HomeMy WebLinkAboutRes 05-112 PP-HPD 05-18 705 Summit Cove APN 771-500-007CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: Consideration of approval of a precise plan of design to allow a 10,047
square foot single family home within the Hillside Planned Residential Zone.
Subject property is located at 705 Summit Cove, within the Canyons at
Bighorn. (APN 771-500-007)
SUBMITTED BY: Ryan Stendell, Assistant Planner
APPLICANT: Habitat Architecture/Guy Dreier Designs
41-995 Boardwalk, Suite D
Palm Desert, CA 92211
CASE NO: PP/HPD 05-18
DATE: December 8, 2005
CONTENTS: A. Staff Recommendation
B. Discussion
C. Draft Resolution No. 05-112
D. Plans and Exhibits
E. Ordinance 1046A
Recommendation:
That the City Council adopt Resolution No. 05-112approving a Precise Plan of design to
allow the construction of a 10,047 square foot single-family home within the Hillside
Planned Residential Zone.
Executive Summary:
The applicant is requesting approval of a precise plan to construct a new 10,047 square
foot single-family home located in the foothills of the Santa Rosa Mountains within the
Canyons at Bighorn Country Club. The home is one lot down from the Hagadone house
and approximately 80' lower. The home cannot be seen from the City or adjacent
developments. The project involves an existing 2.4-acre residential lot with a 18,762
square foot rough graded pad. Since the dwelling unit exceeds the allowed 4000 square
feet prescribed by the HPR zone, the house will require an exception. The exceptions
section requires the Council to consider all circumstances including viewshed,
topography, color, texture, and profile of any structure. The project's site design,
architecture, color, materials, and landscaping effectively achieve the intent and purpose
of the HPR zone and exception section.
Discussion:
BACKGROUND:
A. Planning Commission:
At its meeting of November 1, 2005 the Planning Commission adopted its
resolution no. 2363, recommending approval to the City Council by a unanimous
Staff Report
PP/HPD 05-18
Page 2
December 8, 2005
vote (5-0-0). Commissioner Campbell felt the home was designed very well and
the superior architectural design met the intent of the HPR zone and exception
section, all commissioners concurred.
B. Property Description:
This project is located on an existing 2.4-acre (106,459 square feet) lot at the
base of the Santa Rosa Mountains, within the Canyons at Bighorn. The pad is
vacant and has been rough graded totaling 18,762 square feet. It is zoned
Hillside Planned Residential with a drainage, flood plains and watercourse
overlay.
B. Ordinance No. 1046A:
On May 131', 2004, the City Council approved Ordinance Number 1046A,
amending the development standards for the Hillside Planned Residential
District. Some of the changes are:
• Density: One (1) unit per five (5) acres.
• Grading: Building Pad Area -maximum of 10,000 square feet. Access
Road/Driveway-maximum of 3,000 square feet.
• Maximum Dwelling Size: Total dwelling unit with garage and accessory
building shall not exceed 4,000 square feet.
• Exceptions: Standards of Section 25.15.030 A, B, and C may be modified
by the precise plan of design, taking into consideration any and all
circumstances, including, but not limited to, viewshed, topography, color,
texture, and profile of any structure that the Planning Commission or City
Council may approve.
II. PROJECT DESCRIPTION:
A. Precise Plan:
The precise plan of design for this new home totals 10,047 square feet of living
area. The house has a main living area of 8,902 square feet including garage
and a guest house totaling 1145 square feet. The home covers approximately
9.4% of the gross area of the lot.
Architecture/Design:
The single family home and guesthouse have a very contemporary design,
utilizing exterior stone veneer, angled/curved copper roofs and bronze glazed
windows. The design incorporates native rocks built up against exterior walls to
help it blend into the native terrain. The varied heights and plains on the home
and the curved/angled rooflines give the house a very organic feel and help the
home blend into the natural terrain.
Staff Report
PP/HPD 05-18
Page 3
December 8, 2005
LandscapingiRe-naturalization:
The landscape plan includes a wide variety of native trees, shrubs and vines. All
disturbed areas will be re -naturalized with native plant materials per the
landscape planting and re -naturalization plan.
Architectural Review Commission:
On October 11, 2005 the Architectural Review Commission reviewed architecture
and landscaping for the proposed home. The commission felt the proposed
materials, colors and design will blend into the mountainside very well. The
Commission by a unanimous vote (7-0) granted preliminary approval for the
project.
