOINTS-PROVIDE FELT EXPANSION JOINTS WITH JOINT SEALING LL� LLJ a)J i COMPOUND AND SANDED JOINTS BETWEEN FLAT WORK AND STRUCTURES U f6 Q *24" CP-2 B .D•• A I, I (- -- - —COBBLE FRENCH DRAIN. OR COLUMNS OR WALLS. Q Z H U O O cP-z I 'a' PA / IRRIGATION SLEEVING:TO ALL POT AND INTERIOR PLANTER LOCATIONS.SLEEVING cQ Q 91— ra. UNDER WALKWAY-SCHEDULE 40 PVC 1.5TIMES DIAMETER OF IRRIGATION PIPE. Q TYvLOCATIONS) r W P :0 SEE IRRIGATION ANDPLA TING PLANS FOR MORE INFORMATION m = NJ Z pG�� (RECORD FIELD LL `! `24" I .IPA I ♦O' R. $TORAC£ UIPMEN ELONGATED FOOTING CTOR TO COORDINATE IRRIGATION SLEEVING BETWEEN HARDSCAPE AND m O 'O e g ���� I � I �8 CONTRA a Q� Q PA CP �OOxl IRRIGATION PLANS. M JaGO �LIIJ>�wa.L PA PLANTING AREA. J P t PATIO y LLj PA PAQ Iy �t' O TRASH i Q W v ❑ ! 'A `STRUCTURAL DESIGN BY OTHERS. J�p -- tn„ (£g9) - / 'THIS PLAN IS INTENDED TO PROVIDE AESTHETHIC DIRECTION AND FINISHES ONLY. Z PA p O O W N4 `DIMENSIONS INDICATE CENTER POINT OF WALK.LAYOUT SHALL HAVE CONTINUOUS Q J W BYdT�iE +24' UNIFORM CURVE AS SHOWN ON PLAN.LANDSCAPE ARCHITECT SHALL APPROVE FORM J Z I I 11 •24•• LAYOUTS PRIOR TO CONCRETE POURING. w 0 P-01 ❑ P II D GARAGE (n D ^ ,y CP-2 LL _. _..._ *..__ ._m _�._ ___.:::: PA e® i L°�IGNEPR SPECIAL NOTES: ' - --- - 1.CONTRACTOR MUST VERIFY PROPERTY LINES PRIOR TO LAYOUT li I +24' - -- �-- f -- ------- PA rA / 2.PLEASE REFER TO GRADING PLAN FOR ALL WALL HEIGHTS,SETBACKS,SUBSURFACE ❑ I WALL DRAINAGE SYSTEM AND EASEMENTS.WALL HEIGHTS ON THIS PLAN ARE FOR DESIGN INTENT SER I -2 ❑ 0'�11 ONLY. O B I I Pot CP 2 3.CONSULT LANDSCAPE ARCHITECT FOR ALL LAYOUTS OF HARDSCAPE,POOLS,WALLS,ANDEl p AMENITIES PRIOR TO CONSTRUCTION. 34' AQ —J ON WALL ® m GP SIMILAR NOTE: ALL WATERFEATURES SHALL INCLUDE OVERFLOW DRAINS DRD SER ,.-�, v I ` � � , PLUMBED INTO IRRIGATION DRAINAGE SYSTEM ;".P\ '• EEltyy OONNpp O COBBLE FRENCH DRIW. ElOCA�OITE FOLOVY� POOLS/SPA/WATERFEATU RES DETAIL POOL SWIMMING POOL WITH SHELF see sheet TBD �+ O POOL FINISH: TBD-DARK BOTTOM (682) WATERLINE MATERIALS: N/A-LAUGHTNER EDGE POOL-SEE DETAILS-TBD 9 DEPTH: SHELF=-6",POOL 3-5'MAX J DECKING/COPING: TBD MISC.MATERIALS: TBD / Sg9 LIGHTING: SPA-SIZED LIGHTING-PENTAIR GLOBRIGHT SPECIAL NOTES:SALT WATER SYSTEM SAFETY POOL FENCE NEEDED _ __ _________________________ ___ \ SPA SPA / see sheet TBD _ SPA FINISH: TBD-DARK