III. ANALYSIS:
This project will require an exception for the dwelling unit size only. The density
and pad size do not require an exception because the lots were created and
graded as a part of Tract Map 28575-3, which was recorded under the old HPR
ordinance.
Totaling 10,047 square feet, this house needs an exception because it exceeds
the maximum dwelling unit size of 4,000 square feet. The Planning Commission
and City Council have the ability to modify the standards based on viewshed,
topography, color, texture, and architecture of the structure.
The home is pushed up against the mountain below the ridgeline and cannot be
seen from the City. Any exposed walls are designed with slate veneer and will
have large rocks built up against them to blend into the mountain. The roofline
incorporates many angles and curves that help them home blend into the native
mountainside. The finish grading and landscaping will restore the hillside that
was removed while cutting the pad.
The Hagadone house (PP/HPD 04-21) was the first hillside home approved
through the new HPR exceptions process. This proposed home is in the same
area and is lower (80' lower) on the hillside than the Hagadone house and is not
visible from Ironwood to the east or the remainder of the City.
The intent and purpose of the HPR zone is to encourage architecture and
landscaping design that blends into the natural terrain and protect viewsheds,
and natural skylines within hillside areas. The proposed single family home
meets the purpose and intent of the HPR zone and exception section.
Staff Report
PP/HPD 05-18
Page 4
December 8, 2005
IV. ENVIRONMENTAL REVIEW:
For the purposes of CEQA, the Director of Community Development has
determined that the proposed project is a Class 3 categorical exemption.
Submitted By:
f*io
Ryan Stendell
Assistant Planner
Approval:
City Manager
AC for DloZentServices
Department Head:
� l
Phil Drell
Director of Community Development
CITY COUNCIL RESOLUTION NO. 05-112
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN TO ALLOW THE
CONSTRUCTION OF A 10,047 SQUARE FOOT SINGLE-FAMILY HOME.
SUBJECT PROPERTY IS LOCATED AT 705 SUMMIT COVE, WITHIN THE
CANYONS AT BIGHORN. (APN: 771-500-007)
CASE NOS.: PP/HPD 05-18
WHEREAS, the City Council of the City of Palm Desert, California, did on the 8"
day of December 2005, hold a duly noticed public hearing to consider the request by
Habitat Architecture/Guy Dreier Designs for approval of the above noted; 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. 05-52, in that the Director of Community Development has determined
that this project is a Class 3 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 City Council
did find the following facts and reasons to exist to justify approval of said request:
That the proposed location of the single-family home is in accord with the
objectives of the zoning ordinance and purpose of the Hillside Planned
Residential District.
2. That the applicant's proposed use of the property is consistent with the
standards of the Hillside Planned Residential District's goals of preserving
the hillside area to the greatest extent possible.
3. That the project's site design, architecture, color, materials, and
landscaping effectively achieve the HPR's goals of blending development
with the natural terrain.
4. That the proposed use will comply with each provision of the City's Zoning
Ordinance except any approved variances or adjustments provided in the
hillside development plan/precise plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, California, as follows:
That the City Council does hereby approve of PP 05-18.
2. That the above recitations are true and correct and constitute the findings of
the City Council in this case.
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CITY 0[ P 0 [ M OESERI
73-510 FRED WARING DRIVE
FAt.M DESERT, CALIFORNIA 9226o-2578
TE►:76o 346—o6u
FAX: 760 341-7098
m(o@palm-dcsert.org
- - CITY OF PALM DESERT
PUBLIC NOTICE
CASE NO. PP I HPD 05-18
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
City Council to review a Precise Plan of Design by Habitat Architecture/Guy Dreier
Designs to allow a 10,047 square foot single family home within the Hillside Planned
Residential zone. The subject property is located at 705 Summit Cove, within the
Canyons at Bighorn. (APN 771-500-007)
SAID public hearing will be held on Thursday, December 8, 2005, at 4:00 p.m. in the
Council Chambers at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm
Desert, California, at which time and place all interested persons are invited to attend and
be heard. Written comments concerning all items covered by this public hearing notice
shall be accepted up to the date of the hearing. Information concerning the proposed
project and/or negative declaration is available for review in the Department of
Community Development at the above address between the hours of 8:00 a.m. and 5:00
p.m. Monday through Friday. If you challenge the proposed actions in court, you may be
limited to raising only those issues you or someone else raised at the public hearing
described in this notice, or in written correspondence delivered to the Palm Desert City
Council at, or prior to, the public hearing.
PUBLISH: Desert Sun PHIL DRELL, Secretary
November 27, 2005 Palm Desert Planning Commission
I y Of PH [ M OESERi
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL:76o 346—o6ii
FAX: 760 341-7098
info@palm-desert.org
October 11, ZUUS
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO.: PP 05-18
APPLICANT (AND ADDRESS); HABITAT ARCHITECTURE, GUY DREIER DESIGNS,
41-995 Boardwalk, Suite D, Palm Desert, CA 92211
NATURE OF PROJECT/APPROVAL SOUGHT: Request approval of single-family
home in the hillside planned residential zone.
LOCATION: 705 Summit Cove
ZONE: HPR
Upon reviewing the plans and presentations submitted by staff, the Architectural
Review Commission by minute motion granted approval.
Date of Action: October 11, 2005
Vote: Motion carried 7-0.
(An appeal of the above action may be made in writing to the City Clerk of the
City of Palm Desert within fifteen (15) days of the date of the decision. Any
amendments to this approved plan would need to be re -submitted to Commission
for approval.)
STAFF COMMENTS: It is your responsibility to submit the plans approved by the
Architectural Review Commission to the Department of Building and Safety.
CONTINUED CASES: In order to be placed on the next meeting's agenda, new or
revised plans must be submitted not later than 9:00 a.m. the Monday eight days
prior to the next meeting.
C� mme a p�mte nru
PLANNING COMMISSION RESOLUTION NO.2363
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY COUNCIL
APPROVAL A PRECISE PLAN TO ALLOW THE CONSTRUCTION OF A
10,047 SQUARE FOOT SINGLE-FAMILY HOME. SUBJECT
PROPERTY IS LOCATED AT 705 SUMMIT COVE, WITHIN THE
CANYONS AT BIGHORN. (APN: 771-500-007)
CASE NO. PP/HPR 05-18
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 1" day of November, 2005, hold a duly noticed public hearing to consider the
request by Habitat Architecture/Guy Dreier Designs for approval of the above noted; 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. 05-52, in that the Director of Community Development has determined
that this project is a Class 3 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 recommending to
City Council approval of said request:
1. That the proposed location of the single-family home is in accord with the
objectives of the zoning ordinance and purpose of the Hillside Planned
Residential District.
2. That the applicant's proposed use of the property is consistent with the
standards of the Hillside Planned Residential District's goals of preserving
the hillside area to the greatest extent possible.
3. That the project's site design, architecture, color, materials, and
landscaping effectively achieve the HPR's goals of blending development
with the natural terrain.
4. That the proposed use will comply with each provision of the City's Zoning
Ordinance except any approved variances or adjustments provided in the
hillside development plan/precise plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Palm Desert, California, as follows:
1. That the Planning Commission does hereby recommend to the City Council
approval of PP/HPR 05-18.
PLANNING COMMISSION RESOLUTION NO. 2363
2. That the above recitations are true and correct and constitute the findings of
the Commission in this case.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 1 st day of November, 2005, by the following vote, to
wit:
AYES: CAMPBELL, FINERTY, JONATHAN, LOPEZ, TSCHOPP
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
PHILIP DREL Secretary
Palm Desert PI nning Commission
2
DAVI D-ff—TSCHOI
PLANNING COMMISSION RESOLUTION NO. 2363
CONDITIONS OF APPROVAL
CASE NO. PP/HPR 05-18
Department of Community Development:
1. The development of the property shall conform substantially with exhibits on file
with the Department of Community Development, as modified by the following
conditions.
2. Construction of said project shall commence within one (1) year from the date of
final approval unless an extension of time is granted, otherwise said approval
shall become null, void and of no effect whatsoever.
3. 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
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.
4. The applicant shall re -naturalize any and all disturbed hillside area of the project
with native landscaping and materials to blend the project into the natural terrain.
5. 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.