BOTTOM WATERLINE MATERIALS: TBD `tiggl DEPTH: 3.5 MAX. / WALLS/COPING: SPILL WAY INTO TROUGH/COPING/WALLS AT PATIO-TBD LIGHTING: LED SPA LIGHT-ALLOW 1 NOTE:ALL SPOT ELEVATIONS ARE CONCEPTUAL AND ARE INTENDED - SPECIAL NOTES:SALT WATER SYSTEM-CONSULT WITH = AS AN AESTHETIC GUIDE FOR THE CIVIL ENGINEER. HOMEOWNER FOR BENCHING DEPTHS,AND CUSTOM JET HEIGHTS RAULIC DESIGN:POOL AND SPA EQUIPMENT AND SIZE IS SUGGESTED BUT CIVIL ENGINEER TO SHOW SLOT DRAINS IN HARDSCAPE AND ATRIUM DETERMINED BY POOL CONTRACTOR. DRAINS IN ALL PLANT AREAS(P.A.). - SUBMIT CATALOG CUTOUTS TO LANDSCAPE ARCHITECT. -, drawn AA/JA proj.no. PAOLELLA data 7.12.18 WORK IN PROGRESS. NOT FOR CONSTRUCTION. FOR REVIEW PURPOSES ONLY (�) N ia L.CP-1 OEEICiN W W LE6 WELL VY:v M' E (Z89) YO o 16L99r ((999) IN-GROUND WELL LIGHT TBD attinger .— <99) o /. 099 e.uw 4 _ � � to wrale A 4 V y� Z is 5 4 aAAVE //PALn ERo. \ 0 CASITA 2 / / Kichler Lighting Accent LED 6W N I L1_I— rn Po I I PROPOSED — _ (� L� Q DEEREND wonNc vA1H I� �SpEV.— «� MINI LED STEP LIGHT 6 °. L�.uIR. OM / � u a, Lu OUTDOOR/WET LOCATION LLI J a / �1 LED cwn ro BATH z "'°'"" E�n /, UYISW m Q � W z° o D —i IP65 ® � _ � ° Q 0 Op 4 � '9'� roonsnuow,.uO .������`R�RRR � / �� 1 1 we � � J J xax a LU IEN Q�o. o w OO OO y I STORAGE E PP 8UIPMEN / I�a� Irw o e � ' O - A&IY1 Q TY / / ( ,p 1 1 Da141alHuiaro O EXISTING �' I `-' Q® TRASH WALL LIGHT-JUNO RESIDENCE J a Mt „� (r8g1 / Anrt:l W EN � -...-. COURTYARD GARAGE / vAcµrlor A i PROPOSED OIOiD8PR CASITA 1 _ aummo 1 i• BATH i BAR / LYBRdu OL I I PROPOSED _ PA ❑ euAoer Aer ^J 10 4 CIL1, I / ® _ 4, A El PATHLIGHT-LED GARDEN BOLLARD/PATH LIGHT BY BEGA ❑ 1 5 4' 1 — ♦ PENTAIR - g V GLOBRITE'COLOR CHANGING .ro « ♦ — �-/ / - PRGPaeTYAOTADDn`P6rYAtHCgSfIAB —' °�-��18 � UNDERWATER LED LIGHT i -'� ♦ 50' �r � FOR POOL ANOSPA j 4 ' yg9 erg \ I �sg9 sJ � (s8z LIGHTING SCHEDULE SYMBDL MANIFACIIMERMJGELA]ESCRIPTION ow DETAIL M ft Fm El.cbkAl lAmp WMo Colo.Tamp Lora Btlor �WELL UGHT-TBD B Mo1AlOq �' - WA UGHT-JLAJG 19 TBD PAT1 GHT-IED GARDEN BDLLARpPATH LIGHT BY BEGA S ALIMMM IBI v& lED SA lOW L RWATERUGHT S K L'gR6gA—LEDBW dW .BOAgwarsan g— 2/ DYCMMAnYun m NA B'InG.andS WA drawn AA/JA T�1nE Ard�oolAN Bnn-o. prof no PAOLELLA date 712,18 a. wr svosrmmone eruu e[niF To r�ia�i Vco�w�nrow.ox------- UNDERWATERLIGHT scale 1/8'-1'-0' L. LL-1 PLANT