Department of Public Works:
1. In accordance with Palm desert Municipal Code Chapter 27, complete grading
plans and specifications shall be submitted to the Director of Public Works for
•
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PLANNING COMMISSION RESOLUTION NO. 2363
checking and approval prior to the issuance of any permits associated with this
project.
2. Proposed building pad elevations are subject to review and modification in
accordance with Chapter 27 of the Palm Desert Municipal Code. Site grading
design shall include consideration of existing topography.
3. Any storm/detention area design and construction shall be contingent upon a
drainage study prepared by a registered civil engineer that is reviewed and
approved by the Department of Public works.
4. All applicable fees shall be paid prior to issuance of permits.
5. All grading shall be under direct supervision of a registered soils engineer.
6. Adequate erosion protection shall be provided at all times.
Riverside County Fire Department:
1. 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.
2. A minimum of 3000 GPM is required for all commercial buildings.
3. No drive exceeding 150 feet in length shall be greater than 6% slope.
4. The required water system including fire hydrants shall be installed and accepted
by the appropriate water agency prior to any combustible building materials being
placed on an individual lot. Three sets of water plans are to be submitted to the
Fire Marshal Office.
5. The applicant or developer shall prepare and submit to the Fire Marshal Office for
approval, a site plan designating required fire lanes with appropriate lane painting
and signs.
6. Blue dot retro-reflectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify hydrant locations.
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1 -_�_ - \ 1 'w � I � ,R"' i,�,• i_..�: �F -.._ _. t .._ .\ 1- r-<y, `'t•�'t' r - -�_ ._.._ _ _ 1- -I I I
IF IF I
\ - _ �=.r,�. _.._ _� mil,' 111 ,�I � p O _J� •� `r�-109_`' - _ <-.,_�.-.-;.!\��.. G-_: O_ ., '
. � �%"` -_ __'- - -•o- -� _ -'--%. _= ��-_-uo�.. _/;' :r'. -''. --- : o. � - 'ram �--`r-'-',o.
WEST ELEVATION uj
SCALE 1/8"=1'-0"
' _- .� _i_.� =�Y _ s\� `Y �.r l..i� _ I � _ .-z-r": ' _ - _tea+ �� \-/�"::-'='- - _^��! _ Y•4�-tea. s:�./ i .�
I<L3.?{-_ ^,_'[__ .. t � _ .. = yy,�-R �T \\ �'.Y•_�` A`�,.+� I i { '- 'tr- <- ---11r«--' r� �:r'%-i 1 � / � •. •---- - . -
_ _ ttF l 1 _ �f •Ta. �I
��\��\i�=��_^\u � i ���;a� p. -� .• '+d-,_•"_�- ,.0. � � `_ V � / � -_ �' I - .. I .Y. ... a .., ( is t �- --__,.
� trrT' O-
A
_ _..
_„- t:, L �-\V�• y / � � I Y�'L df.`/^-�,^•. ... _ `�w .:. �,� I
� .-. _ °C �, -moo.. --� </'• - �%wr s.: :-v!+}'� `•-', ".:L a., - - O.
s _� _ �-- .fir -- e• _ .'%' -.31c /�- � ' '
NORTH ELEVATION
SCALE : 1/8"=1'-0"
..- _ mar � ___ I ;-y - � _ I _ . _ .... _.. � •.�-. r ;�s,.i .._. _ �y . : _ _ _
7` ` _� �— _ - yM_—�y"""`�P I .. --�-'�-.:J-•.f —_ _-- 1 I i cam. .r-`•_`__ _
It
r_ 7, i - 1 '1 r .. ! - "1", 'C. � , ..`II V` •'c��� I /'` � _ -' I t I
t 1. 1 --- — y.. . - - - : -- -- I
-�-:-\ <w �. O - - � � / ' .�:. A . _r-iA \ a :.r` T -.e•<• - _ __ + � -. I w• � •-,y�yy -/,. _ , ! s ,%. �- w� '_. 4-� � .. 1 - ., , r• J ,F fi ` , . �O'y t I
EAST ELEVATION
SCALE : 1/8"=1'-0"
r ,T
...i'_.�- -�C -_ __ •- - 1 ~_ �a«` �src � r:..-.�i`• I ,. L. _ � � � � --j'' �' �y !` __ 4 I __ ,(S � ,.,... � „� -• - _ F �-' .
` . iI_�� �•- � - �'_ � - y - 1 � � I � � _— ,. �,u�, �� 1 1 � , 1 n�r-. i ,. J'_ _ " :=c :-r.- :.•X,.^.. ^J o � ^. . o.
—Ar FJ
rr
F.F
.-:..i _ ��j^ �a--w ._!'. A T .o. _��..-]-,v_'� =-_. S t¢ �'7;7 iJ �. ``•o• �,..�.a_:: w�1 .�'. :- -."XQY ` �<�� .'• .. \` - ��-. _ :� � -<__ / .�� i ,.
-��-: -.e• - =/ °= - SOUTH ELEVATION
SCALE 1/8"-1'-011
�U
I
Z
wo
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p� 0
W rn'
V
I
YI
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06
c.
DATE. 5.2 2005
DRAWN BY: SJP _ —
A-2
I
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N,
Nu
LEGETVD G E N E R A L G R A uw"q 11I GL 1k TEzAoi:
FF INDICATES FINISH FLOOR Z
PE INDICATES PAD ELEVATION 1, ALL GRADING TO BE DONE IN ACCORDANCE WITH THE CITY OF PALM DESERT
FL INDICATES FLOWLINE
GRADING ORDINANCE.
FS INDICATES FINISH SURFACE
INDICATES TOP OF FOOTING E D
TW INDICATES TOP OF WALL 2, THIS PLAN IS FOR GRADING PURPOSES ONLY, ISSUANCE OF A GRADING
TF RECEIV PERMIT BASED ON THIS PLAN DOES NOT CONSTITUTE APPROVAL OF DRIVEWAY
INDICATES FINISH GRADE
FG
LOCATIONS AND SIZES, PARKING LOT LAYOUT, BUILDING LOCATION, WALL HEIGHTS
GB INDICATES GRADE BREAK AUG 2 4 2005" INDICATES EXISTING AND LOCATIONS, OFF -SITE DRAINAGE FACILITIES., OR OTHER ITEMS NOT RELATED
—996— INDICATES EXISTING CONTOUR 1DIRECTLY TO THE BASIC GRADING OPERATION.
'1iftlm DEVEtOPMENT DEPARTK$N
— CITY OF PLM DESEIRT�
996 INDICATES PROPOSED CONTOUR A
3, A LETTER OF CERTIFICATION FROM THE ENGINEER -OF-WORK STATING THAT THE
.0
GRADING HAS BEEN COMPLETED PER THE APPROVED PLAN, AND A COMPACTION REP RT
FROM A SOILS ENGINEER ON ALL FILL AREAS ARE REQUIRED PRIOR TO THE
INDICATES DRYWELL
BUILDING PERMIT ISSUANCE,
I INDICATES PROPOSED BLOCK WALL
4, ALL WALLS SHOWN ON THESE PLANS SHALL BE APPROVED BY THE DEPARTMENT OF
INDICATESAIR PROPOSED RETAINING WALL ?v COMMUNITY DEVELOPMENT, ISSUED A SEPARATE PERMIT AND BE INSPECTED BY THE
A j
DEPARTMENT OF BUILDING AND SAFETY, THOSE WALLS SHOWN AS RETAINING WALLS w:
0 INDICATES PROPOSED 6" DRAIN
00i SI, SHALL BE CONSTRUCTED TO CITY OF PALM DESERT RETAINING WALL STANDARDS OR
-4 BE SUPPORTED BY ENGINEERING CALCULATIONS AND DETAILS,
INDICATES PROPOSED 6" DRAIN PIPE
S=0,0100
-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED,
5, THE ENGINEER
N.