SCHEDULE PAOLELLA • • TiEEs aDTANGL NAAErCOMAON NAME coNi oTY aw WN. PMM/Ppn�TailPMn rM i � SPECICIMEN,TRUN(w1ULT IEAD MNdTfALL-PROVIDE'IIOW.00 \� ALLOWANCE g97/ (9L9) �-�9J YO-y c.rcuwa 4mwa r aIw Pe4 vw. ]c„ ] Law sr+wNcreNc (Z99) / r / � 9 .9J O G�4m p..covsmasn w4 v.ra x'„ s 7Eff y99 0� I / ('9 /�'^� GNs SPECIES I VAR,TBOMUST BE C040HM AVALLEY GROIAH ]6'l, g9) 40) \ rs 9g L 1)`1!/1 NLICG.S:MODERATE-SEE PUN FOR VARIETY \ V gggl (69g,Ew oL 8 OL9 / \ (9L9) (LL9) � (ssg) � •Irw�4E,n, „ .M»•.u4Wa. \ 8) o4.,Iaw4,ass 4S = t6nger4amawMM Prw�wo,wn 10 X101 r ]r , 8� / ( // (489) lg) \ r��J✓{ MN.CANOW 10210� TBD ] HaW/.4a4M Tr«SKUME PEGMENS3 AFFERENT 52ES18L65TANT4LL SPECIMEN4CEN,ER 1 \ — L9) 91 / \ <gJ sHRUBs BOTANIGLNAME/COMMON tUn1E SIZE ow (g<9)g� j wAPC=vwLs:Low IWI 12 / aiulov9tl)E 9_��� «aMNv xoocwrcao. / cc _�Ilr//�� g `�B / <�1599) CJ xorclwNro \— /-, (q89) `\\n• g9) - 'i/ _ = zq) Dw.wwx/rnwal,rnwa.n sw u z ( giro 6 6 AB '•S ,. Yl O m,n A9 �I \ 08 DYwY 4ermrlm Siwr Str�kYF4�LA� ]pY Irolgw Ep � EE ' Flue > � eEOPe /�\ WUCOLS:MODERATE rtiA 11owr ne �,,�ryll\ J / 4. 4 <vT<. -- \2gg� \E O amm.e vows.rvrp««,Pw41a.w'4w«a awn ,svI „ C) Q w . C3 Z c.) —-- NA \ EswEn"w.,aA4awn sWl m Z W 10,1- INFwITY EDGE. - _ / O WUCOlS:VERY LPN H Q-Q L60'' W xP /w xP H «E \P / \_ O Eri3Mpn 4,rvFM4amM Ap1s4nY 5aMa Bar an a'w 39M 15 W O o onsnru Y.tj Naw�NOs wrvl*re/Rtl Ywsa sW1 n = w Z �L 4' I mAva P«LovppE w sao I I CASITA 2 \III 1 HxwMM wMlSn Ysbw SvnY Vabw Sun Yucca SWI 8 Q � a oAava r —ll x .0 GO PROPOSED 4nn' \\ /— anew�l�Lus REDIo M k4 59M 10 J G60 J N6yl I—T—H —' W Q J C bql O Ir^ 1 d, M �StONE VErEE(t /,n\� Lw«wpn,lum oMkunSMrCbtl7fM/a.v,.Gr Caurt,BromNrlM "goB �_ Q • �`c`ti6 e '•�'il��--��i uvrerEa EooE rnw aw+I • / r44iyo� wvcols:low Z OQ� LLl /�\6' ��•� �\. •JI o ® • a liv ra GmMMus,4YMm,3vwt OYn ,DWI = a—O LU BAT z \� — O J �` ,"I i of ` � s.M4a...4nm1w:,.acrw,,,c41.4ros,W sWI ,0 W O mMaTrouWlpc vwu �%\\ I NA«sPEpwPn-...--- %''/ '` — SsnW amopfila,SewM 159I 5 1.1 LOW ,3WI I4noPNaM � I Aco ,P � ��t\�R`«\�• 1'�7 � , �"a wucoLs:laY t_ L u - v /1 Tsaw wAw OERA ar4 13W `.. .:� O Ae I � � sN , /_Tausnrw wticDLs:uoDERATE _ I EN ppppppLL r \\ � ACCENT6 BOTANM:M.NAME/COnUON NAME SIZE OlV \, O O O O LOR pore _pp-TTII II�II—R�IIII I STORAGE Ep1IPMEN SK '`� �s ,y+'� AP'M am.AwwlCMrlPbnl 5W1 4 APO oal n R�ORIVITY I I / QO Lf EUP IDIY '„f ILJI I �-N�\\ J^i, AWv.Awllaaaw Y.r4P4YV.r43�AWw SWI 3 ' EXISTING / 1nx T-' Aco I'!. �'� ® ASrM wrtTl Prn3AWv. s 30 RESIDENCE O TRASH 1 W ------:-1I.