INDICATES PROPOSED CONCRETE
CONSTRUCTION
6, IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING CO
INDICATES DIRECTION OF FLOW THE FNfiTNFFR-OF-\dORK SHALL BE RESPONSIBLE FOR DETERMINING AN ACCEPTABLE
-TNC P1 Aids F-np Apppn\/4i BY THE -nFP �mf 1jTTnN1 Af4f7j Pf7\/Tl THE ARTMENT OF PUBLIC
Ali
%
INDICATES CENTERLINE
SITE AND
INDICATES PROPERTY LINE 7, THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DWAGE ONSIT OFF
ADJACENT UTILITIES, FACILITIES AND PROPERTIES,
-rMAr1-rr1Q_ C"Al N I C- r- C- A POC-rAUT r-1 < ri
1 1 Li 1-> L_j 1 4 1 L_
1 TAKE A] I RY 'AND PROPER I N - T Pr- OTECT
z 8, THE CON I m it I Uri V4 L__ -5 li", I I U-1 L-j-1- t\L-I
r- R M K I A k 1\,/ A K Vn A A KA A Cr- `1 'AT AAA OCCUR FROM
ENT PROPER"I'T 01 %W1 N r- R,(3 __uivi 1 1- um
x t t HP4 i HjNLj H L_ i rim I Mf
AT LI
N,
STORM WATER RUNOFF AND/OR DEPOSITION OF DEBRIS RESULTING FROM ANY AND ALL
WITH CONSTRUCTION OF THESE GRADING PLANSN
WORK IN CONJUNCTION
IMNI
91 THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBLIC WORKS (760) 3416-0611
AT LEAST 24 HOURS PRIOR TO COMMENCING ANY WORK,
PL
10, THE CONTRAI-TOR SHALL ►BE RESPO"I""IR E 'OR THE ' OCATION AND PROTECT T ON OF ALL
114 0 L_ F r L_
UTILITIESI FOR THE LOCATION OF UNDERGROUND UTILITIES, OR FOR EMERGENCY
ASSISTANCE CALb
SOUTHERN CALIFORNIA EDISON COMPANY 1-800-227-2600
SOUTHERN CALIFORNIA GAS COMPANY 1-800-227-2600
GENERAL TELEPHONE COMPANY
COACHELLA VALLEY WATER DISTRICT 398-2651
Ile
1312 E X T, 2 81 MEDIA ONE (CABLE T,V.) 340
_j r=31 1 16
4
11, ALL PROPERTY CORNER MONUMENTS SHALL NOT BE DISTURBED BY THE GRADING
OPERATION AND RELATED WORK, ANY MONUMENT WHICH THE CONTRACTOR ANTICIPATES
L
0,
000�/
cu)
DISTURBING SHALL BE LOCATED AND REFERENCED BY A LICENSED LAND SURVEYOR
OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING, ALL MONUMENTS
01,
DISTURBED OR REMOVED SHALL BE RESET BY A LICENSED SURVEYOR, OR A CIVIL
ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING) AT THE CONTRACTOR'S
lop
EXPENSE,
oop
��lJ L �/ Ll Ll Ll �O ! —I O 4 f-
FG 850.0
/4\
\_`j CONSTRUCT D RYWELL PER C,P.D. STD. I 11 2 EA
CONSTRUCT 6"
DRAIN PER DETAIL THIS SHEET.
3 EAN
CONSTRUCT 6"
ADS NON -PERFORATED CORRUGATED POLY -PIPE
143 LF
CONSTRUCT 4"
P.C. CONCRETF
6890 SF
LAWN 0 _R SHRUB AREA
NDS CATCH BASIN 6" Will ATRIUM
GRATE IN SHRUB AREA,
Ill ... 61
(N85-41 24`NN!N!Ii!NN` 1
NDS CATCH BASIN 6" W/6" STD, FLAT W 79. 41 '5' quo* lill all. Olobblill 11, .41 u.4.10 cam
(N87*.37
GRATE IN I AWN AREAS (GREEN) STEEL
IN CONCRETE AREAS
TOP OF GRATE (TG)
FINISHED GRADE (USE EXTENSIONS AS
MAY BE REQUIRED TO ACCOMMODATE INVERT)
COMPACT SUBGRADE TO 90%
24"/ DRAIN PIPE AS SPECIFIED PER PLAN.
24" X 24/ GRAVEL SUMP AREA AT EACH SLOPE 0.005 MIN, TO OUTLET
CATCH BASIN DN"AN DETAIL
N.T.S.