- Ire PBre " +T g9) \. / Ab,r,aMr4/aar,aM Ala SWI ZO ,pJ�4Rs" '. ® _ 0ININ21R _- - I I - axAvt3 rnp Ab�AMaMsw-MWAaw4lAb ]WI 14 ...-... 5N C�... p EN G�RAGE I -- e vsc eEi COURTYARD PROPOSED �s« jACA«nor (/ l Ds,riwl wlMwnrcr.TDw«t svaaFl sass. 5WI • cE c�Lle v P ;LPN CASITA 1"(T!j♦SGE J EgrgacOwpwori/Gown BEml Gcwa 6170U 13 O -�t BAR I• I BATH 1 LLOWW� M0.TR PROPOSED SWI 4 VS: EJ 7. �T«7\ Eup1MrlMraa•t1•NmwFnYPsncA TMa 150I T I 4' � . • �P EW WAS ,E� TEL >�� a INN � � :� I • EC G / \ / �}-L(� FouNMM1 apIxM.w/Owtlb 15pY 4 ® I P« I • 05i / '� / � Opurps caansw E64also— PlklA,Par SWI sc+ r I I \ /BCGN PAcn-areas magYM4w/TMsm Po4 Csaw 441Yr ]4 WUCOLS:VERY LOW •1 4lR MNMUM-mulplea 4 ltlw4Nc4 spit Y ❑ O pg •�: d � ON \ 9 /mua /—\ PxnZAMa prv,pNi/Grdpn SEE PIAN 5 a Y .�. i k' oP COVI vwu er«u I Pa®sME•w,ArAsaeM/Stlpwr 50I 1• 1 / ` S� � � «o \ / NL, Ym lliinrG4M HwPsrsia isW C -( ` PRaPSIrrAOTAmR�i�nwnl asslru °B \—— Ct-VJ< J�/\ � � O YuxswA'«4ITw414sT/ucn SWI 1• I / 9J Yam manMA/aMbe Ym u,T 4 ]�MN.1,11X K MWESPLJMIER' BOTANa NWE/COM N.ME SIZE OW d— ANJA /!lY'J_ (9 9J (6 Nvex�,.W v44�r/Lac vx.T,N. 15 Wl 3 poj.rn.'.PAOLELLA r ggJ 92J. SPREAD STAIQDAMTEFSAL ON GROIA+D TO SPILLOVER BOIADER RETWNNG Tswmr4 nprWs/Cys Non MwLN 158Y ] © •C81@ li 1/8'=1'-P GENERAL PLANTING NOTES: ESPAL,ER 1. ALL POTS TO BE SELECTED. 1C01Tf 01 Y 2. DIG AND FINES SHALL BE NATIVE,UNLESS OTHERWISE NOTED ,...Roac3MrMnwMal..calcrMnws4r.rnwnw.wucwrwP.Y4. Nsa 54z" 3. GRAVEL TO BE t'MINUS CHAMOIS BEIGE I� 4. RUBBLE EDGES TO BE 1-3"MOHAVE GOLD CRUSHED STONE I V 5. AT STREETSCAPE BOULDERS USE 1-3 RUBBLE AT BASE,TRANSITIONING TO MINUS OF SAME MATERIAL I a 8. BOULDERS TO BE SELECTED. ALL BOULDERS AND ROCK FROM ONSITE SHALL BE RE-USED. L L 7. LANDSCAPE ARCHITEC T AND SELECTED LANDSCAPE CONTRACTOR SHALL EVALUATE AND TAG THOSE PLANT MATERIALS THAT CAN BY REUSED PRIOR TO DEMO OF EXISTING LANDSCAPE. WORK IN PROGRESS. NOT FOR CONSTRUCTION. FOR REVIEW PURPOSES ONLY /� � � .�P �--.t'. �"'�`1- -• .!. _ -'�- f.���i tr u,ox+ �'. a :: .:� � �.;!-�; _ �.�`� �•�" '1 • / �,•✓ - � •� I - � i Inv ,ww" "1 w J® �•� . A!. 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