. . . . . . . . . . ........ I'Mail
FTTNOTEt
UNDERGROUND SERVICE ALERT UNDEMROUND UTH1fW PRIVATE ENG1NF&wRWG NOTE
WORK CONTAINED WITHIN THESE PLANS ALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY CONSTRUCTION CONTRACTOR AGREES THAT IN
SHALL NOT COMMENCE UNTIL AN
CALL TOLL FREE �THE OWNER OR OTHERS AND THOSE SHOWN ON THE RECORDS ACCORDANCE WITH GENERALLY ACCEPTED
IOR E ENCROACHMENT PERMIT AND/OR A EXAMINED ARE INDICATED WITH THEIR APPROXIMATE LOCATION CONSTRUCTION PRACTICES, CONSTRUCTION
GRADING PERMIT HAS BEEN ISSUED AND EXTENT, THE OWNER, BY ACCEPTING THESE PLANS OR CONTRACTOR WILL BE REQUIRED T[f ASSUME
PROCEEDING WITH IMPROVEMENTS PURSUANT THERETO, AGREES SOLE AND COMPLETE RESPONSIBILITY FOR JOB
SITE SAFETY [IF ALL PERSONS AND PROPERTYj
THE PRIVATEENGINEER SIGNING THESE
TO, ASSUME LIABILITY AND TO HOLD UNDERSIGNED HARMLESS THAT THIS REQUIREMENT SHALL BE MADE TO
On ' '
Mae PLANS IS RESPONSIBLE F13R ASSURING FDR ANY DAMAGES RESULTING FROM EXISTENCE OF UNDERGROUND APPLY CONTINUOUSLY AND NOT BE LIMITED TO
e-NIN riiii.8 NORMAL WORKING HOURS, AND C13NSTRUCTION
THE ACCURACY AND ACCEPTABILITY OF UTILITIES OR STRUCTURES NOT REPORTED TO THE UNDERSIGNED,
THE DESIGN HEREON. IN THE EVENT OF NOT INDICATED OR SHOWN ON THE RECORDS EXAMINED, THE CONTRACTOR FURTHER AGREES TO DEFEND,
2
DISCREPANCIES ARISING AFTER CITY CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARY INDEMNIFY AND HOLD DESIGN PROFESSIONAL
APPROVAL OR DURING CONSTRUCTION THE MEASURES TO PROTECT THE UTILITIES OR STRUCTURES SHOWN HARMLESS FROM ANY AND ALL LIABILITY, REAL
PRIVATE ENGINEER SHALL BE RESPONSIBLE OR ALLEGED, IN CONNECTION WITH THE
FOR THE DETERMINING AN ACCEPTABLE AND ANY OTHER UTILITIES OR STRUCTURES FOUND AT THE SITE, PERFORMANCE OF WORK ON THE PROJECT,
SOLUTION AND REVISING THE PLANS FOP, IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO NOTIFY EXCEPTING LIABILITY ARISING FROM THE SOLE MARK BY D AT]
APPROVAL BY THE CITY. THE OWNERS OF THE UTILITIES OR STRUCTURES CONCERNED NEGLIGENCE OF DESIGN PROFESSIONAL.
ORE STARTING WORK.
2 WORKING DAYS BEFORE YOU DI BEF. . . . . . . . . . . . E. NGINEER
I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..........................
c
C)
NNN�Qf�861.0
NOTE:
ALL JOIN'
AREA SH)
INSIDE At
7d
C:)
BENCHMARK: TEMPORARY BENCHMARK:
MP OF SOUTH CUR8 ALONG SUMMIT COVE
BRONZE DISK IN SOUTH END CONCRETE CATCH BASIN AT THE PROLONGATION OF THE EASTERLY PROPERTY
ON WEST SIDE OF HWY. 74 SOUTH OF PALOWET DR., LINE OF LOT 8 OF TRACT NO. 28575-3
24.6 FEET SOUTHERLY OF SOUTHERN B.C.R. 1.1' WEST AND TOP OF EXISTING 6" CURB PER G-789-2.
ELEV. = 812.32
ELE%% = 898-708
Z
till
_j
I I - I . - .
CITY OF PALM DESERT STD. NO. 111
SEAL CITY APPROVED BYt CITY OF PALM DESERT
MARK GREENWOOD, P.E. DATE
R.C.E, NO. 57989 EXR 6/30/2006 CITY ENGINEER
PREPARED BYi DATEt
APPRI DATE KEITH A, CHRISTIANSEN
REVISIONS CITY R.C.E. ND, 50083 EXP, DATES 6-30-07
12, THESE PLANS MAY BE SUBJECT TO REVIEW ANDZOR REVISION BY THE CITY OF PALM
DESERT DEPARTMENT OF PUBLIC WORKS, IF CONSTRUCTION HAS NOT COMMENCED
WITHIN 12 MONTHS FROM THE DATE OF APPROVAL BY THE DIRECTOR OF PUBLIC
WORKS,
r Lf��Nom
MR. & MRS. EVANS
41955 BOARDWALK STE. D
PALM DESERT, CALIF. 92211
PH: -760-568-3670
HABITAT ARCHITECTURE
41955 BCAI AL K S E. D
PALM DESERT, CALIF 92211
CONTACT: GUY DREIER
ENGINEER
TERRA FIRMA
5961 OMEGA STREET
RIVERSIDE, CALIFORNtA 9,2606
CONTACT: KEITH CHRISTIANSEN
PH: 951-323-4713
, , 1p
um -Ai. oc rrv11`ilvfz:_
-IAMBRA FOUNDARYA-1200
APPROVED EQUAL.
kPT AS REQUIRED FOR
GUTTER Sc CURB AND
D GUTTER INSTALLATION.
. RIM TO GRADE WITH
:-'—CAST RISERS.
MPACT BACKFILL TO 90%
4. FLOODING & JETTING
.L NOT BE ALLOWED
)P 6" COMPACTED TO 95%).
3"DIA. MIN PRE —CAST
NHOLE CONE.
P.V.C. OR A.B.S. DOWN
DRAIN.
CONCRETE SLAB (POURED
PLACE) SHALL EXTEND
INTO UNDISTURBED SOIL
E—CAST GONG. SLAB.
.8" DIA. MIN PRE —CAST
EFORMED CONC. RING.
DISTURBED SOIL
8- TO 3/4"
CK ON UNDISTURBED SOIL.
A NON -WOVEN FILTER FABRIC
PER SPEC. 88-1,03 CAL STD SPEC.
SHALL BE USED BETWEEN ROCK
& UNDISTURB SOIL.
LEGAL DESCRIPTION:
LOT 7 OF TRACT NO. 28575-3
AS RECORDED IN BOOK 300 OF MAPS AT PAGES
5 THROUGH 13 RECORDS OF RIVERSIDE CO., CALIF.
CASE NO.
xxxxxx
ASSESSOR'S PARCEL, NO.;
771-500-009
M_R;1. =1 1E
FF
INDICATES
FINISH FLOOR
PE
INDICATES
PAD ELEVATION
FL
INDICATES
FLOWLINE
FS
INDICATES
FINISH SURFACE
TW
INDICATES
TOP OF WALL
TF
INDICATES
TOP OF FOOTING
FG
INDICATES
FINISH GRADE
GB
INDICATES
GRADE BREAK
INDICATES
EXISTING
_996—
INDICATES
EXISTING CONTOUR
NOTE! THE QUANTITIES SHOWN ON THESE PLANS
ARE FOR THE PURPOSE OF OBTAINING A PERMIT
[INLY! THE CONTRACTOR IS RESPONSIBLE FOR
HIS OWN QUANTITIES FOR BIDDING PURPOSES]
CUT: 200 C.Y. FILL: 150 C.Y.
NO ALLOWANCE FOR SHRINKAGE OR SUBSIDENCE
HAVE BEEN MADE TO THESE QUANTITIES,
SEAL ENGINEE
R: TERRA
q Land Acquisition 5961 Omega Street:
CHRJJill Project Feasibilityanagentent Studies Riverside, Califomia 92506
Land Plamiing Ph: (951) 323-4713 SEE ABOVE
Subdivision Engin=ing Fax: (951) 781-8122
v No, 50083
z e-mail: tcn-af=a1and@sbcg1obaLuet
Exp. 06-30-07 FIRMA
X CZ \A
PREPARED BY. KFUTH A CHRISTIANSEN R.C.E. NO. 50083
CAL F4 SCAM
0,
DATE: 1 1
IN THE CITY OF PALM DESERT, CALIFORNIA SHEET NO:
ITS N
EVANS RESIDENCE
A
705 SUMMIT COVE
LOT 7—TRACT NO. 28575-3
THE CANYONS AT BIGHORN
LOCATED IN SECTION 5 TOWNSHIP 6 SOUTH,
RANGE 6 EAST S.B.M. OF SITS
'r op-
1AU FILE NO: