HomeMy WebLinkAboutRG23-0005+-+FWQMP-+ApprovedWhitewater River Region WQMP
Project Specific
Final Water Quality Management Plan
For: Tract No. 38434 - Explore Palm Desert
Gerald Ford Drive in the City of Palm Desert, CA
DEVELOPMENT NO. APN 694-310-011 AND 694-310-003
DESIGN REVIEW NO. RG23-0005
Prepared for:
Pulte Home Company, LLC
27401 Los Altos, Suite 400
Mission Viejo, CA 92691
Telephone: (951) 258-6001
Prepared Under the Direction of:
Julian A. De La Torre, PE
MSA Consulting, Inc.
34200 Bob Hope Drive
Rancho Mirage, CA 92270
Telephone: (760) 320-9811
Fax No. (760) 323-7893
Original Date Prepared: March 15, 2024
Revision Date(s): N/A
APPROVED
TY
03/25/2024
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 i
Contents
SECTION PAGE
I. Project Description ......................................................................................................................... 1
II. Site Characterization ..................................................................................................................... 7
III. Pollutants of CoDavid Dewegelincern ......................................................................................... 9
IV. Hydrologic Conditions of Concern ............................................................................................ 11
V. Best Management Practices ........................................................................................................ 12
V.1 SITE DESIGN BMP CONCEPTS, LID/SITE DESIGN AND TREATMENT CONTROL BMPS .... 12
V.1.A SITE DESIGN BMP CONCEPTS AND LID/SITE DESIGN BMPS ................................. 14
V.1.B TREATMENT CONTROL BMPS ................................................................................ 20
V.1.C MEASURABLE GOAL SUMMARY ............................................................................. 22
V.2 SOURCE CONTROL BMPS ................................................................................................. 23
V.3 EQUIVALENT TREATMENT CONTROL BMP ALTERNATIVES ............................................ 25
V.4 REGIONALLY-BASED BMPS ............................................................................................. 25
VI. Operation and Maintenance Responsibility for BMPs .......................................................... 26
VII. Funding .......................................................................................................................................... 29
TABLES
TABLE 1. POLLUTANT OF CONCERN SUMMARY 9
TABLE 2. BMP SELECTION MATRIX BASED UPON POLLUTANT OF CONCERN REMOVAL EFFICIENCY 13
TABLE 3. IMPLEMENTATION OF SITE DESIGN BMP CONCEPTS 15
TABLE 4. LID/SITE DESIGN BMPS MEETING THE LID/SITE DESIGN MEASURABLE GOAL 19
TABLE 5: TREATMENT CONTROL BMP SUMMARY 21
TABLE 6: MEASURABLE GOAL SUMMARY 22
TABLE 7. SOURCE CONTROL BMPS 23
APPENDICES
A. CONDITIONS OF APPROVAL
B. VICINITY MAP, WQMP SITE PLAN, AND RECEIVING WATERS MAP
C. SUPPORTING DETAIL RELATED TO HYDROLOGIC CONDITIONS OF CONCERN (IF APPLICABLE)
D. EDUCATIONAL MATERIALS
E. SOILS REPORT
F. STRUCTURAL BMP AND/OR RETENTION FACILITY SIZING CALCULATIONS AND DESIGN DETAILS
G. AGREEMENTS – CC&RS, COVENANT AND AGREEMENTS, BMP MAINTENANCE AGREEMENTS AND/OR
OTHER MECHANISMS FOR ENSURING ONGOING OPERATION, MAINTENANCE, FUNDING AND
TRANSFER OF REQUIREMENTS FOR THIS PROJECT-SPECIFIC WQMP
H. PHASE 1 ENVIRONMENTAL SITE ASSESSMENT – SUMMARY OF SITE REMEDIATION CONDUCTED AND
USE RESTRICTIONS
I. PROJECT-SPECIFIC WQMP SUMMARY DATA FORM
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 1
I. Project Description
Project Owner: Pulte Home Company, LLC
27401 Los Altos, Suite 400
Mission Viejo, CA 92691
WQMP Preparer: Under the Direct Supervision of Julian A. De La Torre
34200 Bob Hope Drive
Rancho Mirage, CA 92270
(760) 320-9811
Project Site Address: Gerald Ford Drive
Palm Desert, CA 92211
Planning Area: N/A
Community Name: City of Palm Desert
Development Name: Tract No. 38434 - Explore Palm Desert
APN Number(s): 694-310-011 and 694-310-003
Latitude & Longitude: 33.77990, -116.37700
Receiving Water: Whitewater River, Coachella Valley Stormwater Channel
Project Site Size: 79.528 Acres
Standard Industrial Classification (SIC) Code(s): SIC not applicable to residential dwellings
Formation of Home Owners' Association (HOA)
or Property Owners Association (POA): Y N
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 2
Additional Permits/Approvals required for the Project:
AGENCY Permit required
State Department of Fish and Wildlife, Fish and Game
Code §1602 Streambed Alteration Agreement Y N
State Water Resources Control Board, Clean Water Act
(CWA) Section 401 Water Quality Certification Y N
US Army Corps of Engineers, CWA Section 404 permit Y N
US Fish and Wildlife, Endangered Species Act Section 7
biological opinion Y N
Statewide Construction General Permit Coverage Y N
Statewide Industrial General Permit Coverage Y N
City of Palm Desert Grading Permit Y N
City of Palm Desert Building Permit Y N
• The proposed project activity will not divert or obstruct the natural flow or change
the bed, channel, or bank of any stream, river or lake. Therefore, a State Department
of Fish and Game, 1601 Streambed Alteration Agreement is not required.
• The proposed project activity will not result in discharge into navigable waters;
therefore, a Clean Water Act Section 401 Water Quality Certification permit is not
required.
• The proposed facility will not result in the discharge of dredged or fill materials into
the waters of the United States, including wetlands. A Clean Water Act Section 404
Permit is not required for this project.
• The proposed project site is not recognized as a habitat of an endangered species nor
does it form part of a Conservation Area under the Coachella Valley Multiple
Species Habitat Conservation Plan. A U.S. Fish and Wildlife, Endangered Species
Act Section 7 biological opinion is not required for this project.
• The proposed project is not industrial in nature. Therefore, coverage under the
General Permit for Storm Water Discharges Associated with Industrial Activities is
not required. This project will obtain coverage under the State Water Board NPDES
General Permit for Storm Water Discharges Associated with Construction and Land
Disturbance Activities.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 3
Existing Conditions:
The scope of this WQMP applies to a project area of approximately 80 acres, identified as
Explore, located south of Gerald Ford Drive, between Monterey Avenue and Portola Avenue,
consisting of undeveloped and gently sloping infill land with relatively uniform sandy soils and
sparse vegetation coverage. The undeveloped infill site is absent of any drainage patterns or
features.
Figure 1 – WQMP Project Scope
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 4
Figure 2 – Existing Conditions
Project Scope:
This WQMP applies to Tract Map No. 38434, which will include 332 single-family residential
lots with associated private streets, utilities, and storm drain system. This project area does not
include any non-residential uses or facilities.
Consistent with the Hydrology Report, the project area covered by this WQMP includes nine
drainage management areas, A through I, covering a combined area of 79.528 acres. The
stormwater quality design volume (VBMP) was calculated for each drainage management area
using the Whitewater Watershed BMP Design Volume Worksheet.
The proposed condition would allow for residential runoff (structures, hardscape, and pavement)
to be conveyed via surface and piped flows into a retention facility corresponding to each
drainage management area. Basin drawdown is based on a conservative percolation rate of five
inches (5”) per hour, which represents a safety factor greater than 10 in respect to the percolation
rates ranging from 57.0 to 65.5 inches per hour, resulting from field percolation testing. The
drainage area calculations, impervious percentage, design capture volume, and provided
retention capacities are provided in Table A below.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 5
Table A – Summary of Drainage Areas and Retention Capacities
Drainage
Area ID Area Impervious Area
and Percentage WQMP VBMP
(In Cubic Feet)
Retention
Facility Type Retention Facilities
3.913 2.125 AC. (54%) 2,089 Basin 28,552
4.664 2.741 AC. (59%) 2,706 Basin 35,231
4.014 2.375 AC. (59%) 2,347 Basin 27,883
4.345 2.546 AC. (59%) 2,513 Basin 27,842
10.593 6.195 AC. (58%) 6,113 Basin 81,261
3.843 2.238 AC. (58%) 2,207 Basin 32,102
DA-G 44.360 26.873 AC. (61%) 26,627 Basin 260,199
DA-H
DA-I Basin 45,419
Total Site 79.528 AC. 45.156 AC. (57%) 44,773 (See Above) 606,130
Source: Mass/Rough Grading Hydrology Report for Tract Map 338434, Explore Palm Desert, January 10, 2024
Location of Operations and Activities:
The Project does not have a specific area where heightened pedestrian or vehicular circulation
would warrant additional site design, source control or treatment measures other than those
provided for the project’s drainage management areas.
Waste Generation:
The proposed project is expected to generate non-hazardous solid waste typical of most
residential land uses. The project’s waste will be collected and managed by Burrtec Waste
Industries on a typical residential schedule.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 6
Materials Storage and Delivery Areas:
The project does not include any outdoor material storage or delivery areas.
Appendix A of this document will include a complete copy of the final Conditions of Approval. Appendix B
of this project-specific WQMP includes:
a. A Vicinity Map identifying the project site and surrounding planning areas in sufficient detail;
and
b. A Site Plan for the project. The Site Plan included as part of Appendix B depicts the following
project features:
Location and identification of all structural BMPs, including Source Control, LID/Site Design
and Treatment Control BMPs.
Landscaped areas.
Paved areas and intended uses (i.e., parking, outdoor work area, outdoor material storage
area, sidewalks, patios, tennis courts, etc.).
Number and type of structures and intended uses (i.e., buildings, tenant spaces, dwelling
units, community facilities such as pools, recreation facilities, tot lots, etc.).
Infrastructure (i.e., streets, storm drains, etc.) that will revert to public agency ownership and
operation.
Location of existing and proposed public and private storm drainage facilities (i.e., storm
drains, channels, basins, etc.), including catch basins and other inlets/outlet structures.
Existing and proposed drainage facilities should be clearly differentiated.
Location(s) of Receiving Waters to which the project directly or indirectly discharges.
Location of points where onsite (or tributary offsite) flows exit the property/project site.
Delineation of proposed drainage area boundaries, including tributary offsite areas, for each
location where flows exit the project site and existing site (where existing site flows are
required to be addressed). Each tributary area should be clearly denoted.
Pre- and post-project topography.
Appendix I is a one-page form that summarizes pertinent information relative to this project-specific WQMP.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 7
II. Site Characterization
Land Use Designation or Zoning:
Existing/Proposed General Plan Land Use: Planned Residential (PR-22)
Existing/Proposed Zoning: Town Center Neighborhood (TCN)
Current Property Use: Vacant
Proposed Property Use: Residential
Availability of Soils Report: Y N
Phase 1 Site Assessment: Y N
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 8
Receiving Waters for Urban Runoff from Site
Receiving
Waters
EPA Approved 303(d) List
Impairments
Designated
Beneficial
Uses
RARE
Beneficial Use
Designated
Receiving
Whitewater
River Not listed as impaired.
GWR, REC I,
REC II, WARM
(Intermittent)
COLD, WILD,
Water body not
classified as RARE
Coachella
Valley
Stormwater
Channel
Ammonia, DDT
(Dichlorodiphenyltrichloroethane), Dieldrin,
Disulfoton, Indicator Bacteria, Oxygen,
Dissolved, PCBs (Polychlorinated
FRSH, REC I c,
REC II c,
WARM, WILD,
RARE d
Approximately 5.7
miles
The preceding table is based on the 2020-2022 Integrated Report (Clean Water Act Section 303(d) List/305(b)
Report. All pollutant sources for this segment are unknown.
Abbreviations:
I – Intermittent Beneficial Use
FRSH – Freshwater Replenishment
REC I – Water Contact Recreation
REC II – Non-Contact Water Recreation
WARM – Warm Freshwater Habitat
WILD – Wildlife Habitat
RARE – Preservation of Rare, Threatened, or Endangered Species
MUN – Municipal & Domestic Supply
AGR – Agricultural Supply
GWR – Groundwater Recharge
AQUA – Acuaculture
COLD – Cold Freshwater Habitat
POW – Hydropower Generation
a. Although it is not encouraged, children play in the water infrequently on the wildlife reserve
b. Section of perennial flow from approximately Indio to the Salton Sea.
c. Unauthorized use.
d. Rare, endangered, or threatened wildlife exists in or utilizes some of this waterway.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 9
III. Pollutants of Concern
Table 1. Pollutant of Concern Summary
Pollutant Category
Potential for
Project and/or
Causing Receiving
Water Impairment
Bacteria/Virus (Pathogens) Yes Yes (Pathogens)
Heavy Metals No No
Nutrients Yes Yes
Toxic Organic Compounds No Yes
Sediment/Turbidity Yes No
Trash & Debris Yes No
Oil & Grease Yes No
The Coachella Valley Stormwater Channel is impaired by DDT (Dichlorodiphenyltrichloroethane),
Dieldrin, Indicator Bacteria, PCBs (Polychlorinated Biphenyls), Toxaphene, Toxicity, Ammonia,
Disulfoton, and Oxygen, Dissolved.
• The proposed residential development is not anticipated to generate DDT contamination because the
use of this substance (synthetic organic compound) has been banned since 1972; therefore, it will not
be handled or form part of the proposed residential development.
• The proposed residential development is not anticipated to generate Dieldrin contamination because
the use of this substance (synthetic organic compound) was related to agricultural operations (found
in pesticides for crops) and it has been illegal since 1987; therefore, it will not be handled or form part
of the proposed residential development.
• The proposed residential development is not anticipated to produce polychlorinated biphenyls (PCBs)
because manufacturing this substance (synthetic organic compound) stopped in 1977 and its
application was banned in 1979; therefore, it will not be handled or form part of the proposed
residential development.
• The proposed residential development is not anticipated to produce toxaphene because the use of this
substance (synthetic organic compound) has been illegal since 1990; therefore, it will not be handled
or form part of the proposed residential development.
• The proposed residential development is not anticipated to produce Nitrogen, ammonia (Total
Ammonia). Ammonia is a nutrient typically associated with commercial fertilizers utilized in
agricultural operations. The project’s retention facilities will contain runoff, such that it will not reach
the impaired receiving waters.
• The proposed residential development has the potential to generate small amounts of pathogens
(bacteria/virus). These pollutants are generally associated with various human activities, but
pathogens are also present in natural environments. Moreover, pathogens can be associated with wild
and domesticated animal waste. Source control measures to address this potential pollutant are
discussed in the subsequent sections of this report. Runoff from the project will be conveyed to
proposed retention facilities sized to capture and infiltrate the controlling 100-year storm event and
the design capture volume for water quality purposes (Vbmp). Therefore, no discharge of pathogens
in runoff is expected as part of the standard operating condition.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 10
• The project is not anticipated to produce Disulfoton because this substance is a pesticide that is no
longer produced or utilized in the US. The residential project will not involve land uses or discharge
conditions capable of producing such pollutants.
• The project is not anticipated involve land uses, operations, or discharge conditions capable of
contributing sources of dissolved oxygen to the Coachella Valley Stormwater Channel, located
approximately 5.7 miles from the project.
Table 1 (Potential Pollutants Generated by Land Use Type) of the Riverside County Whitewater
River Region Stormwater Quality Best Management Practice Design Handbook for Low Impact
Development identifies eight (8) land use categories with their corresponding potential pollutants that
may be generated. The project’s type of development consists of detached residential uses.
Type of
Development
(Land Use)
Sediment/
Turbidity
Nutrients Toxic
Organic
Compounds
Trash
& Debris
Bacteria &
Viruses
(Also:
)
Oil
&
Grease
Heavy
Metals
Detached Residential P P N P P P N
Abbreviations:
P = Potential N = Not potential
Notes:
(1) A potential Pollutant if non-native landscaping exists or is proposed onsite; otherwise not expected.
(2) A potential Pollutant if the project includes uncovered parking areas; otherwise not expected.
(3) A potential Pollutant if land use involves food or animal waste products.
(4) Specifically, petroleum hydrocarbons.
(5) Specifically, solvents; however, this Pollutant is not expected at commercial office or commercial retail sites, unless said retail is vehicle
related.
(6) A potential Pollutant if the project includes outdoor storage or metal roofs; otherwise not expected.
Potential Project Pollutants: The project’s land uses have the generalized potential to produce
sediment/turbidity; nutrients; trash and debris; bacteria and viruses (including pathogens); oil and
grease.
Legacy Pollutants: There is no evidence or other known information of legacy pollutants on-site.
Pollutants of Concern: Based on the comparison of potential project pollutants with the pollutant
categories causing receiving water impairments, the pollutants of concern include bacteria/virus and
nutrients. The project’s proposed storm drain improvements are designed to intercept and retain the
flood volume resulting from the 100-year storm event. Therefore, the project will not produce
pollutants that could affect off-site or downstream resources, such as the proximate receiving waters.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 11
IV. Hydrologic Conditions of Concern
Local Jurisdiction Requires On-Site Retention of Urban Runoff:
Yes The project will be required to retain urban runoff onsite in conformance with local ordinance
(See Table 6 of the WQMP Guidance document, "Local Land use Authorities Requiring
Onsite Retention of Stormwater"). This section does not need to be completed; however,
retention facility design details and sizing calculations must be included in Appendix F.
Note: Local on-site retention requirements will be met by conveying project
runoff into on-site retention facilities with a combined capacity to accept and
infiltrate the controlling 100-year storm event volume. As a result, the project
will not result in changes to the hydrologic regime that will permanently impact
downstream channels, receiving waters, or habitat integrity. No Hydrologic
Conditions of Concern are expected to result from the project. The local
jurisdiction requirements for on-site retention of urban runoff will be met.
No This section must be completed.
This Project meets the following condition:
Condition A: 1) Runoff from the Project is discharged directly to a publicly-owned,
operated and maintained MS4 or engineered and maintained channel, 2) the discharge is in
full compliance with local land use authority requirements for connections and discharges to
the MS4 (including both quality and quantity requirements), 3)
significantly impact stream habitat in proximate Receiving Waters, and 4) the discharge is
Condition B: The project disturbs less than 1 acre and is not part of a larger common plan
Condition C: The project's runoff flow rate, volume, velocity and duration for the post-
development condition do not exceed the pre-development condition for the 2-year, 24-hour
and 10-year 24-hour rainfall events. This condition can be achieved by, where applicable,
complying with the local land use authority's on-site retention ordinance, or minimizing
impervious area on a site and incorporating other Site-Design BMP concepts and LID/Site
Design BMPs that assure non-exceedance of pre-development conditions. This condition
must be substantiated by hydrologic modeling methods acceptable to the local land use
None: Refer to Section 3.4 of the Whitewater River Region WQMP Guidance document for
additional requirements.
Supporting engineering studies, calculations, and reports are included in Appendix C.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 12
V. Best Management Practices
This project implements Best Management Practices (BMPs) to address the Pollutants of
Concern that may potentially be generated from the use of the project site. These BMPs have
been selected and implemented to comply with Section 3.5 of the WQMP Guidance document,
and consist of Site Design BMP concepts, Source Control, LID/Site Design and, if/where
necessary, Treatment Control BMPs as described herein.
V.1 SITE DESIGN BMP CONCEPTS, LID/SITE DESIGN AND TREATMENT
CONTROL BMPS
Local Jurisdiction Requires On-Site Retention of Urban Runoff:
Yes The project will be required to retain Urban Runoff onsite in conformance with local
ordinance (See Table 6 of the WQMP Guidance document, "Local Land use
Authorities Requiring Onsite Retention of Stormwater). The LID/Site Design
measurable goal has thus been met (100%), and Sections V.1.A and V.1.B do not
need to be completed; however, retention facility design details and sizing
calculations must be included in Appendix F, and '100%' should be entered into
Column 3 of Table 6 below.
Note: Local on-site retention requirements will be met by conveying project
runoff into on-site retention facilities with a combined capacity to accept and
infiltrate the controlling 100-year storm event volume. As a result, the project
will not result in changes to the hydrologic regime that will permanently impact
downstream channels, receiving waters, or habitat integrity. No Hydrologic
Conditions of Concern are expected to result from the project. The local
jurisdiction requirements for on-site retention of urban runoff will be met.
No Section V.1 must be completed.
This section of the Project-Specific WQMP documents the LID/Site Design BMPs and, if/where
necessary, the Treatment Control BMPs that will be implemented on the project to meet the
requirements detailed within Section 3.5.1 of the WQMP Guidance document. Section 3.5.1 includes
requirements to implement Site Design Concepts and BMPs, and includes requirements to address
Pollutants of Concern with BMPs. Further, sub-section 3.5.1.1 specifically requires that Pollutants of
Concern be addressed with LID/Site Design BMPs to the extent feasible.
LID/Site Design BMPs are those BMPs listed within Table 2 below which promote retention and/or
feature a natural treatment mechanism; off-site and regionally-based BMPs are also LID/Site Design
BMPs, and therefore count towards the measurable goal, if they fit these criteria. This project
incorporates LID/Site Design BMPs to fully address the Treatment Control BMP requirement where
and to the extent feasible. If and where it has been acceptably demonstrated to the local land use
authority that it is infeasible to fully meet this requirement with LID/Site Design BMPs, Section
V.1.B (below) includes a description of the conventional Treatment Control BMPs that will be
substituted to meet the same requirements.
In addressing Pollutants of Concern, BMPs are selected using Table 2 below.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 13
Table 2. BMP Selection Matrix Based Upon Pollutant of Concern Removal Efficiency (1)
(Sources: Riverside County Flood Control & Water Conservation District Design Handbook for Low Impact Development Best Management Practices, dated September 2011, the
Orange County Technical Guidance Document for Water Quality Management Plans, dated May 19, 2011, and the Caltrans Treatment BMP Technology Report, dated April 2010
and April 2008)
Pollutant of
Concern
La
n
d
s
c
a
p
e
S
w
a
l
e
2,
3
La
n
d
s
c
a
p
e
S
t
r
i
p
2,
3
Bi
o
f
il
t
r
a
t
i
o
n
(wi
t
h
u
n
d
e
r
d
r
a
i
n
)2,
3
Ex
t
e
n
d
e
d
D
e
t
e
n
t
i
o
n
Ba
s
i
n
2
Sa
n
d
F
i
l
t
e
r
Ba
s
i
n
2
In
f
i
l
t
r
a
t
i
o
n
B
a
s
i
n
2
In
f
i
l
t
r
a
t
i
o
n
T
r
e
n
c
h
2
Pe
r
m
e
a
b
l
e
2
Bi
o
r
et
e
n
t
i
o
n
(w/
o
un
d
e
r
d
r
a
i
n
)2,
3
Ot
h
e
r
B
M
P
s
I
n
c
l
u
d
i
n
g
Pr
o
p
r
i
e
t
a
r
y
B
M
P
s
4,
6
Sediment &
Turbidity M M H M H H H H H
Va
r
i
e
s
b
y
P
r
o
d
u
c
t
5
Nutrients L/M L/M M L/M L/M H H H H
Toxic Organic
Compounds M/H M/H M/H L L/M H H H H
Trash & Debris L L H H H H H L H
Bacteria & Viruses
(also: Pathogens) L M H L M H H H H
Oil & Grease M M H M H H H H H
Heavy Metals M M/H M/H L/M M H H H H
Abbreviations:
L: Low removal efficiency M: Medium removal efficiency H: High removal efficiency
Notes:
(1) Periodic performance assessment and updating of the guidance provided by this table may be necessary.
(2) Expected performance when designed in accordance with the most current edition of the document, "Riverside
County, Whitewater River Region Stormwater Quality Best Management Practice Design Handbook".
(3) Performance dependent upon design which includes implementation of thick vegetative cover. Local water
conservation and/or landscaping requirements should be considered; approval is based on the discretion of the
local land use authority.
(4) Includes proprietary stormwater treatment devices as listed in the CASQA Stormwater Best Management Practices
Handbooks, other stormwater treatment BMPs not specifically listed in this WQMP (including proprietary filters,
hydrodynamic separators, inserts, etc.), or newly developed/emerging stormwater treatment technologies.
(5) Expected performance should be based on evaluation of unit processes provided by BMP and available testing
data. Approval is based on the discretion of the local land use authority.
(6) When used for primary treatment as opposed to pre-treatment, requires site-specific approval by the local land use
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 14
V.1.A SITE DESIGN BMP CONCEPTS AND LID/SITE DESIGN BMPS
Note: This section is not applicable Due to conformance with local retention ordinance per
Section 3.5.1.2 of Whitewater River Region WQMP Guidance Document.
This section documents the Site Design BMP concepts and LID/Site Design BMPs that will be
implemented on this project to comply with the requirements detailed in Section 3.5.1 of the
WQMP Guidance document.
• Table 3 herein documents the implementation of the Site Design BMP Concepts
described in sub-sections 3.5.1.3 and 3.5.1.4.
• Table 4 herein documents the extent to which this project has implemented the LID/Site
Design goals described in sub-section 3.5.1.1.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 15
Table 3. Implementation of Site Design BMP Concepts
Brief Reason for BMPs
Indicated as No or N/A Technique Specific BMP Yes No N/A
Si
t
e
D
e
s
i
g
n
BM
P
Co
n
c
e
p
t
1
Minimize Urban
Runoff,
Minimize
Impervious
Footprint, and
Conserve
Natural Areas
(See WQMP
Section 3.5.1.3)
development on the least environmentally sensitive portions of a
site while leaving the remaining land in a natural, undisturbed The project site is not designated as a conservation
area or other recognized environmentally sensitive
condition.
Conserve natural areas by incorporating the goals of the Multi-
Species Habitat Conservation Plan or other natural resource
The project site is not designated as a conservation
area or other recognized environmentally sensitive
condition.
Preserve natural drainage features and natural depressional
storage areas on the site. There are no natural drainage features or depressional
storage areas.
Maximize canopy interception and water conservation by
preserving existing native trees and shrubs, and planting
additional native or drought tolerant trees and large shrubs.
The project site does not have trees or dense
vegetation coverage. Native and drought tolerant
vegetation will be part of the landscape design.
Use natural drainage systems. The site does not contain natural drainage courses.
Where applicable, incorporate Self-Treating Areas The project doesn’t have areas that would qualify as
self-treating.
Where applicable, incorporate Self-Retaining Areas This project does not have unused open space that
would qualify as self-retaining.
The project adheres to the City’s lot coverage
requirements.
Construct streets, sidewalks and parking lot aisles to minimum
widths necessary, provided that public safety and a walkable Widths of sidewalks and streets are designed per City
standards.
Reduce widths of streets where off-street parking is available. Street improvements will be designed according to the
City standards.
Landscaping improvements are proposed to reduce
impervious surfaces.
Other comparable and equally effective Site Design BMP
concept(s) as approved by the local land use authority (Note:
Additional narrative required to describe BMP and how it No other Site Design BMP concepts are proposed
other than the retention facilities.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 16
Table 3. Site Design BMP Concepts (continued)
Brief Reason for Each BMP
Indicated as No or N/A Technique Specific BMP Yes No N/A
Si
t
e
D
e
s
i
g
n
BM
P
Co
n
c
e
p
t
2
Minimize
Directly
Connected
Impervious
Area
(See WQMP
Section
3.5.1.4)
Drain impervious sidewalks, walkways, trails, and patios into adjacent
landscaping. Sidewalks will be curb-adjacent and will drain toward
the proposed wedge curbs.
Incorporate landscaped buffer areas between sidewalks and streets.
Use natural or landscaped drainage swales in lieu of underground
piping or imperviously lined swales. Imperviously lined conveyances and underground
piping are proposed throughout the project.
Where soil conditions are suitable, use perforated pipe or gravel
filtration pits for low flow infiltration. Not proposed with the site or storm drain design.
Maximize the permeable area by constructing walkways, trails, patios,
overflow parking, alleys, driveways, low-traffic streets, and other low-
traffic areas with open-jointed paving materials or permeable surfaces
such as pervious concrete, porous asphalt, unit pavers, and granular
Not proposed.
Use one or more of the following:
Rural swale system: street sheet flows to landscaped swale or gravel
shoulder, curbs used at street corners, and culverts used under Not proposed.
Urban curb/swale system: street slopes to curb; periodic swale inlets
drain to landscaped swale or biofilter. Not proposed.
Dual drainage system: first flush captured in street catch basins and
discharged to adjacent vegetated swale or gravel shoulder; high flows Not proposed.
Other comparable and equally effective Site Design BMP concept(s)
as approved by the local land use authority (Note: Additional narrative None are proposed.
Use one or more of the following for design of driveways and private residential parking areas:
Design driveways with shared access, flared (single lane at street), or
wheel strips (paving only under the tires). Not proposed.
Uncovered temporary or guest parking on residential lots paved with a
permeable surface, or designed to drain into landscaping. Not proposed.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 17
Table 3. Site Design BMP Concepts (continued)
Included
Brief Reason for Each BMP
Indicated as No or N/A Design
Concept Technique Specific BMP Yes No N/A
Si
t
e
De
s
i
g
n
BM
P
Co
n
c
e
p
t
2
(c
o
n
t
'd)
Minimize
Directly
Connected
Impervious
Area
(See WQMP
Section
3.5.1.4)
Other comparable and equally effective Site Design BMP concept(s)
as approved by the local land use authority (Note: Additional narrative
required to describe BMP and how it addresses site design concept).
On-site retention.
Use one or more of the following for design of parking areas:
Where landscaping is proposed in parking areas, incorporate parking
area landscaping into the drainage design.
Overflow parking (parking stalls provided in excess of the Permittee's
minimum parking requirements) may be constructed with permeable Permeable pavement is not proposed.
Other comparable and equally effective Site Design BMP (or BMPs)
as approved by the local land use authority (Note: Additional narrative
required describing BMP and how it addresses site design concept).
No additional comparable or equally effective BMPs
are proposed under Site Design Concept 2.
Landscaping improvements are proposed to help
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 18
Project Site Design BMP Concepts:
Note: This section is not applicable Due to conformance with local retention ordinance per
Section 3.5.1.2 of Whitewater River Region WQMP Guidance Document.
Alternative Project Site Design BMP Concepts:
Not Applicable
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 19
Table 4. LID/Site Design BMPs Meeting the LID/Site Design Measurable Goal
DRAINAGE
SUB-AREA
ID OR NO.
DESIGN
BMP TYPE*
POLLUTANTS OF
CONCERN WITHIN
DRAINAGE SUB-AREA
WITHIN SUB-AREA
CAUSING RECEIVING
WATER IMPAIRMENTS
DESIGN BMP AT
ADDRESSING IDENTIFIED
POTENTIAL POLLUTANTS
CRITERIA? WITHIN
DRAINAGE
SUB-AREA
(See Table 2) (Refer to Table 1) (Refer to Table 1) (U, L, M, H/M, H; see Table 2) (Identify as VBMP OR QBMP) (Nearest 0.1
acre)
DA-A
Infiltration BMP (Retention Facility)
Bacteria/virus Nutrients Bacteria/virus Nutrients
H for Bacteria/virus H for Nutrients
BMP 3.913 AC.
DA-B BMP 4.664 AC.
DA-C BMP 4.014 AC.
DA-D BMP 4.345 AC.
DA-E BMP 10.593 AC.
DA-F BMP 3.843 AC.
DA-G BMP 44.360 AC.
DA-H BMP 2.463 AC.
DA-I BMP 1.332 AC.
TOTAL PROJECT AREA TREATED WITH LID/SITE DESIGN BMPs (NEAREST 0.1 ACRE) 79.528 AC.
* LID/Site Design BMPs listed in this table are those that completely address the 'Treatment Control BMP requirement' for their drainage sub-area. Retention requirements will
be satisfied by conveying the project runoff into retention facilities corresponding to each drainage management area.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 20
Justification of infeasibility for sub-areas not addressed with LID/Site Design BMPs
Insert text here listing each drainage sub-area wherein the design criteria of VBMP and/or
QBMP are not treated using LID/Site Design BMPs as required in WQMP Guidance Section
3.5.1.1, and provide justification of infeasibility for each.
V.1.B TREATMENT CONTROL BMPS
Conventional Treatment Control BMPs shall be implemented to address the project's Pollutants
of Concern as required in WQMP Section 3.5.1 where, and to the extent that, Section V.1.A has
demonstrated that it is infeasible to meet these requirements through implementation of LID/Site
Design BMPs.
The LID/Site Design BMPs described in Section V.1.A of this project-specific WQMP
completely address the 'Treatment Control BMP requirement' for the entire project site
(and where applicable, entire existing site) as required in Section 3.5.1.1 of the WQMP
Guidance document. Supporting documentation for the sizing of these LID/Site Design
BMPs is included in Appendix F. *Section V.1.B does not need to be completed.
The LID/Site Design BMPs described in Section V.1.A of this project-specific WQMP
do NOT completely address the 'Treatment Control BMP requirement' for the entire
project site (or where applicable, entire existing site) as required in Section 3.5.1.1 of the
WQMP. *Section V.1.B must be completed.
The Treatment Control BMPs identified in this section are selected, sized and implemented to
treat the design criteria of VBMP and/or QBMP for all project (and if required, existing site)
drainage sub-areas which were not fully addressed using LID/Site Design BMPs. Supporting
documentation for the sizing of these Treatment Control BMPs is included in Appendix F.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 21
Table 5: Treatment Control BMP Summary
(1) (2) (3) (4) (5) (6) (7)
DRAINAGE
SUB-AREA
ID OR NO.
TREATMENT
CONTROL BMP
TYPE*
POTENTIAL
POLLUTANTS OF
CONCERN WITHIN
DRAINAGE SUB-AREA
POTENTIAL
POLLUTANTS
WITHIN SUB-AREA
CAUSING
RECEIVING
WATER
IMPAIRMENTS
EFFECTIVENESS OF
TREATMENT
CONTROL BMP AT
ADDRESSING
IDENTIFIED
POTENTIAL
POLLUTANTS
BMP MEETS
WHICH
DESIGN
CRITERIA?
TOTAL
AREA
WITHIN
DRAINAGE
SUB-AREA
(See Table 2) (Refer to Table 1) (Refer to Table 1) (U, L, M, H/M, H; see Table
2) (Identify as
VBMP OR QBMP) (Nearest 0.1
acre)
N/A N/A N/A N/A N/A N/A N/A
TOTAL PROJECT AREA TREATED WITH TREATMENT CONTROL BMPs (NEAREST 0.1 ACRE)
Note: This section is not applicable Due to conformance with local retention ordinance per Section 3.5.1.2 of Whitewater River Region
WQMP Guidance Document. Retention requirements will be satisfied by conveying the project runoff into on-site retention facilities
corresponding to each drainage management area.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 22
V.1.C MEASURABLE GOAL SUMMARY
This section documents the extent to which this project has met the measurable goal described in
WQMP Section 3.5.1.1 of addressing 100% of the project's 'Treatment Control BMP
requirement' with LID/Site Design BMPs. Projects required to retain Urban Runoff onsite in
conformance with local ordinance are considered to have met the measurable goal; for these
instances, '100%' is entered into Column 3 of the Table.
Table 6: Measurable Goal Summary
(1) (2) (3)
Total Area Treated with
LID/Site Design BMPs
Total Area Treated with
Treatment Control BMPs % of Treatment Control
BMP Requirement
addressed with LID/Site
Design BMPs (Last row of Table 4) (Last row of Table 5)
79.528
N/A
Due to conformance with local
retention ordinance per Section
3.5.1.2 of Whitewater River
Region WQMP Guidance
Document.
100
Based on conformance with
local retention ordinance per
Section 3.5.1.2 of Whitewater
River Region WQMP Guidance
Document.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 23
V.2 SOURCE CONTROL BMPS
This section identifies and describes the Source Control BMPs applicable and implemented on
this project.
Table 7. Source Control BMPs
BMP Name
Check One If not applicable, state
brief reason Included Not
Education for Property Owners, Operators,
Structural Source Control BMPs
Not proposed with the project.
Properly Design*:
Not proposed with the project.
Air/Water Supply Area Drainage Not proposed with the project.
Trash Storage Areas
Loading Docks
Maintenance Bays
Vehicle and Equipment Wash Areas
Outdoor Material Storage Areas Not proposed with the project.
Outdoor Work Areas or Processing Areas Not proposed with the project.
Provide Wash Water Controls for Food
The project does not have a
restaurant or other food
preparation facilities.
*Details demonstrating proper design must be included in Appendix F.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 24
Non-Structural Source Control BMPs
Education Program: (HOA or Property Manager): Employees, maintenance staff, and residents
should be informed on topics related to stormwater pollution and prevention through various means,
which can include the distribution of printed materials or public posting of rules or activity
restrictions. Appendix D includes samples of the educational materials that can be used in
implementing this project-specific WQMP.
Activity Restrictions: (HOA or Property Manager): The following activities should be prevented
or prohibited on-site: littering; discharge and waste dumping into paved area storm drain inlets;
blowing, sweeping or hosing of debris into streets or hardscape; nuisance water flows from irrigation.
Irrigation System and Landscape Maintenance: (HOA or Property Manager): Operation and
Maintenance responsibilities and scheduling should be adhered to throughout the life of the project.
The irrigation and landscape maintenance will help increase the effectiveness of these systems and
minimize the amount of runoff that enters the storm drain system. Erosion and the conveyance of
pesticides/fertilizers in runoff should also be prevented through proper routine maintenance. Routine
irrigation system and landscape maintenance will also serve as a vector control measure due to the
minimization of nuisance water runoff and stagnation.
Common Area Litter Control: (HOA or Property Manager): Common area litter control should
be implemented to reduce pollution in runoff. Routine or scheduled monitoring should be performed
in the common areas, landscaped areas, paved areas, in and around the trash enclosures, and along
the perimeter areas of the project. Any observed accumulated trash, vegetation debris or improper
disposal should be addressed promptly by the designated staff. Common area litter control measures
can be coordinated and improved by the landscaping maintenance that will take place at the site. The
raking or sweeping of trash shall only be performed in manner that avoids trash from entering the
storm drain system. All landscape-related debris or maintenance deficiencies are to be corrected
promptly.
Paved Area Sweeping and Cleaning: (HOA or Property Manager): Paved area sweeping and
cleaning should be performed on-site on a routine basis to prevent trash, sediment, and other debris
from being conveyed into the on-site storm drain system. Paved area sweeping should be performed
during dry weather and the frequency should be flexible to accommodate climate conditions and
areas of concern. Street sweeping equipment must be operated only by trained personnel based on the
manufacturer’s specifications. Street sweeping equipment should be properly maintained off-site by
the operator. All collected debris must be taken to an approved permanent disposal site.
Storm Drain System Facilities: (HOA or Property Manager): Storm drain inlets and storm
drainage facilities on-site should be inspected, cleaned, and maintained routinely. Maintenance staff
should take prompt action to correct or repair malfunctioning facilities.
Structural Source Control BMPs
The project will incorporate measures to discourage illegal dumping in the proposed private storm
drain system. Additional details in regard will be provided in the Final WQMP.
• MS4 Stenciling (HOA or Property Manager): At each storm drain inlet, a stencil or fixed
sign (including medallions) should contain a brief statement that prohibits dumping of
improper materials into the urban runoff conveyance system. The legibility of markers and
signs should be maintained throughout the life of the project.
• Rules and Regulations (HOA or Property Manager): The management should establish
and implement rules that prohibit improper non-stormwater discharge into the storm drain
system. This measure may also be considered non-structural and form part of the activity
restrictions associated with the site’s standard operating procedures.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 25
• Signage at the Trash Enclosures (HOA or Property Manager): Language prohibiting
illegal dumping into the storm drain system should be integrated in the signage posted on the
side of trash enclosures with the intent to discourage trash and waste misplacement that could
ultimately impact the on-site storm drain system.
Landscape and Irrigation System Design: (HOA or Property Manager): The site’s structural
source control BMP involves an efficient landscape irrigation design. The system will include native
or drought-tolerant plants and mechanisms to minimize excess irrigation and nuisance water into the
stormwater conveyance system while working to reduce soil amendments and irrigation frequency.
The system should also minimize the conveyance of landscape related chemicals, including
pesticides.
Trash Containers: (HOA or Property Manager): Trash containers shall be leak proof and have
attached covers or lids. Connection of trash to the MS4 shall be prohibited.
Protect Slopes and Channels (HOA or Property Manager): The project includes slopes that
will need to be maintained during the life of the project to ensure performance. Slopes should be
visually inspected on a quarterly basis and after major rainfall events. Physical obstructions
caused by vegetation debris or littering should be cleared. Any material collected (e.g. landscape
debris or trash) should be properly handled and disposed of.
Safer Alternative Products (CASQA SC-35): (HOA or Property Manager): The use of less
harmful products as alternatives to chemical fertilizers, pesticides, cleaning solutions, janitorial
chemicals, and consumables. The objective of this Source Control BMP will be to integrate the
measures as much as possible with the future programs at this facility.
Building and Grounds Maintenance (CASQA SC-41): (HOA or Property Manager): A series of
maintenance practices can be implemented to prevent or reduce the discharge of potential pollutants
into the storm drain system resulting from building and grounds maintenance activities. The BMP
implementation will be achieved with the following guidelines under SC-41: washing and cleaning
up with as little water as possible; following good landscape management practices; preventing and
cleaning up spills immediately; keeping debris from entering the storm drains; and properly
maintaining the stormwater collection system.
Wash Water Controls for Food Preparation Areas: This project does not involve sources of wash
water, as described in Section E.4.b.v of the Whitewater River Region MS4
Appendix D includes copies of the educational materials (described in Section 3.5.2.1 of the WQMP
Guidance document) that will be used in implementing this project-specific WQMP.
V.3 EQUIVALENT TREATMENT CONTROL BMP ALTERNATIVES
Not applicable.
V.4 REGIONALLY-BASED BMPS
Not applicable.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 26
VI. Operation and Maintenance Responsibility for
BMPs
Appendix G of this project-specific WQMP includes copies of CC&Rs, Covenant and
Agreements, BMP Maintenance Agreement and/or other mechanisms used to ensure the ongoing
operation, maintenance, funding, transfer and implementation of the project-specific WQMP
requirements.
TABLE 8 -OPERATIONS AND MAINTENANCE
BMP Requiring Maintenance Party Responsibility Inspection and Maintenance
Recommended
Self-Inspection and Record Keeping
Implementation
Period
Recommended O & M Activities and Process
Landscaped Areas
Operator, Hired
Management,
Home Owner’s
monthly and adjusted
as necessary to a
facility maintenance
Quarterly summaries of
inspection and
maintenance activities
should be appended to
the WQMP.
Post-Construction
(See the following
page)
Irrigation System
Operator, Hired
Management,
Home Owner’s
monthly and adjusted
as necessary to a
facility maintenance
Trash Enclosures
and Common Area
Litter Control
Operator, Hired
Management,
Home Owner’s
up intervals and
according to a
maintenance
Paved Area
Sweeping
Operator, Hired
Management,
Home Owner’s
adjusted as
necessary to a
facility maintenance
Storm Drain System
Operator, Hired
Management,
Home Owner’s
Association
Quarterly and
after storm events
Retention Basins
Operator, Hired
Management,
Home Owner’s
Association
Quarterly and
after storm events
*
events may be confirmed against the local rain event summaries published in the National Weather Service or National Oceanic and
Atmospheric Administration web site (www.noaa.gov). The recommended inspection, maintenance, and recordkeeping practices in this
WQMP may be addressed by a formal schedule, operations manual, and other standard operating procedures which may be developed for
Note: The following maintenance recommendations, including the responsible parties, inspection
intervals, and maintenance intervals, are not intended to be exhaustive in nature and should not serve as
the sole source of on-site operating procedures. Where applicable, refer to the equipment manufacturer’s
recommendations and other relevant maintenance recommendations.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 27
Description of Maintenance Requirements:
Landscaped Areas: All trimming, pruning, and removal of fallen organic material from plants, shrubs,
and trees should be collected per an approved or adopted landscape maintenance plan, stored in an
appropriate location and transported to an approved green-waste collection facility. Any equipment or
material temporarily staged during maintenance activities should be placed away from drainage courses
and storm drain inlets. Contracted maintenance staff should haul collected material promptly following
the maintenance activities to avoid prolonged on-site storage. The planting materials are to remain as
indicated on the approved set of landscape planting plans. In conjunction with the routine activities,
maintenance staff should verify that the landscape design continues to function properly by adjusting to
eliminate overspray to hardscape areas and to verify that irrigation timing and cycle lengths are adjusted
in accordance with water demands, given the time of year, weather and day or nighttime temperatures.
Irrigation Systems: Water conservation is to be maintained at all times per the approved irrigation
plans. Monitoring of the irrigation system should be provided as necessary to ensure that appropriate
watering levels are maintained and to verify that no piping or irrigation heads are leaking. Any debris,
sediment, mineral and grit deposits should be removed from the irrigation system at regular intervals to
provide consistent watering levels.
The irrigation and landscape maintenance will help increase the effectiveness of these systems and
minimize the amount of runoff that enters the storm drain system. Erosion and the conveyance of
pesticides/fertilizers in runoff will also be prevented through routine maintenance. Routine irrigation
system and landscape maintenance will also serve as a vector control measure due to the minimization of
nuisance water runoff and stagnation.
Trash Management and Common Area Litter Control: Common area litter control will be
implemented to reduce pollution in runoff. Routine or scheduled monitoring should be performed in the
common areas. Any observed accumulated trash, vegetation debris or improper disposal should be
addressed promptly by the designated staff. Common area litter control measures can be coordinated and
improved by the landscaping maintenance that will take place at the site. Moreover, the raking or
sweeping of trash shall only be performed in manner that avoids trash from entering the storm drain
system. All landscape-related debris or maintenance deficiencies are to be corrected immediately. All
trash is to be placed in the approved trash containers. No trash is allowed to be stored at the base of the
containers. Pick-up intervals are to be determined so that the containers are not overfilled. Only
approved materials and chemicals should be allowed in the dumpsters. Each area is to be cleaned twice
monthly or a necessary.
Household trash management within the project’s residential areas will be required from individual
residents. Residential trash containers shall be stored out of the public view within an enclosed garage,
except on collection days. Containers should not be on the street more than 24 hours prior to the normal
collection time and all containers shall be removed from the street within twelve hours after collection.
Trash containers shall be leak proof and have attached covers or lids. All household trash shall be placed
completely inside the containers and no trash shall be placed outside of the containers. Additional
household trash restrictions will be identified in the HOA rules.
Storm Drain System: Storm water conveyance systems, including inlets, outlets, cleanouts, manholes
and pipelines within the project are to be inspected quarterly and after each major storm event or
according to a maintenance schedule. All parts of the system are to be periodically cleaned to ensure that
the system works properly during any storm event. Any waste collected from the cleaning activities is to
be stored and properly disposed of.
Paved Area Sweeping and Cleaning
Paved area sweeping and cleaning should be performed on-site, specifically in the parking areas, to
prevent sediment, litter and other debris from being washed by runoff into the on-site storm drain system.
Paved area sweeping should be performed during dry weather if possible and the frequency should be
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 28
flexible to accommodate climate conditions and areas of concern. Street sweeping equipment must be
operated only by trained personnel based on the manufacturer’s specifications. Street sweeping equipment
should be properly maintained off-site by the operator. Sweeping equipment should not be maintained or
washed off on-site. All collected debris must be taken to an approved permanent disposal site.
Retention Basins: This type of facility should be visually inspected on a quarterly basis or according to a
landscaping maintenance schedule. Physical obstructions caused by vegetation debris or littering should
be promptly cleared to ensure that the basins continue to function as designed. Any material collected
(e.g. landscape debris or trash) should be properly handled and disposed of. Basin outlets must be
inspected for signs of erosion or obstruction. The condition and effectiveness of the basin infiltration will
depend in part on the maintenance procedures, such as those outlined below.
Before annual storm seasons and following rainfall events producing precipitation of 0.5 inches or more:
• Maintain landscaping and irrigation system as needed.
• Remove debris and litter from the entire basin to minimize clogging and improve aesthetics.
• Inspect for obvious problems and repair as needed. Address odor, insects, and overgrowth issues
associated with stagnant or standing water in the basin bottom. No standing water should be
present longer than 72 hours.
• Check for erosion and sediment laden areas in the basin. Repair as needed.
• Re-stabilize the basin slopes as needed.
Perform the following inspection procedures within 72 hours after a rainfall event producing precipitation
of 0.5 inches or greater:
• Examine the tributary inlet for blockage, the embankment and spillway integrity, as well as
damage to any structural element.
• Check for erosion, slumping and overgrowth. Repair as needed.
• Check basin depth for sediment build up and reduced total capacity. Scrape bottom as needed and
remove sediment. Restore to original cross‐section and infiltration rate. Replant basin vegetation.
• No water should be present 72 hours after a rainfall event. No long-term standing water should be
present at all. No algae formation should be visible.
Record Keeping: A copy of this project-specific WQMP shall be maintained on-site or remotely by the
project owner or contracted operators. Records of maintenance shall be appended to this WQMP based on
the information provided by the contracted management.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
March 15, 2024 29
Funding
The funding source for operation and maintenance of each BMP identified in the Project Specific
Final Water Quality Management Plan shall be the responsibility of the current project owner,
Pulte Home Company, LLC. The owner recognizes that a source of funding is required to
support the on-going operation and maintenance of BMPs, and that funding will continue for the
life of the project.
By certifying the final project specific WQMP, the Project applicant is certifying that the funding
responsibilities have been addressed and will be transferred to future owners. One example of
how to adhere to the requirement to transfer operation and maintenance responsibilities is to
record the project specific WQMP against the title to the property.
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
Appendix A
Conditions of Approval
CI T Y Of P 0 1 M D ESE R T
73-510 FRED WARIN(: DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346—o6i i
info(,cityofpalmdesert.org
PLANNING COMMISSION MEETING
NOTICE OF ACTION
September 11, 2023
Mr. David Dewegeli
Pulte Home Company
27401 Los Altos, Suite 400
Mission Viejo, California 92691
Dear Mr. Dewegeli:
Subject: Consideration of a Revision to Tentative Tract Map 38434 within the Refuge
Specific Plan
The Planning Commission of the City of Palm Desert considered your request and took the
following action at its regular meeting on September 5, 2023:
Waived further reading and adopted Planning Commission Resolution No. 2841:
1) Finding the project consistent with the previously adopted Mitigated Negative
Declaration for the Refuge Specific Plan, adopted by the City Council on
November 17, 2022, via City Council Resolution No. 2022-93, and 2)
Approving a revision to Tentative Tract Map 38434 (TTM23-0002), subject to
the findings and conditions of approval. The motion carried by a 3-0 vote, with
Commissioners DeLuna and Gregory RECUSED.
Enclosed for your records is a fully executed copy of Resolution No. 2841 . Any appeal of the
above action may be made in writing to the City Clerk, City of Palm Desert, within 15 days of the
date of the decision. If you have any questions or require additional information, please do not
hesitate to contact Senior Planner Carlos Flores at cflores@palmdesert.gov (760) 776-6478.
Sincerely,
Richard D. Cannone, AICP, Secretary
Palm Desert Planning Commission
rdc/mlo
Enclosure
cc: File
Building & Safety Division
Fire Marshal
i PRIMED DN RE(Y(lE0 PRPER
PLANNING COMMISSION RESOLUTION NO. 2841
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A REVISION OF TENTATIVE TRACT
MAP 38434 TO MODIFY THE LAYOUT TO ACCOMMODATE A 332 SINGLE-
FAMILY HOME RESIDENTIAL DEVELOPMENT ON A 93.56-ACRE
PROJECT SITE SOUTH OF GERALD FORD DRIVE AND WEST OF
PORTOLA ROAD WITHIN THE REFUGE SPECIFIC PLAN AREA (APNS:
694-310-009 & 694-310-011)
CASE NOS. TTM 38434 REVISION NO. 1 (TTM23-0002)
WHEREAS, the City Council of the City of Palm Desert, California, did on the 17th day
of November 2022, adopt Resolution No. 2022-93, adopting a Mitigated Negative Declaration
MND) of Environmental Impact pursuant to the California Environmental Quality Act (CEQA),
and approving the Refuge Specific Plan; and
WHEREAS, the City Council of the City of Palm Desert, did on the 17th day of
November 2022, hold a duly noticed public hearing and adopt City Council Resolution No.
2022-94 to approve Tentative Tract Map (TTM) 38434 to subdivide 93.56 acres into individual
parcels, including one (1) lot for condominium purposes, 339 single-family residential lots,
and lots for public streets, private streets, and open space areas within the Refuge Specific
Plan ("Specific Plan"); and
WHEREAS, Pulte Homes ("Applicant"), submitted a TTM Revision application to
revise Tentative Tract Map 38434 to subdivide 93.56 acres into individual parcels, including
one (1) lot for condominium purposes, 332 single-family residential lots, and lots for public
streets, private streets, and open space areas ("Project") within the Specific Plan; and
WHEREAS, the Project site has a land use designation of Town Center Neighborhood
TCN) in the General Plan adopted on November 10, 2016, and zoning designation of Refuge
Specific Plan adopted on November 17, 2022; and
WHEREAS, the Project can be found consistent with the previously adopted Mitigated
Negative Declaration of Environmental Impact pursuant to the California Environmental
Quality Act (CEQA) and corresponding Mitigation Monitoring Report Program, adopted via
Council Resolution No. 2022-93; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 51h day of September 2023, hold a duly noticed public hearing to consider the request by
the Applicant for a revision to TTM 38434; and
WHEREAS, at the said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, the Planning Commission
did find the following facts and reasons, which are outlined in the staff report exist to justify
approval of said request; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have
occurred; and
PLANNING COMMISSION RESOLUTION NO. 2841
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm
Desert, California, as follows:
SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing
recitals are true and correct and are incorporated herein as substantive findings of this
Resolution.
SECTION 2. Findings on Tentative Tract Map. Under PDMC Section 26.20.100(C), the
findings for the tentative map are the following:
1. That the density of the proposed subdivision is consistent with applicable general
and specific plans.
The map has been found to be consistent with the density, lot development
standards, and land uses of the Specific Plan and the General Plan Land Use
Designation for the Town Center Neighborhood. The TTM creates 332 single-
family residential lots within Planning Areas 2 and 3. The number of lots is
consistent with the minimum allowable density for the Specific Plan. All comply
with the minimum requirements for lot sizes and dimensions established by the
Specific Plan. The TTM provides for a circulation of public streets and private
streets, which is consistent with the requirements of the Specific Plan. The tract
provides for a distribution of open space and private amenity areas, which is
consistent with the Specific Plan.
2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
The design and improvement of the subdivision is consistent with the applicable
Specific Plan requirements for lot standards, the circulation, and distribution of land
uses. The dedications for public right-of-way are consistent with the applicable
circulation elements of the Specific Plan.
3. That the site is physically suitable for the type of development.
The site is physically suitable for the mix of single-family and multi-family housing
development. The site has suitable access, grading, drainage, and zoning to allow
the development.
4. That the site is physically suitable for the proposed density of development.
The site is physically suitable for the density of development. The allowable density
for the site has been evaluated by the General Plan. The Applicant has prepared
the appropriate technical studies to assess that the site is physically suitable to
develop. The MND for the Specific Plan identifies required mitigation.
5. That the design of the subdivision or the improvements are not likely to cause
substantial environmental damage or substantially and unavoidably injure fish or
wildlife or their habitat.
2
PLANNING COMMISSION RESOLUTION NO. 2841
The design of the subdivision and improvements will not cause damage or
substantially injure wildlife habitat. The subject property is in an urbanized area of
Palm Desert and is adjacent to major roadways, including Gerald Ford Drive. The
site is vacant and surrounded by residential development to the west and
commercial development to the east. A biological assessment of the site was
prepared for the Specific Plan and did not identify suitable habitats for wildlife that
could be damaged or affected as a result of the development of the Project.
Ground-disturbing activities for the development of the Project shall comply with
the Migratory Bird Treaty Act, as well as preparation of a burrowing owl survey
prior to ground-disturbing activities and prior to the removal of vegetation or tree
removal shall ensure no habitat is damaged.
6. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
The design of the subdivision is not likely to cause serious health problems. The
Project is not located within a hazardous area that would be subject to flooding,
liquefaction, landslides, fault zones, or other natural hazards. The Project does not
generate adverse effects that would cause public health problems. Ground-
disturbing activities are conditioned to prepare plans to control fugitive dust. The
access locations to the subdivision have been evaluated in accordance with the
Specific Plan and will not adversely affect public health.
SECTION 3. Project Approval. The Planning Commission approval for a revision to
Tentative Tract Map 38434, subject to the Conditions of Approval attached hereto as Exhibit
A" annuls the prior map approval under Resolution No. 2022-94.
ADOPTED ON September 5, 2023
Joe tTadetto Sea 12.202;L106 P D I
JOSEPH PRADETTO
CHAIRPERSON
ATTEST:
RI HARD D. CANNONE, AICP
SECRETARY
3
PLANNING COMMISSION RESOLUTION NO. 2841
I, Richard D. Cannone, AICP, Secretary of the City of Palm Desert, hereby certify that
Resolution No. 2841 is a full, true, and correct copy, and was duly adopted at a regular
meeting of the Planning Commission of the City of Palm Desert on September 5, 2023, by
the following vote:
AYES: GREENWOOD, HOLT, and PRADETTO
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
RECUSED: DE LUNA and GREGORY
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of Palm Desert, California, on September f,2,r%23.
RICHARD D. CANNONE, AICP
SECRETARY
4
PLANNING COMMISSION RESOLUTION NO. 2841
EXHIBIT A
CONDITIONS OF APPROVAL
CASE NO. TTM 38434 REVISION NO. 1
PLANNING DIVISION:
1. The development of the property shall conform substantially with exhibits on file with the
Development Services Department, as modified by the following conditions.
2. The Applicant agrees that in the event of any administrative, legal, or equitable action
instituted by a third party challenging the validity of any of the procedures leading to the
adoption of these project approvals for the Project, or the project approvals themselves,
the Developer and City each shall have the right, in their sole discretion, to elect whether
or not to defend such action. Developer, at its sole expense, shall defend, indemnify, and
hold harmless the City (including its agents, officers, and employees) from any such
action, claim, or proceeding with counsel chosen by the City, subject to the Developer's
approval of counsel, which shall not be unreasonably denied, and at the Developer's sole
expense. If the City is aware of such an action or proceeding, it shall promptly notify the
Developer and cooperate in the defense. The Developer, upon such notification, shall
deposit with City sufficient funds in the judgment of the City Finance Director to cover the
expense of defending such action without any offset or claim against said deposit to
assure that the City expends no City funds. If both Parties elect to defend, the Parties
hereby agree to affirmatively cooperate in defending said action and to execute a joint
defense and confidentiality agreement in order to share and protect the information under
the joint defense privilege recognized under applicable law. As part of the cooperation in
defending an action, City and Developer shall coordinate their defense in order to make
the most efficient use of legal counsel and to share and protect information. Developer
and City shall each have sole discretion to terminate its defense at any time. The City
shall not settle any third-party litigation of project approvals without the Developer's
consent, which consent shall not be unreasonably withheld, conditioned, or delayed
unless the Developer materially breaches this indemnification requirement.
3. The development of the property described herein shall be subject to the restrictions and
limitations set forth herein, which are in addition to the approved development standards
listed in the PDMC, and state and federal statutes now in force, or which hereafter may be
in force.
4. The TTM shall expire if recordation of the said Project is not completed within two (2)
years from date of the original approval (November 17, 2022) unless an extension of time
is granted by the Palm Desert Planning Commission; otherwise, said approval shall
become null, void, and of no effect whatsoever. Expiration date of this map is November
17, 2024.
5. The approved TTM shall only be modified with written City approval in accordance with
the requirements of the Specific Plan and Chapter 26.20 of the Palm Desert Municipal
Code (PDMC).
5
PLANNING COMMISSION RESOLUTION NO. 2841
6. All construction documentation shall be coordinated for consistency, including, but not
limited to, architectural, structural, mechanical, electrical, plumbing, landscape and
irrigation, grading, and street improvement plans. All such plans shall be consistent with
the approved entitlement plans on file with the Development Services Department.
7. The Applicant shall execute a written acknowledgment to the Planning Division stating
acceptance of and compliance with all the Conditions of Approval of Resolution No. 2841
for TTM 38434, and that the plans submitted are in compliance with the Conditions of
Approval. No modifications shall be made to said plans without written approval from the
appropriate decision-making body.
8. Prior to the issuance of a building permit for construction of any use or structure
contemplated by this approval, the Applicant shall first obtain permits and or clearance
from the following agencies:
Coachella Valley Water District (CVWD)
Fire Department
Building and Safety Division
Public Works Department
Evidence of said permit or clearance from the above agencies shall be presented to the
Building & Safety Division at the time of issuance of a building permit for the use
contemplated herewith.
9. The Applicant shall establish a homeowners' association (HOA). The HOA's
responsibility for maintenance shall include but is not limited to maintenance of private
amenity areas and open space, landscaping, stormwater retention, and related
infrastructure. The final maintenance plan shall include detailed text and illustrative
diagrams indicating areas of responsibility for maintenance and shall be subject to
approval by the Director of Development Services and City Engineer.
10. Prior to approval of the final map, the Applicant shall submit a final phasing plan, which
identifies the timing of roadway improvements and open space.
A. The phasing plan shall indicate that full segments of Planning Area 5, shown as
Lot "K" shall be completed and fully landscaped prior to the occupancy of any
adjacent homes on Lots 1 through 46.
B. The entire amenity area shown on Lot O shall be completed prior to the occupancy
of the 2001h unit within Planning Area 3.
11. The pad elevations of all lots shall be consistent with the approved preliminary grading
plan included in the project file. Adjustments that increase or decrease the pad elevation
by six inches (0'-6") or less shall be subject to review and approval by the Director of
Development Services and City Engineer. Any change to a pad elevation shall require
an adjustment to the grading and drainage plan for consistency.
A. Adjustments that increase the approved pad elevations on Lots 1-46 by more than
six (6) inches shall require approval by the Planning Commission. Exhibit B,
attached to this resolution, provides the approved plan elevations for these lots,
6
PLANNING COMMISSION RESOLUTION NO. 2841
per the preliminary grading and drainage exhibit drafted by MSA Consulting, dated
August 17, 2023.
B. Adjustments that increase the pad elevations by more than six (6) inches on all
other lots must be reviewed by the City Engineer and approved through the
Director of Development Services. The Director of Development Services may
refer the request to Planning Commission for approval.
12. The Applicant shall construct the circulation network for Street "A" and Street "B" as
shown on the approved Specific Plan prior to any development within Planning Area 2
and/or Planning Area 3.
13. All mitigation measures identified in the Specific Plan Mitigated Negative Declaration
SCH# 2022100013) and the accompanying Mitigation Monitoring and Reporting
Program (MMRP), shall be incorporated into the planning, design, development, and
operation of the Project.
14. At recordation of the final map, the Applicant shall record an easement for a secondary
Fire Department emergency access across Lot 333, which provides a connection
between Street "A" and Street "B."
LAND DEVELOPMENT DIVISION/PUBLIC WORKS DEPARTMENT:
15. The following plans, studies, and exhibits are hereby referenced: Specific Plan, prepared
by MSA Consulting and dated August 2022; TTM 38434 and dated August 25, 2023;
Preliminary Grading, prepared by MSA Consulting, Inc. and dated August 17, 2022;
Preliminary Utility Plan, prepared by MSA Consulting, Inc. and dated June 2022;
Preliminary Hydrology Report, prepared by MSA Consulting, Inc. and dated August 18,
2022; and Preliminary Water Quality Management Plan, prepared by MSA Consulting,
Inc. and dated August 19, 2022.
16. The map shall comply with the State of California Subdivision Map Act and with the City
of PDMC Title 26, unless otherwise modified by the conditions listed herein.
17. It is assumed that easements shown on the preliminary grading exhibit are shown
correctly and include all the easements that encumber the subject property. A current
preliminary title report for the site will be required to be submitted during the technical
plan review. The Applicant shall secure approval from all, if any, easement holders for all
grading and improvements, which are proposed over the respective easement or provide
v abandonedevidencethattheeasementhasbeenrelocatedquitclaimed, vacated,
easement holder cannot be found, or is otherwise of no effect. Should such approvals or
alternate actions regarding the easements not be provided and approved by the City, the
Applicant may be required to amend or revise the proposed site configuration as may be
necessary.
18. It is understood that the conceptual exhibits correctly show acceptable centerline
elevations, all existing easements, traveled ways, and drainage courses with appropriate
Qs, and that the omission or unacceptability may require that the Applicant amend or
revise the site plan as may be.
7
PLANNING COMMISSION RESOLUTION NO. 2841
19. All common areas will be permitted as shown on the tentative exhibit, subject to these
Conditions of Approval and the Applicant providing adequate provisions, by means of a
homeowners' association (HOA) or another equivalent responsible mechanism as
approved by the City Engineer and City Attorney, for the continued and perpetual
maintenance of these common areas, and on-site post-construction Best Management
Practices (BMPs) to the satisfaction of the City Engineer and City Attorney.
20.The Applicant shall pay all, appropriate signalization fee prior to the issuance of the first
building permit for the development in accordance with the City's Resolution No. 79-17
and 79-55.
21.The Applicant may choose to develop the tentative map in phases with the approval of
the City Engineer. Financial security shall be provided for all public improvements
associated with each phase of the map. The boundaries of any multiple map increment
shall be subject to the approval of the City Engineer. The City Engineer may require the
dedication and construction of necessary utility, street, or other improvements beyond the
project boundary, if the improvements are needed for circulation, parking, access, or for
the welfare or safety of the public. This approval must be obtained prior to the Applicant
submitting a Phasing Plan to the California Bureau of Real Estate.
22. If the developer chooses to construct the project in phases, a Construction Phasing Plan
for the construction of on-site public or private improvements shall be submitted for review
and approved by the City Engineer.
23. Prior to map approval, the Applicant shall pay all, appropriate drainage fee in accordance
with the City's Municipal Code Section 26.49 and Palm Desert Ordinance No. 653.
24. Prior to map approval, the Applicant shall pay all appropriate park fees in accordance with
the City's Municipal Code Section 26.48.060.
25.The Applicant shall comply with Palm Desert Ordinance No. 843, Section 24.20
Stormwater Management and Discharge Ordinance.
26.All utility extensions within the site shall be placed underground unless otherwise specified
or allowed by the respective utility purveyor.
27. Prior to approval of any implementing development project, planning area, parcel/tract
map within the Refuge Specific Plan area, a development specific traffic letter shall be
submitted to the City. The letter shall address consistency with the approved Specific Plan
Traffic Impact Analysis assumptions. If it is determined that the proposed development is
inconsistent with the approved report, the Applicant shall file an amendment to the
approved traffic report describing the impacts of any proposed changes.
28. Prior to precise grading plan approval, the Applicant shall provide a Pedestrian
Accessibility Route Plan that labels and indicates the path location and conceptual design
of the following structures and facilities:
8
PLANNING COMMISSION RESOLUTION NO. 2841
A. Sidewalks and walks (public right of way sidewalk, walks within the development.
B. Directional curb ramps.
C. Vehicular crossings (at driveways) shall meet state and federal requirements.
The Pedestrian Accessibility Route Plan shall clearly indicate structures that are proposed
with the development and future per other phases and/or site plans. Pedestrian facilities
privately or publicly owned) that are open to the public shall comply with accessibility
standards in the California Building Code (current) and Americans with Disability Act
ADA) regulations.
29. Public improvements, constructed as part of the requirements for this project, that are
non-compliant with the accessibility standards in effect at the time of construction or
alteration, shall be brought up to current accessibility standards. This work shall be
n hall be completed prior to acceptance bincorporatedintothescopeofthisprojectandsppp y
the City. Improvements that are compliant with the accessibility standards in effect at the
time of construction, shall be documented on a separate construction plan with detailed
specifications (running and cross slopes of all pedestrian walking surfaces, locations and
dimensions and slopes of maneuvering spaces and landings, width of sidewalk, width,
and vertical clearance from obstructions). The accessibility of existing improvements will
be verified by City inspection staff upon completion of the project. Discrepancies between
documented existing conditions and existing conditions as measured by City staff shall
be remedied and brought up to accessibility standards as part of the Project.
30. Prior to a grading permit, the Applicant shall prepare a final grading plan for the site. No
grading or other improvements shall be permitted until a final grading plan has been
approved by the City Engineer. Grading plans and all grading shall conform to the
approved Conceptual Grading Plan, the California Building Code, PDMC Title 27 Grading,
and all other relevant laws, rules, and regulations governing grading in the City of Palm
Desert.
31.The grading plan shall provide for acceptance and proper disposal of all off-site drainage
flowing onto or through the site. Should the quantities exceed the street capacity, the
Applicant shall provide adequate drainage facilities and/or appropriate easements as
approved by the City Engineer.
32. Pad elevations, as shown on the conceptual exhibit, are subject to review and modification
per Chapter 27 of the PDMC.
33. Prior to approval of the grading plan, the Applicant shall prepare a detailed final flood
hazard/hydrology and hydraulics report for approval of the City Engineer. The report shall
encompass the entire area of the subdivision and comply with all relevant laws, rules, and
regulations governing the City of Palm Desert. Development specific recommendations
for sizing of drainage facilities, systems, and conveyance systems shall be included for all
areas within the subdivision.
34. All drainage and storm drain improvements shall be designed per PDMC Title 24,
Riverside County Flood Control and Water Conservation District's standards for the
Drainage Element of the Palm Desert General Plan, and all other relevant laws, rules, and
9
PLANNING COMMISSION RESOLUTION NO. 2841
regulations governing grading in the City of Palm Desert.
35. Prior to approval of the grading plans, the Applicant shall provide the City Engineer with
evidence that a Notice of Intent (NOI) has been filed with the State Water Resources
Control Board. Such Evidence shall consist of a copy of the NOI stamped by the State
Water Resources Control Board or the Regional Water Quality Control Board, or a letter
from either agency stating that the NOI has been filed. More detailed information regarding
this General Permit, applicable fee information and the necessary forms to complete the
NOI are available by calling (916) 341-5537 or on the SWRCB web site at: Construction
Stormwater General Permits I California State Water Resources Control Board.
https://www.waterboards.ca.gov/water_issues/programs/stormwater/constpermits.html
36. Prior to the issuance of a grading permit, the Applicant shall submit a PM10 application
for review and approval. The Applicant shall comply with all provisions of PDMC Section
24.12 regarding Fugitive Dust Control.
37. Prior to issuance of grading permit, the Applicant shall submit a Storm Water Pollution
Prevention Plan (SWPPP) for review and approval of the Land Development department.
38.Where grading involves import or export, the Applicant shall obtain permits from the Public
Works Department, including import/export quantities and hauling route.
39. Prior to grading permit, it shall be the sole responsibility of the Applicant to obtain any and
all proposed or required easements and/or permissions necessary to perform the grading
shown on the grading plan exhibit. Proof shall be provided to the Land Development
Division prior to issuance of grading permit.
40. It is assumed that the grading and the provisions for water quality management shown on
the conceptual grading exhibit can comply with all requirements for a Final Water Quality
Management Plan (F-WQMP), without substantial change from that shown. Prior to
approval of the grading plan for each Precise Plan Landowner shall prepare, or cause to
be prepared, a Final WQMP in conformance with the requirements of the Riverside
County Flood Control and Water Conservation District (RCFC&WCD) Whitewater River
Watershed area for approval of the City Engineer.
41. All post-construction BMPs shall be designed based on the City of Palm Desert's
maximum infiltration criteria of one (1) inch/hour.
42. Prior to the issuance of a grading permit, the Applicant shall submit a signed and notarized
WQMP Operations and Maintenance Agreement to the City. The agreement shall provide
for the maintenance and operation of open space areas, common spaces such as parking
lot and recreational facilities, trash disposal for common areas, and water quality BMP
facilities, by either the property owners' association or the owners of each individual lot or
unit as tenants in common.
43.The Applicant's Civil Engineer shall field verify that all BMPs are designed, constructed,
and functional in accordance with the approved WQMP. BMPs shall be inspected and
signed-off by the City Public Works/CIP inspector. Coordinate inspection with staff and
submit a completed verification form for review and approval. This condition will be at the
10
PLANNING COMMISSION RESOLUTION NO. 2841
discretion of the City Engineer.
44. Prior to the issuance of grading permit and in compliance with the City of PDMC Chapter
27.24, the Applicant shall enter into an agreement and post financial security guarantee
for all grading work related to this Project.
45. Prior to the issuance of grading permit for each Precise Plan, the Applicant shall submit
for review and approval of the City Engineer a final Geotechnical Report that includes
project specific recommendations.
46. Prior to the start of grading activities, the Applicant shall install all erosion and dust control
mechanisms for the site as approved by the City.
47. Upon completion of grading of each Precise Plan, the Project's Geotechnical Engineer
shall certify to the completion of grading in conformance with the approved grading plans
and the recommendations of the geotechnical report approved for this Project. A licensed
land surveyor shall certify to the completion of grading in conformance with the lines and
grades shown on the approved grading plans.
48. Prior to map recordation, the Applicant shall submit improvement plans for all public
streets and improvements.
A. Dedication of street on the final map shall be for public right-of-way purposes
inclusive of street, drainage, and utility installation.
B. The following streets have been identified as future public streets during the review
process and are identified in the referenced tentative map exhibit:
Portion/Extension of Julie Drive, Street "A", Street"B", Street "C", Street"D", Street
E", Street "F", Street "G", Street "H", Street "I", Street "J", Street "K", Street "L",
Street "M", Street "N", Street "O", Street "P", Street "Q", and Street "R".
49. Final map shall show, as part of the Owner's Statement, retention of open space lots
identified in the referenced tentative map exhibit. The following lots were identified as to
be retained by ownership: Lot A through Lot O inclusive.
A. Any changes to the ownership of the lots will require approval by the City Engineer
and the Director of Public Works.
B. Maintenance responsibilities for private common spaces and lots retained on the
map shall be clearly detailed on the CC&Rs for the subdivision.
50. Final map shall show corner cutback dedication at all corner lots and public street
intersections. Dedication at corner lots shall be adequate to accommodate all public
infrastructure within the public street, including ADA compliant curb ramps.
51. Prior to the map recordation, the Applicant shall provide full-scale signing and striping
improvement plans for all public streets as a separate set of plans from street
improvement plans for review and approval by the City Engineer. Signing and striping
plans shall show existing improvements and modifications including, but not limited to,
bike lanes, roundabout(s), travel lanes, pavement markings, turning arrows, etc.
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PLANNING COMMISSION RESOLUTION NO. 2841
52. Prior to final map approval, the Applicant shall pay a fair share contribution equivalent to
42.9% of the design and construction cost for the signalization of Gerald Ford Drive and
Rembrandt Way/Vitalia Way intersection.
53. The final map may not be approved until the required improvements, as identified on these
Conditions of Approval, have been satisfactorily constructed and approved by the City
Engineer; or until an adequate security has been posted with the City, in accordance with
PDMC Title 26. If construction is not completed prior to map recordation, the Applicant
shall enter into a subdivision improvement agreement and post financial securities with
the City for the required public improvements prior to map approval. The form and amount
of the financial security shall be reviewed and approved by the City and be in compliance
with PDMC Sections 26.28.030 and 26.28.040.
54. Prior to map recordation, unless corresponding securities are posted per Condition No.
53, the Applicant is responsible for the construction and installation of improvements on
Gerald Ford Drive in compliance with the Refuge Specific Plan. Improvements generally
include, but not limited to:
A. If not in place or constructed by others prior to the proposed map recordation:
Street improvements, including meandering sidewalk, curb and gutter, and
landscape and irrigation improvements along the Refuge Specific Plan boundary
and transitioning to existing improvements to the east and west of the site.
B. A Class II bicycle lane in accordance with Coachella Valley Association of
Governments Active Transportation Planning (CVAG ATP) Design Guidelines
Section 5.3.
C. Improvements identified in these Conditions of Approval for public streets.
D. The Applicant shall show, as reference only, all existing and proposed utility
connections. Utility plans shall be processed and approved by CVWD.
55. Prior to map recordation, unless securities are posted per Condition No. 53, the Applicant
is responsible for the construction and installation of Gerald Ford Drive/Rembrandt
Parkway intersection improvements in compliance with the traffic report prepared for
Refuge Specific Plan and approved by the City. Improvements generally include, but are
not limited to:
A. ADA compliant curb ramps.
B. Installation of intersection improvements to provide:
i. Northbound: one LT/TH lane, one (125 ft) RT lane
ii. Southbound: one shared LT/TH/RT lane
iii. Eastbound: one LT lane, two TH lanes, one (150 ft) RT lane
iv. Westbound: one (150 ft) LT lane, three TH lanes, one RT lane
v. Signalized intersection
C. Applicant to pay for full cost of intersection and roadway improvements, excluding
traffic signal.
D. In addition, Applicant shall contribute a 42.9% of the total design and construction
cost for intersection signalization and improvements. The amount shall be per the
City's approved cost estimate and a form approved by the City Engineer.
E. Design for traffic signal shall consider interconnect to adjacent signals on Gerald
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PLANNING COMMISSION RESOLUTION NO. 2841
Ford Drive at Portola Avenue and at Gateway Drive shall be included as part of
the design and construction cost estimates.
56. Prior to map recordation, unless securities are posted per Condition No. 53, the Applicant
is responsible for the construction and installation of improvements on Street "A" south of
Gerald Ford Drive transitioning to proposed Street "A" in compliance with the Refuge
Specific Plan and as identified in the traffic study. Improvements generally include but are
not limited to:
A. ADA compliant curb ramps at driveway crossings.
B. Widening of Street "A" to a 44-foot roadway, north of the subdivision boundary to
Gerald Ford Drive, providing landscape and sidewalk along both sides of the
street. Street section shall provide for 44-foot roadway with the following
geometries:
i. Northbound: one lane
ii. Southbound: one lane
C. In addition, the design shall include shared bicycle and golf cart lanes between
Gerald Ford Drive and the extension of Julie Lane.
57. Prior to map recordation, unless securities are posted per Condition No. 53, the Applicant
is responsible for the construction and installation of Street "A"/Julie Lane intersection
improvements in compliance with the Specific Plan Traffic Report recommendations.
A. Applicant will be responsible for providing adequate right-of-way on the final map
to accommodate all public infrastructure within the public right-of-way. Applicant
will be the sole responsible party for any right-of-way acquisition, if any, that may
be required in order to satisfy this Condition of Approval.
B. Install intersection improvements:
i. Roundabout per California Highway Design Manual (CA HDM) and Federal
Highway Administration (FHWA) guidelines, including enhanced central
island and accessible pedestrian crossing.
ii. Modify existing westerly terminus of Julie Lane to join with required
roundabout improvements.
iii. Sidewalk facilities shall be provided surrounding the roundabout.
iv. Landscape improvements within public right-of-way will be required
surrounding the roundabout.
58. Prior to map recordation, unless securities are posted per Condition No. 53 or the
improvements are found by the City Engineer to no longer be required, the Applicant is
responsible for the construction and installation of Julie Lane/Portola Road intersection
improvements in compliance with the Specific Plan traffic report recommendations.
A. Install geometries to provide:
i. Northbound: one LT, three TH lanes, one RT lane
ii. Southbound: one LT, two TH lanes, one shared TH/RT lane
iii. Eastbound: one LT lane, one shared TH/RT
iv. Westbound: one LT lane, one TH lane, one FIT lane
13
PLANNING COMMISSION RESOLUTION NO. 2841
59. Prior to map recordation, unless securities are posted per Condition No. 53, the Applicant
is responsible for the construction and installation of improvements of Street "B", the
westerly extension of existing Julie Lane. Improvements shall be provided on both sides
of the street and generally include, but not limited to: curb and gutter, landscape and
irrigation improvements, landscape buffered sidewalks along roadways.
A. Proposed Street "B" shall extend and connect to proposed Street "F" as generally
shown on the tentative map exhibit. Connection and roadway alignment shall be
reviewed and approved by the City Engineer.
B. All signing and striping shall follow California MUTCD standards.
C. Proposed Street"B" and future condominium development parcel intersection shall
be designed to include a mini roundabout per CA HDM and FHWA guidelines or
as a three-legged intersection (T-intersection). Final design shall be reviewed and
approved by the City Engineer.
60. Prior to map recordation, unless securities are posted per Condition No. 53, the Applicant
is responsible for the construction and installation of improvements on proposed local
streets. Improvements shall be provided on both sides of the streets unless otherwise
specified on these conditions of approval and generally include, but not limited to: curb
and gutter, and landscape and irrigation improvements, and landscape buffered sidewalks
along roadways.
A. All signing and striping shall follow California MUTCD standards and be submitted
as a separate set of plans for review and approval of the City Engineer.
B. Parking along 36-foot-wide interior streets shall be limited to one side of the street
only.
C. Horizontal curves shall be designed per Highway Design Manual and shall provide
adequate roadway expansion (widening) to safe vehicle circulation and
movements.
D. Street design shall incorporate a roundabout per CA HDM and FHWA guidelines
at the intersection of proposed Street "C" and Street "G".
E. Streets design shall incorporate mini roundabouts per CA HDM and FHWA
guidelines at the intersection of proposed Street "G" and Street "J," as generally
shown on the referenced tentative map exhibit. Final design shall be reviewed and
approved by the City Engineer.
61. Prior to issuance of encroachment permit for public improvements and/or map
recordation, whichever comes first, the Applicant shall enter into an agreement and post
financial security guarantee for the construction of all off-site/public improvements in
accordance with Chapter 27.24 of the PDMC. The form and amount of the financial
security shall be reviewed and approved by the City Engineer. The Applicant shall
guarantee all improvements for a period of one (1) year from the date of final acceptance
and the improvement guarantee shall be backed by a bond or cash deposit in the amount
of ten percent of the surety posted for the improvements.
62. Prior to the map recordation, the Applicant shall submit grading and improvement plans
for all private improvements and common areas for review and approval of the City
Engineer.
14
PLANNING COMMISSION RESOLUTION NO. 2841
A. Signing and striping shall be part of the plans and shall include stop signs and stop
bars for vehicles exiting the amenities area parking lot.
B. All private improvements shall be kept within private property. Non-standard
encroachments into proposed public right-of-way will not be permitted, unless
clearly identified on these Conditions of Approval.
63. Prior to approval of the improvement plans, the Applicant shall provide a full-scale signing
and striping improvement plan for all public streets as a separate set of plans from street
improvement plans for review and approval of the City Engineer. Signing and striping
plans shall show existing improvements and modifications including, but not limited to,
bike lanes, median break(s), travel lanes, pavement markings, turning arrows, etc.
64. Prior to a building permit for the first developed phase, proposed Street "A", Julie Lane,
and Street "A"/Julie Lane intersection improvements shall be in constructed and
accessible. Recommendations of the traffic report may be phased as approved by the
City Engineer, but in no case shall defer installation or payment of fair share for traffic
signal at Gerald Ford beyond the first developed phase.
65. Prior to a building final inspection, the Applicant is responsible for the completion of
construction of all grading and improvements for which plans are required.
66. Prior to final building permit inspection or certificate of occupancy, the Applicant is
responsible for the completion of all public improvements within the corresponding
development phase.
67. Prior to City acceptance of all public streets, the Applicant shall have completed all
building and construction activities related to each construction phase. Street capping
shall be performed after the last Certificate of Occupancy is released.
68. Prior to bond release, punch list work for improvements and capping of streets for each
construction phase shall be completed and approved for acceptance by the City Engineer.
FIRE DEPARTMENT:
69. Fire Hydrants and Fire Flow: The water system shall be capable of delivering the required
fire flow. Prior to PP (plot plan) approval, information shall be provided to the Office of
the Fire Marshal regarding the building's occupancy type, construction type, building
area, and whether the buildings will be protected with fire sprinklers.
70. Fire Department Access: Access roads shall extend to within 150 feet of all portions of
the exterior building walls and shall have an unobstructed width of not less than 24 feet.
Fire access driveways with a dead-end exceeding 150 feet in length shall be provided
with an approved space to turn around the fire apparatus. The access roads shall be
capable of sustaining 60,000 lbs. over two axles and 75,000 lbs over three axles in all-
weather conditions. Approved vehicle access, either permanent or temporary, shall be
provided during construction. CFC 503.1.1, 3310.1 and 503.2.1
15
PLANNING COMMISSION RESOLUTION NO. 2841
71. Requests for installation of traffic calming designs/devices on fire apparatus access
roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC
503.4.1.
72. Phased Construction Access: If construction is phased, each phase shall provide
approved access for fire protection prior to any construction.
73. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger shall be
protected with a fire sprinkler system. Ref CFC 903.2 as amended by the City of Palm
Desert.
74. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-
family dwellings per the California Residential Code (CRC). Plans must be submitted to
the Office of the Fire Marshal for review and approval prior to installation. Ref. CRC
313.2.
75. Knox Box and Gate Access: Buildings shall be provided with a Knox Box installed in an
accessible location approved by the Office of the Fire Marshal. Manual gates shall be
equipped with approved Knox equipment. Electric gates shall be provided with Knox key
switches. Electric gate operators shall also be connected to a remote signal receiver
compatible for use with the preemption devices on the Riverside County fire apparatus.
The gate shall automatically open upon receiving a remote signal from the fire apparatus.
Ref. CFC 506.1.
76. Addressing: All residential dwellings and commercial buildings shall display street
numbers in a prominent location on the street side of the premises and additional
locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal
Standard #07-01.
77. The proposed Project may have a cumulative adverse impact on the Fire Department's
ability to provide an acceptable level of service. These impacts include an increased
number of emergency and public service calls due to the increased presence of
structures, traffic, and population. The Project proponents/developers will be expected to
provide for a proportional mitigation of these impacts via capital improvements and/or
impact fees.
16
PLANNING COMMISSION RESOLUTION NO. 2841
EXHIBIT B
APPROVED PAD ELEVATIONS FOR LOTS 1-46
Lot Approved Pad Elevation
Number NAVD 88)
1 294.4
2 294.2
3 293.9
4 293.7
5 293.4
6 294.0
7 293.8
8 293.6
9 294.1
10 294.3
11 294.5
12 294.8
13 295.0
14 295.3
15 295.5
16 295.8
17 296.0
18 296.2
19 296.5
20 297.0
21 297.2
22 297.5
23 297.7
24 297.9
17
PLANNING COMMISSION RESOLUTION NO. 2841
298.2
26 298.4
27 298.7
28 298.9
29 299.1
30 299.3
31 299.7
32 299.9
33 300.1
34 300.4
35 300.6
36 300.8
37 301.1
38 301.5
39 301.8
40 302.0
41 302.3
42 302.5
43 302.7
44 303.0
45 303.2
46 304.0
END OF CONDITIONS OF APPROVAL
18
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
Appendix B
Vicinity Map, WQMP Site Plan, and Receiving Waters Map
MONTEREY AVE
PORTOLA AVE
INDIANINDIANWELLSWELLS
I-10
HWY 111
VARNER RD
RAMON RD
CO
OK ST
BO
B HOPE DR
PORTOLA AVE
CO UNTRY CLUB DR
DA VALL DR
FRANK SINATRA DR
GERALD FORD DR
HOVLEY LN
FRED WARING DR
DINAH SHORE DR
ELDORADO DR
42ND AVE
TAMARISK ROW DR
OASIS CLUB DR
MORNINGSIDE DR
I-10
MONTEREY AVE
PALMPALMDESERTDESERT
RANCHORANCHOMIRAGEMIRAGE
INDIANINDIANWELLSWELLS
CATHEDRALCATHEDRALCITYCITY
74
111
10
VICI NITY MAP
PRO JECTSITE
0 5,000Feet
NO
PA
R
K
I
N
G
NO
PA
R
K
I
N
G
NO
PA
R
K
I
N
G
NO
PARKING
US
P
S
NO
PA
R
K
I
N
G
NO
PA
R
K
I
N
G
VA
N
VA
N
VA
N
VA
N
VA
N
GU
E
S
T
GU
E
S
T
GU
E
S
T
GU
E
S
T
MA
I
L
NO
PA
R
K
I
N
G
VA
N
VAN
VA
N
VAN
1
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891011
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MSA CONSULTING, INC.
Civil Engineering Land Surveying Landscape ArchitecturePlanning Environmental Services Dry Utility Coordination GIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com
DESIGN BY
JHC
EXHIBIT DATE:
EXPLORE - PALM DESERTPROJECT NAME:
TENTATIVE TRACT MAP 38434MAP NUMBER:
WQMP EXHIBIT - PHASE 1PLAN:
DECEMBER 2023
DRAWN BY
CHECK BY
BSC
MDW
L=803
DA-E
A=10.593
L=3,515'
DA-G
A=44.359
L=498'
DA-F
A=3.843
CRESCENT PASSAGE
WO
O
D
W
A
R
D
D
R
I
V
E
MO
N
T
A
G
E
P
A
R
K
W
A
Y
JU
L
I
E
L
A
N
E
JE
R
I
L
A
N
E
CO
S
M
O
P
O
L
I
T
A
N
L
A
N
E
PO
R
T
O
L
A
P
O
I
N
T
E
L
A
N
E
IM
P
E
R
I
A
L
C
O
U
R
T
W
E
S
T
KI
N
G
S
T
O
N
C
O
U
R
T
W
E
S
T
WE
S
T
P
E
T
U
N
I
A
P
L
A
C
E
CH
I
N
O
O
K
C
I
R
C
L
E
W
E
S
T
KO
K
O
P
E
L
L
I
C
I
R
C
L
E
HOLLISTER DRIVE
DRISCOLL STREET
EMERSON DRIVE
COLEBRIDGE STREET
DREXELL DRIVE
FUTURE MULTI-FAMILY RESIDENTIAL
(NOT A PART)
L=755'
DA-A
A=3.193
L=958'
DA-B
A=4.664
L=800'
DA-C
A=4.014
L=862'
DA-D
A=4.345
L=1,767'
DA-H
A=2.462
L=715'
DA-I
A=1.331
RETENTION BASIN
PROPOSED FLOW ARROW
DRAINAGE SUB-AREA ID
LENGTHL
DA
AC.
DA
ELEV.
ACREAGE
DRAINAGE AREA
ELEVATION
EX.
PROP.
RET.
EXISTING
PROPOSED
RETENTION
LEGEND
PROJECT TRIBUTARY AREA
AREA (AC)A
SUMMARY OF DRAINAGE AREAS AND RETENTION CAPACITIES
IMPERVIOUS
AREA AND
PERCENTAGE
ON-SITE
AREA (IN
ACRES)
DRAINAGE
AREA ID
WQMP
VBMP
RETENTION
FACILITY
TYPE
STORAGE VOLUME
PROVIDED BY RETENTION
FACILITIES (IN CUBIC FEET)
DA-A 3.913 2.125 AC. (54%)2,089 28,552
DA-B 4.664 2.741 AC. (59%)2,706 35,231
DA-C 4.014 2.375 AC. (59%)2,347 27,883
DA-D 4.345 2.546 AC. (59%)2,513 27,842
DA-E 10.593 6.195 AC. (58%)6,113 81,261
DA-F 3.843 2.238 AC. (58%)2,207
BASIN
BASIN
BASIN
BASIN
BASIN
BASIN 32,102
DA-G 44.360 26.873 AC. (61%) 26,627 BASIN 260,199
DA-H 2.463 0.246 AC. (10%)395 BASIN 67,641
DA-I 1.332 0.133 AC. (10%)214 45,419
TOTAL SITE 79.528 AC. 45.156 AC. (57%) 44,773 CF
BASIN
(SEE ABOVE)606,130 CF
SINGLE FAMILY - DETACHED
SINGLE FAMILY - (NOT A PART)
FLOW ARROW (NOT A PART)
SUMMARY OF FUTURE DRAINAGE AREAS AND RETENTION CAPACITIES
IMPERVIOUS
AREA AND
PERCENTAGE
ON-SITE
AREA (IN
ACRES)
DRAINAGE
AREA ID
WQMP
VBMP
RETENTION
FACILITY
TYPE
STORAGE VOLUME
PROVIDED BY RETENTION
FACILITIES (IN CUBIC FEET)
DA-J 14.282 9.283 AC. (65%)9,315 BASIN 163,193
NOTE: DRAINAGE AREA "J" WILL BE PART OF FUTURE DEVELOPMENT.
NOTE: DRAINAGE AREA "J" WILL BE PART OF FUTURE DEVELOPMENT.
DRAINAGE SUB-AREA ID - (NOT A PART)
LENGTHL
DA
AREA (AC)A
L=1,185'
DA-J
A=14.287
TEMP. RETENTION BASINS
RETENTION
BASIN
RETENTION
BASIN
RETENTION
BASIN
RETENTION
BASIN
RETENTION
BASIN
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1,234 SF
0.03 AC.
NO
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NO
PARKING
NOPARKING
NO
PA
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I
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G
NO
PARKING
COMPACT
CAR
COMPACT
CAR
COMPACT
CAR
COMPACT
CAR
COMPACT
CAR
COMPACT
CAR
COMPACT
CAR
COMPACT
CAR
COMPACT
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ST
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STREET "D"
STRE
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"
STREET "B"
333
ST
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T
"
A
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1
N 89°54'53" E 274.39'
N
0
0
°
0
3
'
3
6
"
E
3
5
3
.
9
9
'
N 89°56'24" W 539.40'
N 89°55'16" E 505.02'
N
0
0
°
0
3
'
3
9
"
E
1
7
2
9
.
6
2
'
N
0
0
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0
3
'
3
6
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E
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.
7
8
'
50'
2 33'
N
0
0
°
0
1
'
0
9
"
W
3
3
3
2
.
5
7
'
30'
20
'
20
'
10
'
20
'
12
'
STREET "B"
60'
72
'
CONDOMINIUM
B
E
A A
EX. PROJECT BOUNDARY
& LOT LINE
EX. PROJECT BOUNDARY
& LOT LINE
EX
.
P
R
O
J
E
C
T
B
O
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N
D
A
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Y
&
L
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T
L
I
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E
PROP. R/W (TYP.)
PROP. C/L (TYP.)
PROP. CURB (TYP.)
PROP. CONDOMINIUM
BOUNDARY & LOT LINE
PROP. RAISED MEDIAN
JULIE LANE
76
'PROP. R/W PER
TTM 37993
E
91 92908988878685
98 97 96 95 94 93
99 100 101 102 103 104
135 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118
105 106 107 108 109 110 111 112 113 114 115 116 117
144 145 146 147 148 149143142141140139138
137136
150 168
84
167
1
2
3
4
572
73
74
75
76
77
78
79
80
81
82
83
ST
R
E
E
T
"
F
"
STREET "G"
4,934 SF
4,937 SF
4,940 SF
4,943 SF
4,946 SF
4,949 SF
4,952 SF
4,955 SF
5,905 SF
6,507 SF
8,696 SF
4,650 SF
4,650 SF
5,596 SF
6,652 SF
5,085 SF
5,583 SF
4,996 SF
6,789 SF
10,511 SF 8,208 SF
6,577 SF 5,759 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 7,612 SF5,780 SF4,992 SF4,683 SF4,698 SF4,650 SF
4,581 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF4,535 SF
4,067 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF4,536 SF
5,357 SF3,901 SF3,901 SF3,901 SF3,901 SF4,535 SF
5,357 SF3,901 SF3,901 SF3,901 SF3,901 SF4,535 SF
4,727 SF 4,375 SF 4,375 SF 4,376 SF 4,377 SF 4,377 SF 4,932 SF4,378 SF
10
'
36
'
10
'
56
'
622,131 SF
14.28 AC.
10
'
36
'
10
'
56
'
R = 300.0'
R = 300.0'
R = 300.0'
R = 150.0'
R = 200.0'
R = 290.0'
10
'
36
'
10
'
56
'
10'36'10'
56'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
47'
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'
47'
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47'
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'
47'
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'
47'
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'
47'
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'
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'
47'
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'
47'
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'
41'
21'
68
'
56'
83
'
55'
10
3
'
20
'
14
4
'
10
6
'
46'20
'
10
3
'
95
'
51'
10
6
'
93
'
95
'
93
'
51'
93
'
93
'
50'
93
'
93
'
50'
93
'
93
'
50'
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'
93
'
50'
93
'
50'
93
'
93
'
60'
10
1
'
61'
93
'
60'
12
1
'
63'
10
1
'
60'
15
6
'
70'
12
1
'
72'
20'13'
15
6
'
93
'
99'
93'
93'
54
'
93'
54
'
100'
99'
73
'
66'
614'
54
0
'
536'
49
2
'
52'
93'
50'
93'
93'
50'
93'
50'
93'
60'
93'
61'
96'
62'
96'
41'
46
'
93'
93'
53
'
94'
53
'
94'
63
'
95'
63
'
95'
63
'
116'
67'
116'
63
'
155'155'
93'
60
'
93'
60
'
93'
53
'
93'
53
'
93'
53
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93'
53
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93'
53
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53
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53
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47'
93
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47'
93
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47'
93
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47'
93
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47'
93
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47'
93
'
52'
78
'
21'37'
93
'
56'
68
'
21'41'
83
'
47'
83
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47'
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47'
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83
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51'21'
68
'
83
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47'
83
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47'
83
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47'
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47'
83
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41'
21'
68
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56'
83
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52'
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21'
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47'
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'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
56'
68
'
21'41'
83
'
83
'
49'
79
'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
47'
83
'
42'
2'
77'
50'
68'
50'50'176'
50'50'50'50'50'50'50'51'
66'
1
'
R=48'
R=48'
LOT "C"
79,693 SF
1.83 AC.
LOT "C"
LOT "A"
47,240 SF
1.08 AC.
LOT "A"
LOT "B"
88,701 SF
2.04 AC.
LOT "A"
R
LOT "H"2,851 SF / 0.07 AC.
D
D
D
D
10
'
B
8'44'8'
80'C C
10'24'24'10'
12'
10'
24'
24'
10'C
C
PROP. 24' TEMPORARY ACCESS EASEMENT
24
'
24'
LOT "D"
1,088 SF
0.02 AC.
47'
47'
93
'
47'
93
'
47'
93
'
47'
93
'
47'
93
'
53'
93
'
53'
93
'
21'
51'
66'
68
'
536'
82
'
646'
R = 64'
GERALD FORD DRIVE
SHEET 2
SHEET 1
NOPARKINGNOPARKING
NOPARKING
NO
PA
R
K
I
N
G
NOPARKING
COMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCAR
SECTION C-C
STREET "C"
(PUBLIC ROAD)
N.T.S.
VARIESR/W
PROP.
R/W
PROP.
VARIES VARIES
10'10'
CL
2%2%
VARIES24'24'
PROP. RAISED
MEDIAN 6'6'
PROP. MOUNTABLE
BARRIER CURB
PROP. MOUNTABLE
BARRIER CURBPROP. WEDGE
CURB & GUTTER
PROP.
SIDEWALK
A.C. PAVEMENT
OVER A.B
PROP. WEDGE
CURB & GUTTER
PROP.
SIDEWALK
NOPARKINGNOPARKING
NOPARKING
NO
PAR
K
I
N
G
NOPARKING
COMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCAR
PH. 2
GERALD FORD DRIVE
PH. 1
SECTION B-B
STREET "B"
(PUBLIC ROAD)
N.T.S.
26'
72'
26'
R/W
PROP.
R/W
PROP.
36'36'
10'10'
CL
2%2%
12'20'20'
PROP. RAISED
MEDIAN
6'6'
PROP. BARRIER CURBPROP. BARRIER CURB PROP. CURB & GUTTER
PROP. SIDEWALK
PROP. CURB & GUTTER
PROP. SIDEWALK
A.C. PAVEMENT
OVER A.B
SECTION D-D
PORTION OF STREET "B", & STREETS "D" THRU "R"
(PUBLIC ROAD)
N.T.S.
18'
56'
18'
R/W
PROP.
R/W
PROP.
28'28'
10'10'
CL
2%2%
6'6'
A.C. PAVEMENT
OVER A.B
PROP. WEDGE
CURB & GUTTER
PROP. SIDEWALK
PROP. WEDGE
CURB & GUTTER
PROP. SIDEWALK
SECTION E-E
PORTION OF JULIE LANE
(PUBLIC ROAD)
N.T.S.
26'
76'
26'
TTM 37993
PROP. R/W PER
TTM 37993
PROP. R/W PER
38'38'
12'12'
CL
2%2%
12'20'20'
PROP. RAISED
MEDIAN
6'6'
A.C. PAVEMENT
OVER A.B
PROP. BARRIER CURBPROP. BARRIER CURB
PROP. SIDEWALK
PROP. CURB & GUTTER
PROP. SIDEWALK
PROP. CURB & GUTTER
SECTION A-A
STREET "A"
(PUBLIC ROAD)
N.T.S.
22'
60'
22'
R/W
PROP.
R/W
PROP.
30'30'
8'8'
2%2%
6'6'
CL
A.C. PAVEMENT
OVER A.B
PROP. CURB & GUTTER
PROP. SIDEWALK
PROP. CURB & GUTTER
PROP. SIDEWALK
MSA CONSULTING, INC.
Civil Engineering Land Surveying Landscape ArchitecturePlanning Environmental Services Dry Utility Coordination GIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com
SHEET
SHEETS
2
OF
1
EAST
NORTH
SOUTH
WEST
CENTERLINE
EASEMENT
EXISTING
(E)
(N)
(S)
(W)
C/L
ESMT.
EX.
ABBREVIATIONS
ACREAGEAC
CURB AND GUTTERC&G
ASSESSORS PARCEL NUMBERAPN
E/P EDGE OF PAVEMENT
A.C.ASPHALT CONCRETE
MIN.MINIMUM
MAX.MAXIMUM EXISTING IRRIGATION
EXISTING GAS
EXISTING EASEMENT
EXISTING ELECTRIC
EXISTING IRRIGATION DRAIN LINE
EXISTING CABLE
EXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
X EXISTING EASEMENT DELTA
EXISTING LOT LINE
EXISTING TELEPHONE
BOUNDARYBNDRY
EXISTING EDGE OF PAVEMENT
M.B.MAP BOOK
NUMBER
PROPOSED
RIGHT OF WAY
TYPICAL
NO.
PROP.
R/W
TYP.
P.U.E.PUBLIC UTILITY EASEMENT
SF SQUARE FEET
RADIUSR
STANDARDSTD.
P/L PROPERTY LINE
N.T.S.NOT TO SCALE
R-L LOW DENSITY (RESIDENTIAL)
UG UNDERGROUND
OVERHEADO/H
OPEN SPACE / PARKSOS/PP
PAGEPG.
EXISTING OVERHEAD TELEPHONE
EXISTING SEWER
EXISTING RIGHT OF WAY
PROPOSED CURB
PROPOSED EASEMENT
EXISTING CITY / COUNTY LIMITS
EXISTING SEWER FORCE MAIN
EXISTING WATER
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
PROPOSED AND EXISTING CENTER LINE
TENTATIVE TRACT MAP BOUNDARY
TENTATIVE TRACT MAP NO. 38434
DATA TABLE
ASSESSOR'S PARCEL NUMBER:694-310-002, 694-310-003 & 694-310-006
EXHIBIT DATE: AUGUST 25, 2023
SOURCE OF TOPOGRAPHY:
ADDRESS:
INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE "A"
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY:OCTOBER 26, 2016 TELEPHONE:(951) 687-4252
PUBLIC UTILITY PURVEYORS:
SOUTHERN CALIFORNIA EDISON
SOUTHERN CALIFORNIA GAS COMPANY
FRONTIER COMMUNICATIONS
COACHELLA VALLEY WATER DISTRICT
SPECTRUM
COACHELLA VALLEY WATER DISTRICT
UNDERGROUND SERVICE ALERT
EXISTING GROSS & NET ACREAGE 93.56 AC.
EXISTING ZONING:
PROPOSED ZONING:
EXISTING GENERAL PLAN LAND USE:
PROPOSED GENERAL PLAN LAND USE:
PLANNED RESIDENTIAL
PLANNED RESIDENTIAL
TOWN CENTER NEIGHBORHOOD
LAND USE DESCRIPTION:ACREAGE:
PROPOSED OPEN SPACE LOTS (LOTS "A" THRU "N")11.91 AC.
14.28 AC.PROPOSED CONDOMINIUM LOT (LOT 333)
1
EXISTING EASEMENT NOTES:
ZONE "X": AREA OF MINIMAL FLOOD HAZARD
AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS,
COMMUNITY PANEL MAP NUMBER 06065C1595G
FEMA FLOOD ZONE DESIGNATION:
EFFECTIVE DATE: AUGUST 28, 2008.
APPLICANT /
ADDRESS:
CONTACT:
1775 SKY PARK EAST, SUITE 101
IRVINE, CALIFORNIA 92614
MARC KLEIMAN
EXHIBIT PREPARER:
ADDRESS:
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT:PAUL DEPALATIS, AICP TELEPHONE:(760) 320-9811
REVISIONS
NO.DATE
LIQUEFACTION:MODERATE LIQUEFACTION ZONE
NOTES:1.
TOWN CENTER NEIGHBORHOOD
IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
LEGAL DESCRIPTION:
(760) 324-4991
(800) 427-2200
(800) 921-8101
(760) 398-2651
(877) 719-3278
(760) 398-2651
(800) 227-2600
DESCRIPTION
ELECTRIC:
GAS:
TELEPHONE:
WATER:
CABLE:
SEWER:
USA:
A PORTION OF THE EAST HALF OF SECTION 32, TOWNSHIP 4 SOUTH, RANGE 6 EAST,
SAN BERNARDINO MERIDIAN.
LAND OWNER:
THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER.
2.THERE ARE NO EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ON
THIS PROPERTY.
REFUGE PALM DESERT, LLC
FOR ROADWAY AND PUBLIC UTILITY PURPOSES, PER DOCUMENT NO. 86352,
REC. 10/15/1960, O.R. (PLOTTED HEREON)
AN EASEMENT UP TO 50' RESERVATION IN FAVOR OF THE UNITED STATES OF AMERICA,
PROPOSED CLUBHOUSE LOT (LOT "O")4.74 AC.
PROPOSED RESIDENTIAL LOTS (LOTS 1 THRU 332)40.93 AC.
N.T.S.
VICINITY MAP
BO
B
H
O
P
E
D
R
I
V
E
GERALD
RAMON ROAD
FRANK
MO
N
T
E
R
E
Y
PO
R
T
O
L
A
AV
E
N
U
E
AV
E
N
U
E
DINAH SHORE
COUNTRY CLUB DRIVE
INT
E
R
S
T
A
T
E
1
0
CITY OF
RANCHO
CO
O
K
S
T
R
E
E
T
MIRAGE
CITY OF
PALM
DESERT
DRIVE
SINATRA DR.
FORD DRIVE
SITE
INDEX MAP
SCALE: 1" = 300'
2 FOR ROADWAY AND PUBLIC UTILITY PURPOSES, PER BK. 4811, PG. 137, REC. 05/06/1959, O.R.
(PLOTTED HEREON)
AN EASEMENT UP TO 33' RESERVATION IN FAVOR OF THE UNITED STATES OF AMERICA,
SHEET MATCHLINE - SEE SHEET NO. 2
PHASING MAP
SCALE: 1" = 350'
PROPOSED STREETS (STREETS "A" THRU "R")21.70 AC.
3.ALL STREETS TO BE DEDICATED TO THE CITY FOR PUBLIC ACCESS AND UTILITY
INSTALLATION AND ALL LETTERED LOTS (A THROUGH O) TO BE RETAINED BY OWNERSHIP
FOR STORM DRAIN AND LANDSCAPE PURPOSES WITH HOA MAINTENANCE RESPONSIBILITY.
R:
\
2
6
3
6
\
A
c
a
d
\
P
l
a
n
n
i
n
g
\
T
e
n
t
a
t
i
v
e
M
a
p
\
2
6
3
6
T
T
M
3
8
4
3
4
.
d
w
g
,
8
/
2
5
/
2
0
2
3
1
2
:
4
7
:
4
6
P
M
,
d
g
a
l
l
e
r
a
n
i
,
M
S
A
C
o
n
s
u
l
t
i
n
g
,
I
n
c
.
CITY OF PALM DESERT
DEPARTMENT OF
DEVELOPMENT SERVICES
APPROVED BY:
C.C. RES. NO_________ STAFF LETTER
P.C. RES. NO_________ ARC ACTION FORM
BY: ____________________________________________
STAFF DATE
CONSTRUCTION SHALL COMMENCE WITHIN ONE YEAR OF THE APPROVAL
01/04/2024cflores
2841
STREET "O
"
STREET "G"
ST
R
E
E
T
"
G
"
ST
R
E
E
T
"
G
"
STREET
"
J
"
STREET
"
P
"
LOT "G"
CLUBHOUSE
LOT "O"
WOODWARD DRIVE
N
0
0
°
0
1
'
0
9
"
W
3
3
3
2
.
5
7
'
N
0
0
°
0
2
'
4
7
"
E
1
3
3
2
.
8
6
'
N 89°53'06" E 1323.12'
EX. PROJECT BOUNDARY
& LOT LINE
EX
.
P
R
O
J
E
C
T
B
O
U
N
D
A
R
Y
&
L
O
T
L
I
N
E
150 168
169
170
171
172
173
174
175
176
177
178
184
183
182
181
180
179
157
158
159
160
161
162
163
164
165
166
167
151
152
153
154
155
156
190 189
188
187
186
185
197
196
195
194
193192191
205 204 203
202
201
200
199
198
215
214
213
212
211
210209208207206
226 225 224 223 222 221 220 219 218 217
236235
234233232231230229228227
246 245 244 243 242 241 240 239 238 237
255254253252251250249248
247
256 257 258 259 260 261
262263264265266267268
269
270
271 272 273 274
275
276277278279
280
281
282
283
284
285
286
287
288
289 290 291
292
293
294
295
296
297
298
299 300
301
302
303
304
305 306
307
308
309
310
311
312313314
315
316
317
318
319
320
321
322
323
324
325
326
327
328
329
332
331 330
2
3
4
5
8
7
6
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
3233343536373839404142434445
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
216
STREET
"
Q
"
STREET "L"
STREET "N"STREET "M"
ST
R
E
E
T
"
H
"
4,450 SF
8,696 SF
8,690 SF
6,913 SF
6,066 SF
5,922 SF
5,926 SF
5,648 SF
5,652 SF
5,655 SF
5,941 SF
5,945 SF
5,665 SF
5,667 SF
5,954 SF
6,056 SF
6,015 SF
5,983 SF
6,101 SF
5,970 SF
5,688 SF
5,691 SF
5,979 SF
5,982 SF
5,700 SF
5,703 SF
7,263 SF
10,362 SF
13,634 SF
8,423 SF 6,373 SF 5,699 SF 5,692 SF 5,684 SF 5,677 SF 5,670 SF 6,134 SF 6,120 SF 5,642 SF 5,635 SF 5,627 SF 5,896 SF 7,789 SF
9,882 SF
9,830 SF
7,740 SF
5,851 SF
5,605 SF
5,604 SF
5,883 SF
5,882 SF
5,601 SF
5,599 SF
5,919 SF
6,265 SF
6,413 SF
5,882 SF
5,592 SF
5,591 SF
5,590 SF
5,868 SF
5,587 SF
5,586 SF
5,864 SF
6,356 SF
7,901 SF
4,369 SF
4,642 SF
4,567 SF
4,811 SF
4,650 SF
4,650 SF
5,596 SF
6,151 SF5,497 SF
5,115 SF
6,572 SF
4,692 SF
4,650 SF
4,650 SF
4,650 SF
5,433 SF
5,607 SF
6,935 SF
7,207 SF
5,804 SF
5,580 SF
5,580 SF
5,580 SF
5,580 SF
6,045 SF
6,285 SF 6,513 SF 6,762 SF
5,614 SF
5,580 SF
5,580 SF
6,328 SF
7,054 SF
6,960 SF7,137 SF
5,651 SF
5,254 SF
5,202 SF
5,110 SF
5,110 SF5,622 SF
5,770 SF
5,244 SF
5,264 SF
5,123 SF
5,279 SF
5,279 SF
5,839 SF
4,535 SF4,150 SF4,306 SF
4,402 SF
4,669 SF
4,832 SF
4,588 SF
5,881 SF
4,316 SF
3,901 SF
3,901 SF
3,961 SF
4,172 SF 4,172 SF 4,019 SF 4,536 SF
5,468 SF
4,806 SF5,186 SF5,487 SF5,632 SF
5,091 SF
5,401 SF
5,147 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 5,572 SF
9,449 SF4,650 SF4,650 SF4,650 SF4,650 SF5,115 SF
9,449 SF
4,650 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 5,115 SF
5,229 SF4,650 SF4,650 SF4,650 SF4,650 SF4,650 SF4,650 SF4,650 SF4,650 SF5,572 SF
5,467 SF 4,650 SF 4,723 SF 4,866 SF 5,055 SF 5,376 SF 5,649 SF 5,744 SF
5,082 SF 5,411 SF
3,901 SF
3,901 SF
3,901 SF3,957 SF4,042 SF4,042 SF4,042 SF3,942 SF3,901 SF4,535 SF
4,203 SF 3,901 SF 3,955 SF 4,166 SF
4,290 SF
4,514 SF
4,885 SF
5,058 SF
5,313 SF
6,077 SF
5,770 SF
5,206 SF
5,110 SF
5,110 SF
5,110 SF
5,110 SF4,838 SF5,268 SF
5,421 SF 4,892 SF 5,244 SF
5,244 SF
4,989 SF
5,110 SF
5,622 SF
6,068 SF
5,789 SF
6,242 SF
7,363 SF
6,412 SF6,398 SF
10,326 SF
8,571 SF
8,174 SF
7,895 SF
7,581 SF
7,253 SF
5,085 SF
5,155 SF
5,155 SF
5,155 SF
5,155 SF
5,155 SF
5,259 SF
4,650 SF
4,650 SF
5,563 SF
6,378 SF
7,025 SF
6,799 SF
7,080 SF
6,872 SF
6,584 SF
6,397 SF
6,595 SF
5,828 SF
5,771 SF
4,650 SF
4,650 SF
4,953 SF
5,062 SF
5,062 SF
5,062 SF
5,569 SF
4,996 SF
6,789 SF
10
'
10
'
36
'
10
'56'
10
'
36
'
10
'
56
'
10
'
36
'
10
'
56
'
R = 150.0'
R = 300.0'
R = 150.0'
R = 300.0'
R = 300.0'
R = 300.0'
= 300.0'
R = 300.0'
R = 1 010.0'R = 510.0'
R = 400.0'
R = 400.0'R = 285.0'
R = 400.0'
R = 400.0'
R = 300.0'
R = 200.0'
0'
R = 450.0'
R = 200.0'
R = 290.0'
10'36'10'
56'
10'36'10'
56'
20'13'
64'
77
'
58'
52'
68
'
21'37'
60'
76
'
67'
55'
21'
78
'
70'
57'
12
1
'
88
'
21'
55'
93
'
78
'
56'
83
'
41'21'
68
'
93
'
76
'
60'
93
'
45'21'
78
'
21'
41'
83
'
56'
68
'
93
'
55'
93
'
93
'
50'
93
'
93
'
93
'48'
93
'
93
'
48'
93
'
93
'
55'
93
'
93
'
76'
49'
99
'
10
6
'
60'
10
6
'
10
0
'
60'
10
0
'
60'
94
'
65'
94
'
65'
94
'
43'
11
8
'
12
1
'
10
7
'
11
8
'
51'
97
'
53'
10
7
'
61'
93
'
50'
97
'
93
'
50'
93
'
93
'
50'
93
'
93
'
55'
93
'
18'
96
'
65'
94
'
72'
94
'
59'
10
5
'
79'
10
5
'
58'
95
'
60'
95
'
93
'
60'
93
'
60'
93
'
60'
93
'
60'
93
'
61'
93
'
93
'
41'
32'
12
4
'
55'
99
'
65'
93
'
65'
93
'
51'
99
'
50'
93
'
60'
93
'
60'
93
'
50'
93
'
50'
93
'
60'
93
'
60'
93
'
50'
93
'
50'
93
'
60'
93
'
60'
93
'
50'
93
'
50'
93
'
60'
93
'
60'
93
'
93
'
63'
96
'
59'
93
'
65'
93
'
50'
96
'
62'
10
7
'
21'
10
7
'
98
'
93
'
22'
78
'
10
1
'
14
'
97
'
60'
11
6
'
63'
10
1
'
60'
10
8
'
62'
11
6
'58'
10
3
'
77'
10
8
'
58'
10
3
'
78
'
21'68'
98
'
45'
21'
88
'
49'
10
1
'
97
'
97
'
93
'
50'
93
'
50'
93
'
50'
93
'
50'
93
'
93
'
93'
50'
93'
93'
50'
93'
93'
93'50'
93'
93'
55'
93'
78
'
21'
93
'
46'
21'
12
5
'
58'
13
1
'
48'
93
'
93
'
50'
93
'
50'
93
'
57'
13
1
'
88'
11
3
'
50'
93
'
50'
93
'
48'
93
'
93'
59'
11
3
'
110
'
49'
93'
93'
49'
93'
93'
106'59'
110
'
93'
49'
93'
93'
49'
93'
102'
59'
106'
93'
49'
93'
99'
59'
102'
93'
93'
93'
54
'
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54
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73
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10
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83
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90
'46'90
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56'
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96
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41'18
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99
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17'
41'
83
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49'
91
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55'
94
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44'21'
93
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47'
83
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47'
83
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50'
11
0
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52'
94
'
47'
83
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47'
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50'
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6
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11
0
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47'
83
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50'
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7
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11
6
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50'
10
0
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55'
10
7
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47'
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83
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50'
96
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54'
10
0
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47'
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'83
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50'
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54'
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48'
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50'
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50'
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47'
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47'
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60'
78
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21'45'
93
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41'
21'
68
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56'
83
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49'
94
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54'
93
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50'
99
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58'
94
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49'
10
8
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58'
99
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50'
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7
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10
8
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50'
95
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52'
10
7
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55'
93
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20
'45'
95
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52'
83
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52'
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47'
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47'
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49'
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83
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50'
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58'
93
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55'
10
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46'
21'
78
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58'
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55'
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55'
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93
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93
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132'
93
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55'
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55'
50'
93
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50'
50'
93
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50'
50'
93
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50'
50'
93
'
50'
132'
93
'
21'
46'
58'
78
'
50'
50'
93
'
50'
50'
93
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50'
50'
93
'
50'
50'
93
'
50'
50'
93
'
55'
98
'
55'
93
'
54'
11
7
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143
'
59'
94
'
96'
11
7
'
94
'
66'
94
'
60'
94
'
60'
94
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60'
94
'
60'
94
'
60'
94
'
60'
94
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65'
94
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65'
94
'
116'
54'
142
'
94'
59'
116'
96
'
93'
60
'
94'
65
'
93'
60
'
93'
60
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93'
60
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93'
60
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93'
63
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93'
63
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63
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'
93'
60
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93'
60
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93'
60
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93'
60
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96'
93'
63
'
95'
96'
63
'
99'
93'
75
'
93'
63
'
93'
63
'
93'
60
'
93'
60
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93'
60
'
93'
60
'
93'
63
'
93'
63
'
93'
60
'
93'
60
'
93'
60
'
93'
60
'
93'
60
'
93'
60
'
93'
63
'
94'
63
'
94'
101'
65
'
25'
99'
64'
99'
67
'
101
'
49'
82'
47'
94'
48'
101
'
42'
10
'
78'
50'
94'
52'
86'
10'
45'
93'
50'
93'
50'
93'
50'
93'
50'
93'93'
61'
96'96'
41'
46
'
55'
93
'
55'
51'
93
'
93
'
21'
65'
94
'
65'
94
'
60'
95
'
60'
94
'
60'
95
'
60'
95
'
60'
95
'
60'
95
'
60'
95
'
60'
95
'
60'
95
'
60'
95
'
98
'
74'
95
'
59'
11
0
'
21
'
81'
98
'
53'
159
'
61
'
78'
145
'
59'
107'
11
4
'
159
'
95'
89
'
107'
95'
60
'
95'
60
'
95'
60
'
95'
60
'
95'
63
'
95'
63
'
95'
63
'
95'
63
'
95'
60
'
95'
60
'
95'
60
'
95'
60
'
95'
63
'
95'
63
'
101'
63
'
95'
63'
95'
60
'
101'
100'
60
'
95'
95'
63
'
100'
94'
63
'
95'
63
'
94'
60
'
94'
60
'
94'
60
'
94'
60
'
94'
63
'
94'
63
'
94'
63
'
94'
63
'
94'
60
'
94'
60
'
94'
94'
60
'
94'
60
'
94'
60
'
94'
63
'
94'
63
'
94'
63
'
94'
63
'
116'116'
63
'
155'155'
63
'
121'121'
63
'
101'
66'
101'
63
'
94'
63'
68'
56'
78'
60'
59'
65'
53'
72'
77'
99'
63'
65'
176'176'
50'50'50'50'50'50'
98'
60'60'
60
'
59'
62'
62'
63'
74'
52'
68'
45'
66'
85'
86'
87'
65'
62'
62'
62'
61
'
62'
62'
51
'
72'
67'
91'
88'
54'54'
R=61'
R=61'
R=61'
R=48'
R=48'
R=48'R=48'
R=48'
R=48'R=48'
51'51 '51 '
51'
65'
59'
59'
59'
51'
69'
77'
59'
69'
72'
71'
57'
65'
49'
59'
60'
66'
81'
64'
64'
61'50'
62'
58'
60'
60'
60'
60'
72'
54'54'55'
56'
62'
71'
50'
68'
206,538 SF
4.74 AC.
LOT "L"
52,150 SF
1.20 AC.
LOT "I"
2,752 SF
0.06 AC.
LOT "J"
2,905 SF
0.07 AC.
LOT "M"
2,767 SF
0.06 AC.
LOT "O"
22,474 SF
0.52 AC.
LOT "F"
4,227 SF
0.10 AC.
LOT "K"
210,048 SF
4.82 AC.
LOT "K"
LOT "K"
R = 61'
R = 48'
71'
64'
65'
56'
83'
46'
64'
75'
84'
75'
66'60'
53'
57'
60'60'
50'
65'
46'46'
70'
56'
51'
8 1'
50'
60'
60'
LOT "H"2,851 SF / 0.07 AC.
LOT "N"
1,939 SF
0.04 AC.
R = 61'
R = 61'
R = 61'
D
D
D
D D
D
D
10'36'10'
56'
D D
10'36'10'
56'
STRE
E
T
"
R
"
10
'
36
'
10
'
56
'
10'
36'
10'
56'
10'
C
STREET "J"
STREET "I"
STREET "H"
STREET "K"
GERALD FORD DRIVE
SHEET 2
SHEET 1
NOPARKINGNOPARKING
NOPARKING
NO
PA
R
K
I
N
G
NOPARKING
COMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCAR
MSA CONSULTING, INC.
Civil Engineering Land Surveying Landscape ArchitecturePlanning Environmental Services Dry Utility Coordination GIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com
SHEET
SHEETS
2
OF
2
EAST
NORTH
SOUTH
WEST
CENTERLINE
EASEMENT
EXISTING
(E)
(N)
(S)
(W)
C/L
ESMT.
EX.
ABBREVIATIONS
ACREAGEAC
CURB AND GUTTERC&G
ASSESSORS PARCEL NUMBERAPN
E/P EDGE OF PAVEMENT
A.C.ASPHALT CONCRETE
MIN.MINIMUM
MAX.MAXIMUM EXISTING IRRIGATION
EXISTING GAS
EXISTING EASEMENT
EXISTING ELECTRIC
EXISTING IRRIGATION DRAIN LINE
EXISTING CABLE
EXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
X EXISTING EASEMENT DELTA
EXISTING LOT LINE
EXISTING TELEPHONE
BOUNDARYBNDRY
EXISTING EDGE OF PAVEMENT
M.B.MAP BOOK
NUMBER
PROPOSED
RIGHT OF WAY
TYPICAL
NO.
PROP.
R/W
TYP.
P.U.E.PUBLIC UTILITY EASEMENT
SF SQUARE FEET
RADIUSR
STANDARDSTD.
P/L PROPERTY LINE
N.T.S.NOT TO SCALE
R-L LOW DENSITY (RESIDENTIAL)
UG UNDERGROUND
OVERHEADO/H
OPEN SPACE / PARKSOS/PP
PAGEPG.
EXISTING OVERHEAD TELEPHONE
EXISTING SEWER
EXISTING RIGHT OF WAY
PROPOSED CURB
PROPOSED EASEMENT
EXISTING CITY / COUNTY LIMITS
EXISTING SEWER FORCE MAIN
EXISTING WATER
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
PROPOSED AND EXISTING CENTER LINE
TENTATIVE TRACT MAP BOUNDARY
TENTATIVE TRACT MAP NO. 38434
EXHIBIT DATE: AUGUST 25, 2023
REVISIONS
NO.DATE
IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
DESCRIPTION
N.T.S.
VICINITY MAP
BO
B
H
O
P
E
D
R
I
V
E
GERALD
RAMON ROAD
FRANK
MO
N
T
E
R
E
Y
PO
R
T
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L
A
AV
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N
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AV
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N
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DINAH SHORE
COUNTRY CLUB DRIVE
INT
E
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T
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1
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CITY OF
RANCHO
CO
O
K
S
T
R
E
E
T
MIRAGE
CITY OF
PALM
DESERT
DRIVE
SINATRA DR.
FORD DRIVE
SITE
INDEX MAP
SCALE: 1" = 300'
SHEET MATCHLINE - SEE SHEET NO. 1
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CITY OF PALM DESERT
DEPARTMENT OF
DEVELOPMENT SERVICES
APPROVED BY:
C.C. RES. NO_________ STAFF LETTER
P.C. RES. NO_________ ARC ACTION FORM
BY: ____________________________________________
STAFF DATE
CONSTRUCTION SHALL COMMENCE WITHIN ONE YEAR OF THE APPROVAL
01/04/2024cflores
2841
27
0
275
275
275
27
5
28
0
28
0
28
0
28
0
28
0
280
28
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28
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28
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28
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28
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28
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285
28
5
28
5
28
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28
5
28
5
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28
5285
290
290
29
0
29
0
29
0
29
0
29
0
29
0
295
29
5
29
5
29
5
29
5
29
5
295
29
5
295
295
29
5295295
30
0
30
0
30
0
30
0
30
0
30
0
300
300
30
0
30
0300290.4
294.1
282.1
282.8
284.4
286.9
286.7
284.6
298.2
299.4
299.4
298.3
299.3
294.7 292.6
282.2
281.7
273.5
277.7
279.3
279.1
275.4
277.7
278.3
279.4
280.6
279.6
277.6
277.8
279.5
280.1278.4
278.6
279.4
280.5
277.9
277.7
280.2
277.5
277.7
285.5
288.8
296.3
296.4
303.3
303.2
298.6 298.3
297.6
298.1
297.6
303.4
301.3
299.8
288.8
284.9
281.4
282.9
281.9
279.5
278.8
276.6
279.7
287.1 283.7
283.2
280.5
283.7
283.7
280.8
285.2
283.6 282.8
285.1
286.6
288.5
285.5
284.6
285.8
284.2 284.9
286.3
281.6
283.5
286.5 286.3
284.5289.9 287.7 285.6
290.7
289.1
286.7
300.4
300.2
299.6
299.4
298.7
297.7
292.4
291.9
292.2
292.7
290.5
293.3
291.3
293.6
292.5
290.5
291.5
292.5
294.7
297.6
297.3
296.9
298.4
293.7
296.6
297.6
297.4
295.8
296.6
296.6
294.6
294.2
293.9
295.5
294.6
296.1
296.9
294.5
294.1
292.4
290.5
290.4
289.4
289.6
290.5
291.4
29
0
290
29029029
5
29
5
295
295
29
5
29
5
295
29
5
29
5
29
5
295
295
295
29
5
29
5
295
295
295
29
5
29
5
295
295
29
5
295
29
5
29529
5
29
5
29
5
29
5
29
5
295
29530
0
300
300
30
0
30
0
30
0
30
0
30
0
30
0
30
0
300
30
0
300
30
0
300
30
0
30
0
30
0
300
30
0
30
0
30
0
30
0
30
0
300
30
0
300
30
0
30
0
300
300
30
0
300
30
0
30
0
30
0
30
0
30
0
30
0
30
0
30
0
30030
5
30
5
30
5
30
5
30
5
30
5
30
5
30
5
30
5
30
5
30
5
30
5
305
305
305
30
5
30
5
30
5
30
5
305
30
5
30
5
30
5
305
305
305
30
5305
30
5
30
5
30
5
305
305
30
5
30
5
305
30
5
30
5
30
5
30
5
305
30
5
30
5
305
31
0
31
0
31
0
31
0
31
0
31
0
31
0
31
0
310
31
0
310
31
0
31
0
31
0
31
0
31
0
31
0
310
31
0
31
0
31
0
31
0
310
31
0
31
0
310
31
0
31
0
310
31
0
31
0
31
0
310
310
31
5
31
5
31
5
31
5
31
5 31
5
315
31
5
31
5
31
5
31
5
31
5
31
5
31
5
31
5
315
31
5
315 31
5
31
5
31
5
315
315
31
5
31
5
315
32
0
32
0
32
0
32
0
32
0
32
0
32
0
32
0
32
0
32
0
32
0
32
0
32
0
32
0
32
0
32
0
320
301.1
298.3
298.7
296.6
309.2
292.8
303.5
304.3
317.8
314.7
307.8
298.5
295.4
298.2
293.7
298.1
293.5
296.7
308.3
300.5
304.2
300.3
304.2
302.9
296.1
295.4
295.4
297.1
295.9
294.5
292.6
291.9
293.3
292.3
291.5
288.3
290.8
292.7
291.4
288.9289.8
293.2
291.4
291.9
290.6
289.3
299.7
297.9
299.6
297.9
297.5
289.3
289.8
293.5
292.6
292.3
291.9291.9
292.2
298.1
293.4
291
.
3
291.8
292.4
297.2
291.7
293.3
297.8
316.6
303.9
297.3
300.4
311.1
315.4
306.8
300.9
312.6
305.5
307.5
305.7
310.5
304.6
306.5
310.8
306.1
305.9 294.3
294.3
293.6
293.3
292.4
291.7
291.6
291.7
291.8
292.6
293.8
294.1
294.7
294.7
296.6
295.4
296.3
296.1
298.7
297.1
295.7
296.6
297.6298.2
300.5
298.1
297.9
297.8
298.6
298.7
298.6
297.8
297.3
296.6
295.6
296.7
297.1
294.4
294.5
295.9
296.2
294.5
294.7
293.2
295.3
297.6
293.7
296.1
296.9
295.6
297.1
292.7
293.8 295.8
295.9
295.7
296.3
294.6
299.5
314.9
312.4
300.3
294.4
298.8
299.3
300.5
302.3
302.2
299.9
300.2
300.1
297.6
298.7
298.5
298.8
299.3
301.8
293.9 293.5
293.2
292.9
297.4
295.6 294.5296.2
297.3
295.3 294.7
292.5293.7
292.8
291.5292.2
296.4
293.7
294.8
294.2
293.9
293.4
298.1
297.9
293.5
293.3
292.9
292.7
292.7
305.6
299.7
299.3
300.2
300.4
301.2299.7
299.3
299.3
299.2
300.6
301.4 300.8
301.2
301.5
302.4
299.3
299.6
298.4
297.5
297.6
298.4
298.8
299.6
300.8
300.4
300.6
304.7
311.4309.5
306.7
305.7
305.6
316.5
306.1
302.1
303.5
303.4
301.8
301.8
302.4
301.7
298.4
300.5
299.8
297.9
300.7
302.2
303.5
304.6 304.6
306.5
303.1
304.4
305.8
304.9
303.4
302.9
303.8
303.2
302.4
302.3
302.2
302.6
302.5
302.3
302.1
300.1
302.0
303.1
301.9
299.6
301.9
307.5
308.6
308.9
308.4
308.4
309.4
302.6
303.5
301.8
301.5
304.2322.4
323.4
310.5
316.5
320.3
317.7
319.1
309.7313.3
318.1
320.6314.2
322.4
316.5 322.5
321.3
321.1
311.7
314.6
311.8
313.5
312.7
304.9
308.5
304.6
304.8
311.6
299.1296.4
309.3
301.5
300.5
300.1
300.6 305.9
308.6
307.2
293.8
299.3
299.4
298.4
296.6
300.1
299.5
305.1
299.5
309.7
307.5
304.9
308.6
318.2
317.5
317.1
312.5
308.4
305.2
307.9
310.9
311.4
308.7
304.8
310.6
308.5
323.5
304.9
310.7
324.5319.9
320.7
317.1
323.4
323.4
319.9
323.4
308.5
303.7
305.3
322.3
321.3
315.5
302.7
302.4
302.5
301.5302.6
308.6
310.2
298.3
306.4
303.3 309.5
309.2303.9
306.6
307.3
311.9
305.8
310.3
309.9
318.6
320.2
306.6
306.3
306.7
305.7306.5
305.7
PHASE 1
SHEET 3
SHEET 2
SHEET 4 SHEET 5
SHEET 6 SHEET 7
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SUNSHINE CT.
DREAMSCAPE
STREET "Q"STREET "K"
STREET "L"
STREET "M"
STREET "N"STREET "O"
STREET "P"
STREET "F" SOUTH
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PHASE 2
59
1
2
3
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7
8
9
10
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121314
15
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21 22
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3132
33
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51 52 53 54 55 56 57 58
606162636465
66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84
858687888990919293949596979899100101102
103 104 105 106 107 108 109 110 111 112 113 114 115 116
117
118
119
120
121
122
123
124
125
126
127
128
129
130
131
132
133
134
135
LOT"R"
LOT "Q"
LOT "S"
LOT "O"
LOT "T"
LO
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L
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LOT "L"
LOT "K"
LOT "P"
LOT "N"
LO
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LOT "B"
LOT "E"
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LOT "J"
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LOT "I"
LOT "A"
LOT "O"
LOT "M"
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
202122232425262728293031323334
35
36
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38
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40
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42
43
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46
47
48
49
50
51
52
53
54
55 56 57
58
59
60 61
62
63 64
65
66 67
686970
71
72
737475
76
77
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798081
82 83 84 85
86
87
88
89 90 91
92
93
94
95 96
9798
99
100
101
102103104
105
106
107
108109110111
112 113 114 115 116 117 118
119
120
121 122
123
124
125
126 127 128 129
130131132133134135136137138
139140141142143144145146147148
149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165
166167168169170171172173174175176177178179180181182
183 184 185 186 187 188 189 190 191 192 193 194 195 196 197
LOT 333(TTM)
LOT 333(TTM)
SUNSET
WILDFLOWER WAY
MOJAVE DESERT DR.
JULIE DRIVE
EX
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JULIE LANE
PALM PARADISE DRIVE
GO
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COURT
PREPARED FOR:
IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
EXPLORE PALM DESERT
A PORTION OF THE EAST HALF OF SECTION 32, TOWNSHIP 4 SOUTH
RANGE 6 EAST, S.B.M.,
PULTE
27401 LOS ALTOS, SUITE 400
MISSION VIEJO CA. 92691
{NOTE TO CONTRACTOR: SITE CONDITIONS}
{CONTRACTOR AGREES TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR THE JOB SITE CONDITION DURING THE COURSE OF CONSTRUCTION OF THIS
PROJECT, INCLUDING THE SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT APPLIES CONTINUOUSLY AND IS NOT LIMITED TO NORMAL WORKING
HOURS.
THE CONTRACTOR ALSO AGREES TO DEFEND, INDEMNIFY, AND HOLD THE OWNER AND THE MSA CONSULTING, INC., HARMLESS FROM ANY AND ALL LIABILITY,
REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF
THE OWNER OR MSA CONSULTING, INC.}
{NUISANCE WATER DISCLAIMER NOTE:
EXCESSIVE OVER-IRRIGATION OF LANDSCAPING, IF IT PERSISTS, CAN POTENTIALLY RESULT IN DAMAGE TO OR FAILURE OF DRYWELLS, RETENTION
BASINS, HARDSCAPE OR PAVEMENT. THE DESIGN SHOWN HEREIN IS INTENDED TO COMPLY WITH AGENCY REQUIREMENTS, INDUSTRY STANDARDS
AND LOCAL CONDITIONS BASED UPON INFORMATION AVAILABLE TO THE DESIGN ENGINEER, ASSUMING RESPONSIBLE MAINTENANCE ON THE PART
OF THE PROPERTY OWNER OR ASSOCIATION. IT IS RECOMMENDED THAT THE DEVELOPER INCORPORATE INTO FUTURE CC&R'S ENFORCEABLE
RESTRICTIONS AGAINST OVER-WATERING BY FUTURE RESIDENTS.}
{NOTE TO CONTRACTOR: QUANTITY ESTIMATE}
{MSA CONSULTING, INC. MAKES NO REPRESENTATION CONCERNING THE ESTIMATED QUANTITIES ON THESE PLANS, EXCEPT THAT
ALL SUCH FIGURES, INCLUDING ALL EARTHWORK QUANTITIES, ARE PRELIMINARY ESTIMATES AND FOR PERMIT PURPOSES ONLY. IT
SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO PREPARE HIS OWN QUANTITY ESTIMATE FOR CONSTRUCTION OR COST
PURPOSES. MSA CONSULTING, INC. SHALL NOT BE RESPONSIBLE FOR ANY DEVIATIONS BETWEEN ESTIMATED QUANTITIES AND
ACTUAL QUANTITIES AT THE TIME OF CONSTRUCTION.}
{NOTE TO CONTRACTOR: EXISTING UTILITIES}
{THE LOCATIONS OF UNDERGROUND UTILITIES SHOWN ON THE PLANS WERE OBTAINED FROM A REVIEW OF AVAILABLE RECORD
DATA. WHILE DUE CARE WAS TAKEN IN PREPARATION OF THIS INFORMATION, MSA CONSULTING, INC. CANNOT AND DOES NOT
GUARANTEE THE ACCURACY NOR THE COMPLETENESS OF THE INFORMATION. THE LOCATIONS OF EXISTING UNDERGROUND
UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATIONS OF ALL
EXISTING UTILITIES BEFORE COMMENCING WORK.
THE CONTRACTOR AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH RESULT FROM HIS FAILURE TO LOCATE
EXACTLY AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. THE CONTRACTOR SHALL POTHOLE PROPOSED CROSSINGS OF
EXISTING UTILITIES PRIOR TO CONSTRUCTION AND SHALL VERIFY THEIR HORIZONTAL AND VERTICAL LOCATIONS. IN THE EVENT,
DURING CONSTRUCTION, THAT UNKNOWN UTILITIES OR UNKNOWN STRUCTURES ARE FOUND AT UNEXPECTED ELEVATIONS OR
LOCATIONS, MSA CONSULTING, INC. IS TO BE NOTIFIED OF SUCH CONDITION AT ONCE. MSA CONSULTING, INC. WILL MAKE REQUIRED
DESIGN CHANGES AND THE CONTRACTOR AGREES TO COMPLETE ALL WORK, INCLUDING REPAIRS REQUIRED, IN AN EXPEDITIOUS
MANNER. THE CONTRACTOR FURTHER AGREES TO PURSUE DILIGENTLY THE COMPLETION OF SAID WORK.
ANY DISCREPANCY BETWEEN THE PLANS AND FIELD SHALL BE BROUGHT TO THE ATTENTION OF MSA CONSULTING, INC. THE
CONTRACTOR SHALL NOTIFY MSA CONSULTING, INC. PRIOR TO POTHOLING. IF NECESSARY, MSA CONSULTING, INC. SHALL REVISE
THE PLANS. THE CONTRACTOR SHALL BEGIN CONSTRUCTION AFTER REVISIONS ARE APPROVED.}
{FEMA FLOOD ZONE:
THE PROJECT IS COVERED BY FIRM PANEL NUMBER 06065C1615G. THIS MAP INDICATES THAT THE PROJECT
AREA IS DESIGNATED AS ZONE X, INDICATING 0.2% ANNUAL CHANCE FLOOD HAZARD, AREAS OF 1% ANNUAL
CHANCE FLOOD WITH AVERAGE DEPTH LESS THAN ONE FOOT OR WITH DRAINAGE AREAS OF LESS THAN ON
SQUARE MILE.}
{CONTRACTORS NOTE: DRYWELL INSTALLATION REQUIREMENTS
THE PURPOSE OF THE DRYWELL(S) IS TO PROVIDE DRAWDOWN AFTER A STORM EVENT AND TO REDUCE STANDING NUISANCE WATER. THE
FUNCTION OF THE WELL DEPENDS IN LARGE PART UPON THE SOILS CONDITIONS WHERE THE ACTUAL DRYWELL IS INSTALLED. TO MAXIMIZE
THE EFFICIENCY OF THE INSTALLED SYSTEM, THE DEPTH OF THE COMPLETED DRYWELL SHALL BE DETERMINED IN THE FIELD BY THE PROJECT
SOILS ENGINEER OR QUALIFIED CONTRACTOR BASED UPON THE ACTUAL SOIL CONDITIONS ENCOUNTERED. A WRITTEN REPORT OF THOSE
CONDITIONS SHALL BE PROVIDED BY THE SOILS ENGINEER OR QUALIFIED CONTRACTOR TO THE ENGINEER OF RECORD. THE CONTRACTOR
SHALL PROVIDE A RECORD OF THE INSTALLED DEPTH AND FINAL LOCATION FOR EACH DRYWELL. IF FOR ANY REASON THE CONTRACTOR IS
UNCLEAR REGARDING THESE REQUIREMENTS HE IS TO CONTACT THE ENGINEER OF RECORD IMMEDIATELY.}
{CONTRACTORS NOTE: DRYWELL PROTECTION AND MAINTENANCE
PROTECTION OF THE NEW AND EXISTING DRYWELL DURING BALANCE OF CONSTRUCTION AND GROW-IN OF RETENTION
BASIN
1.PROVIDE SANDBAGS AROUND CATCH BASIN INLETS UNTIL FINAL GROW-IN OF RETENTION BASIN.
2.SEAL GRATED INLET WITH PLASTIC TO BOTH THE EXISTING AND THE NEW DRYWELL.
3.INSTALL SOD SURROUNDING BOTH GRATED INLETS (MINIMUM OF 10FT. RADIUS).
4.SEAL THE PIPE INLETS INTO THE DRYWELLS BY COVERING WITH PVC CAP OR PLASTIC.
5.OVERSEED RETENTION BASIN AND STABILIZE BANKS (REFER TO APPROVED LANDSCAPE PLANS).
6.MONITOR IRRIGATION TO AVOID OVER WATERING OR FAILED SPRINKLER HEADS.
7.DO NOT REMOVE SEALED COVERS, GRATED INLETS OR PLASTIC CAPS ON PIPE INLETS, OR SANDBAGS UNTIL RETENTION
BASIN TURF HAS GROWN IN AND STABILIZED.
8.REMOVE ANY SILT OR SEDIMENT FROM DRYWELL CHAMBERS BEFORE ACTIVATING FOR USE.
9.MONITOR ALL ON-SITE CONSTRUCTION ACTIVITIES AND PROHIBIT THE WASH DOWN OR DUMPING OF CONCRETE,
STUCCO, GROUT OR ANY ASSOCIATED PRODUCTS INTO THE GUTTER AND STORM DRAIN SYSTEM.
LONG-TERM MAINTENANCE OF DRYWELLS
1.ESTABLISH PERIODIC INSPECTION PROGRAM. INCLUDE, AS A MINIMUM, QUARTERLY REMOVAL OF THE GRATED COVERS
AND INSPECTION FOR SILT OR SEDIMENT IN DRYWELL SEDIMENTATION CHAMBERS.
2.INSPECT CATCH BASINS AND DRYWELLS AFTER ANY STORM EVENT OF SIGNIFICANCE FOR SEDIMENT BUILDUP.
3.MONITOR NUISANCE WATER RUNOFF PERIODICALLY; EXCESS LANDSCAPE IRRIGATION WHICH RESULTS IN STREET
RUNOFF CAN TAX THE DRYWELL OVER TIME. MAKE CERTAIN THAT RETENTION BASIN IS NOT WATERED EXCESSIVELY FOR
EXTENDED PERIODS.
4.EITHER MANUALLY OR USING VACUUM TRUCK SERVICE, CLEAN OUT THE DRYWELL CHAMBERS OF ALL SEDIMENT ON AN
AS-NEEDED BASIS.
5.DO NOT ALLOW THE SEDIMENT TO BUILD TO THE LEVEL OF THE OVERFLOW PIPE IN ANY EVENT. ONCE SEDIMENT
ENTERS THE DRYWELL BELOW THE SEDIMENTATION CHAMBER, THE WELL CAN BECOME CONTAMINATED AND THE VOIDS
MAY CLOG.
6.PROVIDE A WRITTEN LOG OF THE INSPECTIONS AND CLEAN OUT FREQUENCIES, SO THAT THE DRYWELLS CAN BE
MONITORED IN THE FUTURE WITH THE PROPER FREQUENCY.}
{CONTRACTOR NOTE: STORM DRAIN MAINTENANCE DURING CONSTRUCTION AND LONG TERM
ALL INSTALLED STORM DRAIN INLETS, CATCH BASINS, JUNCTION STRUCTURES AND PIPELINES MUST BE PROTECTED
FROM DEBRIS DURING CONSTRUCTION AND PRIOR TO COMPLETION AND GROW-IN PERIOD FOR LANDSCAPING. ONCE
THE PROJECT IS COMPLETED AND ALL SOIL SURROUNDING THE INLETS/CATCH BASINS IS STABILIZED, MAINTENANCE
MUST BE PERFORMED ON A REGULAR BASIS. IF REGULAR MAINTENANCE/CLEANING IS NOT PERFORMED, THE
SYSTEM MAY FAIL RESULTING IN DAMAGE TO THE PROJECT.}
{GRADING GENERAL NOTES
}1.ALL GRADING TO BE DONE IN ACCORDANCE WITH THE CITY OF PALM DESERT GRADING ORDINANCE.
2.THIS PLAN IS FOR GRADING PURPOSES ONLY. ISSUANCE OF A GRADING PERMIT BASED ON THIS PLAN
DOES NOT CONSTITUTE APPROVAL OF DRIVEWAY LOCATIONS AND SIZES, PARKING LAYOUT, BUILDING
LOCATION, WALL HEIGHTS AND LOCATIONS, OFFSITE DRAINAGE FACILITIES, OR OTHER ITEMS NOT
RELATED DIRECTLY TO THE BASIC GRADING OPERATION.
3.A WET SIGNED LETTER OF CERTIFICATION FROM THE ENGINEER-OF-WORK STATING LOCATIONS OF
FORMS ARE IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED PLAN, AND A COMPACTION REPORT
FROM A SOILS ENGINEER ON ALL FILL AREAS ARE REQUIRED PRIOR TO THE BUILDING PERMIT ISSUANCE.
4.ALL WALLS SHOWN ON THESE PLANS SHALL BE APPROVED BY THE DEPARTMENT OF COMMUNITY
DEVELOPMENT, ISSUED A SEPARATE PERMIT AND BE INSPECTED BY THE DEPARTMENT OF BUILDING AND
SAFETY. THOSE WALLS THAT THE GRADING, PAD ELEVATIONS/FINISHED FLOOR ELEVATION AND
HORIZONTAL SHOWN AS RETAINING WALLS SHALL BE CONSTRUCTED TO CITY OF PALM DESERT
RETAINING WALL STANDARDS OR BE SUPPORTED BY ENGINEERING CALCULATIONS AND DETAILS.
5.THE ENGINEER-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED.
6.IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING CONSTRUCTION, THE
ENGINEER-OF-WORK SHALL BE RESPONSIBLE FOR DETERMINING AN ACCEPTABLE SOLUTION AND
REVISING THE PLANS FOR APPROVAL BY THE DEPARTMENT OF PUBLIC WORKS.
7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ON-SITE, OFF-SITE AND ADJACENT
UTILITIES, FACILITIES AND PROPERTIES.
8.THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PROTECT ADJACENT
PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY OCCUR FROM STORM WATER RUNOFF
AND/OR DEPOSITION OF DEBRIS RESULTING FROM ANY AND ALL WORK IN CONJUNCTION WITH
CONSTRUCTION OF THESE GRADING PLANS.
9.THE CONTRACTOR SHALL NOTIFY THE ENGINEERING DIVISION (760) 776-6450 AT LEAST 24 HOURS
PRIOR TO COMMENCING ANY WORK.
10.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL UTILITIES.
FOR THE LOCATION OF UNDERGROUND UTILITIES, OR FOR EMERGENCY ASSISTANCE CALL:
WATER COACHELLA VALLEY WATER DISTRICT760-398-2651
SEWER COACHELLA VALLEY WATER DISTRICT760-398-2651
ELECTRIC SOUTHERN CALIFORNIA EDISON 760-202-4291
GAS THE GAS COMPANY 800-427-2200
TELEPHONE FRONTIER 877-858-6878
CABLE SPECTRUM 866-874-2389
DIG ALERT 800-227-2600
11.ALL PROPERTY CORNER MONUMENTS SHALL NOT BE DISTURBED BY THE GRADING OPERATION AND
RELATED WORK. ANY MONUMENT WHICH THE CONTRACTOR ANTICIPATES DISTURBING SHALL BE
LOCATED AND REFERENCED BY A LICENSED LAND SURVEYOR OR A CIVIL ENGINEER AUTHORIZED TO
PRACTICE LAND SURVEYING. ALL MONUMENTS DISTURBED OR REMOVED SHALL BE RESET BY A
LICENSED SURVEYOR, OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING, AT THE
CONTRACTOR'S EXPENSE.
12.THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CITY OF PALM DESERT
ENGINEERING DIVISION, IF CONSTRUCTION HAS NOT COMMENCED WITHIN 12 MONTHS FROM THE DATE
OF APPROVAL BY THE DIRECTOR OF PUBLIC WORKS.
%%UINDEX MAP
0'600'
SCALE 1"=300'
300'900'1200'
{\Fmedium|c0;SHEET INDEX
SHEET NO.DESCRIPTION
1 COVER SHEET
2 THRU 7 ROUGH AND MASS GRADING PLANS
8 DETAILS AND SECTIONS ANY MODIFICATION OF THIS PLAN
MUST BE APPROVED BY THE CITY
PRIOR TO CONSTRUCTION
CITY PERMIT #:
CITY ISSUE DATE:
FOR CITY USE ONLY
{THIS PLAN HAS BEEN REVIEWED BY LEIGHTON & ASSOCIATES INC. AND FOUND TO BE IN
GENERAL CONFORMITY WITH THE RECOMMENDATIONS IN OUR GEOTECHINCAL UPDATE
DATED 8/23/2023 AND PRELIMINARY GEOTECHNICAL REPORT DATED: 8/10/2022, OUR
PROJECT NUMBER: 13629.001
WE MAKE NO REPRESENTATION AS TO THE ACCURACY OF DIMENSIONS,
MEASUREMENTS, CALCULATIONS, OR ANY PORTION OF THE DESIGN.}
{BASHIR S. SAIID
RCE NUMBER: 93187}
1
COVER SHEET
{PALM DESERT GENERAL NOTES}
1.ALL WORK SHALL BE DONE IN ACCORDANCE WITH THIS PLAN, THE STANDARD DRAWINGS AND
SPECIFICATIONS OF THE CITY OF PALM DESERT, THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS
CONSTRUCTION AND THE CALTRANS STANDARD PLANS AND CALTRANS STANDARD SPECIFICATIONS WHEN
APPLICABLE.
2.NO CONSTRUCTION IS AUTHORIZED WITHOUT THE APPROPRIATE PERMITS ISSUED BY THE CITY OF PALM
DESERT PUBLIC WORKS DEPARTMENT.
3.THE ENGINEER-OF-WORK SHALL BE NOTIFIED WHEN CONSTRUCTION HAS COMMENCED.
4.IN THE EVENT OF DISCREPANCIES AND/OR DEVIATIONS ARISING DURING CONSTRUCTION, THE
ENGINEER-OF-WORK SHALL BE RESPONSIBLE FOR DETERMINING AN ACCEPTABLE SOLUTION AND REVISING
THE PLANS FOR APPROVAL BY THE DIRECTOR OF PUBLIC WORKS.
5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO ONSITE, OFFSITE AND ADJACENT
UTILITIES, FACILITIES AND PROPERTIES.
6.THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PROTECT ADJACENT
PROPERTY OWNERS FROM ANY AND ALL DAMAGE THAT MAY OCCUR FROM STORM WATER RUNOFF AND/OR
DEPOSITION OF DEBRIS RESULTING FROM ANY AND ALL WORK IN CONJUNCTION WITH CONSTRUCTION OF
THESE IMPROVEMENT PLANS.
7.THE CONTRACTOR, AT NO EXPENSE TO THE CITY, SHALL PROVIDE ALL NECESSARY SAMPLES AND TESTS
THAT THE DIRECTOR OF PUBLIC WORKS MAY REQUIRE TO ASSURE THAT QUALITY OF MATERIAL AND
WORKMANSHIP ARE IN ACCORDANCE WITH THE SPECIFICATIONS.
8.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK AND SHALL MAINTAIN ALL FACILITIES,
COMPLETED AND UNCOMPLETED, UNTIL ACCEPTED BY THE CITY.
9.ALL SURVEY MONUMENTS WITHIN OR BOUNDING THE WORK LIMITS, WHETHER FOUND FROM RECORD OR
BY INSPECTION, SHALL, PRIOR TO ANY CONSTRUCTION, BE LOCATED AND REFERENCED BY A LICENSED
SURVEYOR OR A CIVIL ENGINEER AUTHORIZED TO PRACTICE LAND SURVEYING. THE REFERENCED
MONUMENTS DISTURBED OR REMOVED DURING CONSTRUCTION SHALL BE RESET IN ACCORDANCE WITH
SECTION 8771 OF THE LAND SURVEYORS ACT AND CITY STANDARDS AND REQUIREMENTS AT THE
CONTRACTOR'S EXPENSE.
10.THE CONTRACTOR SHALL NOTIFY THE DEPARTMENT OF PUBLIC WORKS IN PALM DESERT AT (760)
776-6450 AT LEAST 48 HOURS PRIOR TO COMMENCING ANY WORK.
11.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL UTILITIES.
FOR THE LOCATION OF UNDERGROUND UTILITIES OR FOR EMERGENCY ASSISTANCE CALL:
WATER COACHELLA VALLEY WATER DISTRICT 760-398-2651
SEWER COACHELLA VALLEY WATER DISTRICT 760-398-2651
ELECTRIC SOUTHERN CALIFORNIA EDISON 760-202-4291
GAS THE GAS COMPANY 1-800-427-2200
TELEPHONE VERIZON CALIFORNIA, INC.1-800-483-1000
CABLE TIME WARNER 760-340-1312
DIG ALERT 1-800-227-2600
12.THE DEPARTMENT OF PUBLIC WORKS DOES NOT ASSUME ANY RESPONSIBILITY FOR THE ACCURACY OF
THE QUANTITIES SHOWN HEREON.
13.THE STRUCTURAL SECTION SHALL BE AS PER THE STATE OF CALIFORNIA DEPARTMENT OF
TRANSPORTATION, HIGHWAY DESIGN MANUAL TEST NO. 301-F FOR DETERMINATION BY THE R-VALUE
METHOD.
14.THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY THE CITY OF PALM DESERT
DEPARTMENT OF PUBLIC WORKS, IF CONSTRUCTION HAS NOT COMMENCED WITHIN 12 MONTHS FROM THE
DATE OF APPROVAL BY THE DIRECTOR OF PUBLIC WORKS.
15.ALL P.C.C. AND A.C. REMOVALS SHALL BE OUTLINED TO NECESSARY WORKING LIMITS AND SAWCUT TO A
MINIMUM DEPTH OF 2 INCHES PRIOR TO REMOVAL. ALL DEBRIS CREATED BY THE REMOVAL OPERATIONS
SHALL BE DISPOSED OF AWAY FROM THE JOB SITE IN A MANNER AND LOCATION ACCEPTABLE TO ALL
CONCERNED AGENCIES AND ORGANIZATIONS.
16.ALL P.C.C. AND A.C. IMPROVEMENTS DAMAGED BY THE CONTRACTOR'S OPERATIONS SHALL BE
RESTORED TO THEIR ORIGINAL CONDITION BY THE CONTRACTOR AT NO COST TO THE CITY OF PALM
DESERT.
17.STREETS IN THE CONSTRUCTION AREA SHALL BE KEPT CLEAN AT ALL TIMES.
18.THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEARING OF THE PROPOSED WORK AREA.
19.NO PUBLIC STREET SHALL BE CLOSED TO TRAFFIC WITHOUT PRIOR WRITTEN APPROVAL OF THE
DIRECTOR OF PUBLIC WORKS.
20.NO TRENCHES SHALL REMAIN OPEN OVERNIGHT WITHOUT PRIOR WRITTEN APPROVAL OF THE
DIRECTOR OF PUBLIC WORKS.
21.FAILURE TO COMPLY WITH ANY OF THE ABOVE ITEMS SHALL BE SUFFICIENT CAUSE FOR THE CITY TO
ARRANGE FOR NECESSARY WORK TO BE COMPLETED BY OTHERS. COSTS TO COMPLETE THE WORK BY
OTHERS WILL BE CHARGED TO THE CONTRACTOR.
22.ALL LANDSCAPING AND IRRIGATION THAT IS DAMAGED BY CONSTRUCTION ACTIVITIES SHALL BE
REPAIRED OR REPLACED TO THE APPROVAL OF THE CITY AND THE PROPERTY OWNER.
23.CONTRACTOR MUST OBTAIN APPROVAL FOR ANY LANE CLOSURES A MINIMUM OF 48 HOURS IN
ADVANCE.
24.CONTRACTOR SHALL CALL THE PUBLIC WORKS DEPARTMENT TO REQUEST INSPECTION A MINIMUM OF
N.T.S.
VICINITY MAP
BO
B
H
O
P
E
D
R
I
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GERALD
RAMON ROAD
FRANK
MO
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Y
PO
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O
L
A
AV
E
N
U
E
AV
E
N
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DINAH SHORE
COUNTRY CLUB DRIVE
INTE
R
S
T
A
T
E
1
0
CITY OFRANCHO
CO
O
K
S
T
R
E
E
T
MIRAGE
CITY OFPALMDESERT
DRIVE
SINATRA DR.
FORD DRIVE
SITE
8
OF
SHEET
CITY FILE NUMBER
SHEETS
%%UBENCHMARK PD-101
%%ULOCATION
%%UBASIS OF BEARINGS
%%UELEVATION 231.83'%%UDATUM
NG
V
D
8
8
APPROVED BY:
JULIAN A. DE LA TORRE, R.C.E. NO. 43880
PREPARED UNDER THE DIRECT SUPERVISION OF:
CITY OF PALM DESERT
TRACT MAP NO. 38434
EXPLORE PALM DESERT
BEING A PORTION OF THE EAST HALF OF SECTION 32, T.4S, R.6E, S.B.M.
PHASE 1 ROUGH GRADING
CITY OF PALM DESERT
{DEPARTMENT OF DEVELOPMENT SERVICES}
DATE
TR
A
F
F
I
C
LANDSCAPE
CIVIL
%%UPLAN CHECKED BY:
BEARINGS FOR THIS SURVEY ARE BASED ON GERALD FORD DRIVE, PER PARCEL MAP NO. 31730, AS SHOWN BY A MAP ON FILE IN BOOK 211, PAGES 63 AND 75, OF PARCELS MAPS, RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, BEING: {\C5;NORTH 89%%D56'07" EAST}
2" CITY OF PALM DESERT BRONZE DISK IN SOUTHWEST
CORNER OF PORTOLA AVENUE AT GERALD FORD
DRIVE.
NORTHWEST CORNER OF CATCH BASIN. SOUTHERLY
UNDERGROUND SERVICE ALERT
AT LEAST TWO DAYS BEFORE YOU DIG
1-800-227-2600
DIAL TOLL FREE
Dig Safely
DIG ALERT
T.M.
OF SOUTHERN CALIFORNIA
RJB
RJB
MR
CHECKED BY
DRAWN BY
DESIGNED BY
REVIEWED AND RECOMMENDED BY:DATE
MARK BY DATE
ENGINEER CITY
DATEAPPR.REVISIONS
DATE
TIM JONASSON
R.C.E. 45843
MSA CONSULTING ,INC.
C i v il E n g i n ee r i n g L a n d S u r v ey i n g L a n d s c a p e A r c h i t e c t u r ePlanningEnvironmentalServicesDryUtilityCoordinationGIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comC43880
R
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PHASE 2 MASS GRADINGACTING CITY ENGINEER
%%UESTIMATED EARTHWORK QUANTITIES
RAW QUANTITIES
SUBSIDENCE 8,475 6,648
RAW ADJUSTED 383,645 238,218
SHRINKAGE 42,038
EXPORT 56,776
SUBTOTAL 647,780 591,003
OVER-EX (PADS)264,135 264,135
OVER-EX (PADS) SHRINKAGE 46,612
392,120 231,570
CUT (CY)FILL (CY)
{EARTHWORK NOTE: ASSUMED EARTHWORK ANALYSIS FACTORS:
}
{THE FOLLOWING FACTORS WERE USED IN THE PREPARATION OF THE
EARTHWORK ANALYSIS:
SHRINKAGE:15%
SUBSIDENCE:0.10'
OVEREXCAVATION 4'
DISTURBED AREA 93 ACRES
ALL OF THE FACTORS WERE OBTAINED FROM LEIGHTON AND ASSOCIATES,
INC PROJECT No. 13629.001, DATED AUGUST 10, 2023.
SHRINKAGE:12% - 15%
SUBSIDENCE:0.1'
OVER EXCAVATION 4.0'
EXISTING TOPOGRAPHY WAS PROVIDED BY INLAND AERIAL SURVEYS, INC.,
DATED NOVEMBER 26, 2016.}
TOTAL EARTHWORK %%O647,780 %%O647,780
{ABBREVIATIONS}
{
AC ASPHALT CONCRETE MAX.MAXIMUM
BC BEGINNING OF CURVE MOC MIDDLE OF CURVE
BOT.BOTTOM NG NATURAL GRADE
BVC BEGIN VERTICAL CURVE NO.NUMBER
C&G CURB AND GUTTER NTS NOT TO SCALE
C/L CENTERLINE PCC POINT OF COMPOUND CURVATURE
C.Y.CUBIC YARDS PE PAD ELEVATION
DIR DIRECTION PIG POINT OF INTERSECTION GUTTERS
EA EACH PRC POINT OF REVERSE CURVATURE
EP EDGE OF PAVEMENT PROP.PROPOSED
ESMT.EASEMENT PUE PUBLIC UTILITY EASEMENT
EVC END VERTICAL CURVE R/W RIGHT-OF-WAY
EX.EXISTING S/W SIDEWALK
FF FINISHED FLOOR TC TOP OF CURB
FG FINISHED GRADE TF TOP OF FOOTING
FL FLOWLINE TOG TOP OF GRATE
GB GRADE BREAK TP TOP OF PAVEMENT
HP HIGH POINT TRW TOP OF RETAINING WALL
INV.INVERT TV TOP OF VIEW FENCE
LF LINEAR FEET TW TOP OF WALL
LP LOW POINT TYP.TYPICAL
(E)EAST (S)SOUTH
(N)NORTH (W)WEST}
XXX
EXISTING STORM DRAIN
PROPOSED CONTOURS
PROPOSED PHASE 1 ROUGH GRADE BOUNDARY
PROPOSED WEDGE CURB/CURB AND GUTTER
CENTERLINE
PROPOSED RIGHT OF WAY
PROPOSED TRACT BOUNDARY/LIMITS OF GRADING
EXISTING CONTOURS
(XXX.X)EXISTING SPOT ELEVATIONS
%%ULEGEND:
PROPOSED EASEMENT
EXISTING EASEMENT
EXISTING UTILITIES: GAS, TELEPHONE, TV, ETC.
EXISTING SEWER MAIN
EXISTING WATER MAIN
EXISTING RIGHT OF WAY
(XXX)
DAYLIGHT LINE
PROP. UNDER GROUND DETENTION
PER STREET IMPROVEMENT PLANS
PROPOSED PIPE PER STORM
DRAIN PLANS
PROPOSED CATCH BASIN
PER STORM DRAIN PLANS
PROPOSED STORM DRAIN MANHOLE
PER STREET IMPROVEMENT PLANS
PROPOSED FENCING PER
LANDSCAPE PLANS
EMERGENCY ACCESS EASEMENT PER DOC.
__________
REC. __________ 0.R.
TR
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PROPOSED LOT SLOPE
TOP OF SLOPE
TOE OF SLOPE
PROPOSED SLOPE SYMBOL
TRACT BOUNDARY
TRACT BOUNDARY
TR
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JULIE LANE
147
PE 302.7
LOT 1
PE 305.9
PHASE 1 ROUGH GRADE LOT #
PHASE 1 ROUGH GRADE PAD ELEVATION
FUTURE LOT# AT MASS GRADING
FUTURE PAD ELEVATION AT MASS GRADING
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LOT 86
PE 296.6
LOT 85
PE 295.9
LOT 87
PE 298.8
LOT 88
PE 299.9
LOT 76
PE 302.5
LOT 77
PE 301.3
LOT 78
PE 300.2
LOT 79
PE 299.0
LOT 80
PE 297.9
LOT 81
PE 296.8
LOT 82
PE 295.7
PE 303.7
LOT "O"
LOT 83
PE 294.6
LOT 84
PE 293.6
LOT 89
PE 301.1
LOT 90
PE 302.3
LOT 91
PE 303.4
LO
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'
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'
LO
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'
'
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'
'
RETENTION BASIN
BTM=269.0
LOT 8
NG 293.8
LOT 9
NG 293.4
LOT 8
NG 290.4
LOT 10
NG 285.5
LOT 9
NG 286.5
LOT 11
NG 284.2
LOT 12
NG 283.0
LOT 13
NG 281.9
LOT 14
NG 280.3
LOT 15
NG 278.9
LOT 16
NG 277.2
LOT 17
NG 275.5
10+00.00 EXPLORER DRIVE=
21+38.97 JULIE DRIVE
TP=288.43
\A1;72'
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TRACT BOUNDARY - LIMITS OF PHASE 1 ROUGH GRADING
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TEMP. DETENTION BASIN
70'x240'Lx3'D
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290 286287 273
280
284
285 280
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279
281
27
9
28
2
302
295
300
28
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289
290
285
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TEMP. DETENTION BASIN
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29,400 CF CAPACITY
290
289
290
285
290
285
28
8
28
8
304
30
3
30
2
30
1
30
0
29
9
29
8
29
7
29
6
29
5
29
4
29
3
29
2
29
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292
290
289
288
295
294
293
292
291
288
287
283 283
301
300
299
298
297
296
295
294
293
292
291
290
288
287
28
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28
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28
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TC 288.57
FL 288.07
TC 288.60
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TC
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FL 287.54
TC 288.15
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20.82'
R=30.00'
L=22.89'
65
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6
1
'
13+67.11 EXPLORER DRIVE
10+00.00 FIRE ACCESS ROAD
TP=285.43
EMERGENCY 24' ACCESS EASEMENT PER DOC. __________
REC. __________ 0.R.
\A1;24'
VI
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EXISTING 6' BLOCK WALLEXISTING 6' BLOCK WALL
296 295 296
297 296 297
298 297 298
299 298 299
300 299
301 300 301 30
2
30
0
29
8
29
6
29
8
29
5
29
3
29
2
29
1
28
8
289
290
29
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7
28
5
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4
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3
28
1
296
295
294
293
292
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5:
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EX
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LOT "O"
LO
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LOT "U"
LOT 333
4:1 MAX
4:1 MAX 280282
EMERGENCY
OVERFLOW EMERGENCY
OVERFLOW
LOT "L"
RET. BASIN
BTM=279.0
3:1
3:1
4:1 MAX
4:1 MAX
275
4:1 MAX
5:
1
A
C
C
E
S
S
FUTURE EMERGENCY
OVERFLOW STRUCT. PER
STREET IMPV'T PLANS
275
270
FUTURE EMERGENCY
OVERFLOW STRUCT.
PER
STREET IMPV'T PLANS
OV
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F
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\A
1
;
1
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'
28
6
18+68.62 EXPLORER DRIVE
12+23.00 VITALIA WAY
TP=281.37
10+00.00 EXIST. ENTRY RD=
12+83.00 VITALIA WAY
TP=280.88
PE= 284.0
MH
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M
M
M
M
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M
MH
29
0
29
0
29
0
7
8
10+00.00 EXPLORER
DRIVE=
21+38.97 JULIE DRIVE
TP=288.43
\A
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28
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TC 288.60
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8
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TC 290.01
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JOIN EXIST.
TC 288.04
FL 287.54
TC 288.15
FL 287.65
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8
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8
7
.
8
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9
.
8
7
TC 290.01
FL 289.51
JOIN EXIST.
2:
1\A1;10'
8
OF
SHEET
CITY FILE NUMBER
SHEETS
%%UBENCHMARK PD-101
%%ULOCATION
%%UBASIS OF BEARINGS
%%UELEVATION 231.83'%%UDATUM
NG
V
D
8
8
APPROVED BY:
JULIAN A. DE LA TORRE, R.C.E. NO. 43880
PREPARED UNDER THE DIRECT SUPERVISION OF:
CITY OF PALM DESERT
TRACT MAP NO. 38434
EXPLORE PALM DESERT
BEING A PORTION OF THE EAST HALF OF SECTION 32, T.4S, R.6E, S.B.M.
PHASE 1 ROUGH GRADING
CITY OF PALM DESERT
{DEPARTMENT OF DEVELOPMENT SERVICES}
DATE
TR
A
F
F
I
C
LANDSCAPE
CIVIL
%%UPLAN CHECKED BY:
BEARINGS FOR THIS SURVEY ARE BASED ON GERALD FORD DRIVE, PER PARCEL MAP NO. 31730, AS SHOWN BY A MAP ON FILE IN BOOK 211, PAGES 63 AND 75, OF PARCELS MAPS, RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, BEING: {\C5;NORTH 89%%D56'07" EAST}
2" CITY OF PALM DESERT BRONZE DISK IN SOUTHWEST
CORNER OF PORTOLA AVENUE AT GERALD FORD
DRIVE.
NORTHWEST CORNER OF CATCH BASIN. SOUTHERLY
UNDERGROUND SERVICE ALERT
AT LEAST TWO DAYS BEFORE YOU DIG
1-800-227-2600
DIAL TOLL FREE
Dig Safely
DIG ALERT
T.M.
OF SOUTHERN CALIFORNIA
RJB
RJB
MR
CHECKED BY
DRAWN BY
DESIGNED BY
REVIEWED AND RECOMMENDED BY:DATE
MARK BY DATE
ENGINEER CITY
DATEAPPR.REVISIONS
DATE
TIM JONASSON
R.C.E. 45843
MSA CONSULTING,INC.
C i v i l E n g i n e e r i n g L a n d S u r v ey i n g L a n d s c a p e A r c h i t e c t u r ePlanningEnvironmentalServicesDryUtilityCoordinationGIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comC43880
R
R
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PHASE 2 MASS GRADINGACTING CITY ENGINEER
0'80'
SCALE 1"=40'
40'120'160'
2
MATCHLINE SEE SHEET NO. 3
M
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3
5
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,
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C
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s
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l
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g
,
I
n
c
.
3-7-24
LOT 43
PE 314.7
LOT 44
PE 315.2
LOT 45
PE 315.7
LOT 46
PE 316.1
LOT 66
PE 315.0
LOT 67
PE 314.0
LOT 68
PE 313.0
LOT 75
LOT 74
PE 304.9
LOT 73
PE 306.0
LOT 72
PE 307.1
LOT 71
PE 310.0
LOT 70
PE 311.0
LOT 69
PE 311.9
LOT 92
PE 304.6
LOT 93
PE 305.8
LOT 94
PE 307.0
LOT 95
PE 308.1
LOT 96
PE 309.1
LOT 97
PE 310.0
LOT 98
PE 311.0
LOT 99
PE 311.9
LOT 100
PE 313.0
LOT 101
PE 314.0
LOT 102
PE 314.8
LOT 104
PE 309.1
LOT 105
PE 308.2
LOT 106
PE 307.3
LOT 107
10+00.00 PALM PARADISE DRIVE=
13+48.98 HUMMINGBIRD HILLS LANE
TP=314.28
15+70.98 HUMMINGBIRD HILLS LANE=
10+00.00 JULIE DRIVE
TP=316.80
19+69.58 STREET ''D''=
10+00.00 STREET ''F''
TP=308.5
13+65.90 PALM PARADISE DRIVE=
10+00.00 STREET ''D''
TP=306.94
19+44.07
MOJAVE
DESERT
DRIVE=
18+60.62
WILDFLOW
ER WAY
TP=299.62
LO
T
"
N
"
LOT "C"
PE 317.9
PE 317.0
PE 315.9
PE 314.9
PE 313.9
PE 312.6
PE 311.3
PE 310.0
PE 317.5
PE 316.7
PE 315.8
PE 314.9
PE 313.8
PE 312.5
PE 319.9PE 319.4PE 318.4PE 317.6PE 316.7
\A1;56'\A1;18'\A1;18'\A
1
;
1
0
'
\A1;10'
LOT 47 LOT 48 LOT 49 LOT 50 LOT 51
LOT 52
LOT 53
LOT 54
LOT 55
LOT 61
LOT 60
LOT 59
LOT 58
LOT 57
LOT 56
LOT 62
LOT 63
LOT 64
LOT 65
PH
A
S
E
1
R
O
U
G
H
G
R
A
D
I
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G
B
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Y
\A
1
;
5
6
'
\A
1
;
1
0
'
\A
1
;
1
8
'
\A
1
;
1
8
'
\A
1
;
1
0
'
TRACT BOUNDARY/LIMITS OF GRADING
PE 306.1
LOT 108
PE 304.8
LOT 109
PE 303.6
LOT 110
PE 302.3
LOT 111
PE 301.1
LOT 112
PE 299.8
\A1;56'
\A
1
;
1
0
'
\A
1
;
1
8
'
\A
1
;
1
8
'
\A
1
;
1
0
'
\A1;56'\A1;18'\A1;18'\A
1
;
1
0
'
\A1;10'
30
7
306
30
5
30
0
306
31
0305
303
297
30
5
30
0
300
TC
3
0
6
.
5
7
FL
3
0
6
.
0
7
TC
3
0
6
.
8
9
FL
3
0
6
.
3
9
2.0%
6.8
%
PA
L
M
P
A
R
A
D
I
S
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D
R
I
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JU
L
I
E
D
R
I
V
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HUMMINGBIRD HILLS DRIVEHUMMINGBIRD HILLS LANE
STREET D
2:1
MAX
2:1
MA
X 2:1
MA
X
L1
5
21
.
1
4
'
68.00'
83.00'
41
.
0
0
'
47
.
0
0
'
83.00'
47
.
0
0
'
83.00'
47
.
0
0
'
83.00'
47
.
0
0
'
83.00'
50
.
9
0
'
21.21'68.00'
53.00'53.00'53.00'53.00'
93
.
3
5
'
93
.
4
0
'
93
.
4
6
'
93
.
5
1
'
56
.
0
0
'
83.00'
41
.
0
0
'
21.14'68.00'
47
.
0
0
'
83.00'
47
.
0
0
'
47
.
0
0
'
83.00'
47
.
0
0
'
47
.
0
0
'
83.00'
47
.
0
0
'
47
.
0
0
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83.00'
47
.
0
0
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47
.
0
0
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83.00'
47
.
0
0
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47
.
0
0
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83.00'
47
.
0
0
'
83.00'
47
.
0
0
'
47
.
0
0
'
83.00'
47
.
0
0
'
47
.
0
0
'
83.00'
47
.
0
0
'
47
.
0
0
'
83.00'
47
.
0
0
'
72
.
2
1
'
60
.
0
0
'
100.75'
60
.
0
0
'
93.15'
60
.
0
0
'
93.00'
50
.
0
0
'
93.00'
50
.
0
0
'
93.00'
50
.
0
0
'
93.00'
50
.
0
0
'
93.00'
50
.
0
0
'
50
.
5
2
'
69.87'
93
.
2
9
'
53.00'53.00'53.00'39.87'
68.00'
21
.
1
8
'
41
.
0
0
'
83.00'
56
.
0
0
'
47
.
0
0
'
83.00'
47
.
0
0
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47
.
0
0
'
83.00'
47
.
0
0
'
47
.
0
0
'
47
.
0
0
'
93.07'
83.00'
83.00'
93.18'
56
.
0
0
'
93
.
2
3
'
93
.
1
8
'
93
.
1
2
'
53.00'53.00'53.00'53.00'60.00'
93
.
0
0
'
60.03'53.00'53.00'53.00'53.00'53.00'
93
.
0
6
'
56
.
0
0
'
47
.
0
0
'
47
.
0
0
'
47
.
0
0
'
47
.
0
0
'
68.00'21.21'
41
.
0
0
'
47
.
0
0
'
47
.
0
0
'
47
.
0
0
'
47
.
0
0
'
78.00'
21
.
2
1
'
37
.
0
0
'
47
.
0
0
'
47
.
0
0
'
47
.
0
0
'
47
.
0
0
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52
.
0
0
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47
.
0
0
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47
.
0
0
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47
.
0
0
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47
.
0
0
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93.08'
93.10'
93.11'
93.13'
83.00'
83.00'
83.00'
50
.
9
0
'
21
.
2
1
'
68.00'
47
.
0
0
'
47
.
0
0
'
52
.
9
2
'
52
.
9
5
'
47
.
0
0
'
47
.
0
0
'
93.16'
93.15'65
.
9
0
'
82.00'
N 89%%D58'51" E
19.25'
R=30.00'
L=22.89'
D=
8
7
%
%
D
2
6
'
4
6
"
R=
8
9
.
0
0
'
L=
1
3
5
.
8
3
'
2:1
MA
X
2:1
MAX
RI
V
E
R
S
I
D
E
C
O
.
P
O
L
I
C
E
D
E
P
T
.
SHADOWHILLS GOLF COURSE
EXISTING 6' BLOCK WALL
302 301 302
303 302 303
305 304 305
305306
307 306
307
309 309
310 309 310
311 310 311
312 311 312
313 312
313
313
31
3
31
2
31
4
31
3
31
5
31
4
31
5
31
6
31
7
31
8
31
7
31
6
316
316
314315 315
313 312 313
312 311 312
311 310 311
310 309 310
30
9
309
306
2:1
MA
X
319
315
311
2:1
MA
X
2:1
MAX
308
308 308
308
307
307
302
301
EX
I
S
T
I
N
G
6
'
B
L
O
C
K
W
A
L
L
EX
I
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T
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6
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M
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A
L
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304
305
306
307
308
309
310 310
309
308
307
306
305
304
303
302
301
306
310
30
5
30
8
300
299
298
297
EXISTING 6' BLOCK WALL
308.50
FL-HP 307.50 306.50 305.50 304.50 303.50
302.50
301.50
300.50
299.50
298.5
FL
295.8
FL- JOIN EXIST.
LO
T
"
M
"
290
290
295
29
5
300
300
300
300
30
0
30
0
30030029
8
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2
29
9
.
4
29
9
.
4
29
8
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3
29
9
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3
30
3
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3
30
3
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2
29
8
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6
29
8
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29
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6
29
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1
29
7
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6
30
3
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30
1
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3
29
9
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8
300
30
0
305
30
5
30
5
30
5
305
305
305
310
31
0
310
310
315
315
315315320
320
320
320 320
29
8
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3
30
9
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2
29
9
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6
30
1
.
9
30
7
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5
30
8
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6
30
8
.
9
30
8
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4
30
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4
30
9
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4
30
2
.
6
30
3
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5
30
1
.
8
30
4
.
2
32
2
.
4
32
3
.
4
32
4
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5
32
0
.
7
31
7
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1
32
3
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4
32
3
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4
31
9
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9
32
3
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31
5
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5
30
2
.
7
30
2
.
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30
2
.
5
30
1
.
5
30
2
.
6
306.6
NO
PA
R
K
I
N
G
M
M
M
BO
M
M
M
M
M
M
M
M
MMMMMMMM
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
A/V
MH MH
OB
S
.
OB
S
.
Co
n
c
.
Co
n
c
.
MHMH
Ob
s
c
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a
Ob
s
c
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a
OB
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OB
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.
OB
S
.
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s
c
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r
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A
r
e
a
NO
PA
R
K
I
N
G
VA
N
NO
PA
R
K
I
N
G
VA
N
LOT 76
PE 302.5
PE 303.7
LOT 90
PE 302.3
LOT 91
PE 303.4
LOT 113
PE 298.6
30
2
304
30
3
302
301
296
47
.
0
0
'
83.00'
47
.
0
0
'
47
.
0
0
'
83.00'
47
.
0
0
'
93.00'
95.45'
50
.
0
0
'
83.00'
47
.
0
0
'
83.00'
47
.
0
0
'
R=30.00'
L=22.89'
\A1;24'300 299
301 300 301 30
2
30
0
29
8
29
6
295300
29
6
.
4
30
0
.
4
29
9
.
6
30029
8
.
7
M
M
M
M
0'80'
SCALE 1"=40'
40'120'160'
3
MATCHLINE SEE SHEET NO.2
M
A
T
C
H
L
I
N
E
S
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E
S
H
E
E
T
N
O
.
4
A
A
AA AA
A
A
G
G
EE HHEE
LL
8
OF
SHEET
CITY FILE NUMBER
SHEETS
%%UBENCHMARK PD-101
%%ULOCATION
%%UBASIS OF BEARINGS
%%UELEVATION 231.83'%%UDATUM
NG
V
D
8
8
APPROVED BY:
JULIAN A. DE LA TORRE, R.C.E. NO. 43880
PREPARED UNDER THE DIRECT SUPERVISION OF:
CITY OF PALM DESERT
TRACT MAP NO. 38434
EXPLORE PALM DESERT
BEING A PORTION OF THE EAST HALF OF SECTION 32, T.4S, R.6E, S.B.M.
PHASE 1 ROUGH GRADING
CITY OF PALM DESERT
{DEPARTMENT OF DEVELOPMENT SERVICES}
DATE
TR
A
F
F
I
C
LANDSCAPE
CIVIL
%%UPLAN CHECKED BY:
BEARINGS FOR THIS SURVEY ARE BASED ON GERALD FORD DRIVE, PER PARCEL MAP NO. 31730, AS SHOWN BY A MAP ON FILE IN BOOK 211, PAGES 63 AND 75, OF PARCELS MAPS, RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, BEING: {\C5;NORTH 89%%D56'07" EAST}
2" CITY OF PALM DESERT BRONZE DISK IN SOUTHWEST
CORNER OF PORTOLA AVENUE AT GERALD FORD
DRIVE.
NORTHWEST CORNER OF CATCH BASIN. SOUTHERLY
UNDERGROUND SERVICE ALERT
AT LEAST TWO DAYS BEFORE YOU DIG
1-800-227-2600
DIAL TOLL FREE
Dig Safely
DIG ALERT
T.M.
OF SOUTHERN CALIFORNIA
RJB
RJB
MR
CHECKED BY
DRAWN BY
DESIGNED BY
REVIEWED AND RECOMMENDED BY:DATE
MARK BY DATE
ENGINEER CITY
DATEAPPR.REVISIONS
DATE
TIM JONASSON
R.C.E. 45843
MSA CONSULTING,INC.
C i v i l E n g i n e e r i n g L a n d S u r v ey i n g L a n d s c a p e A r c h i t e c t u r ePlanningEnvironmentalServicesDryUtilityCoordinationGIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comC43880
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PHASE 2 MASS GRADINGACTING CITY ENGINEER
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3-7-24
LOT 33
PE 307.6
LOT 34
PE 307.9
LOT 35
PE 307.7
LOT 36
PE 307.4
LOT 37
PE 308.5
LOT 38
PE 309.5
LOT 39
PE 310.3
LOT 40
PE 311.7
LOT 41
PE 313.3
LOT 42
PE 314.3
LOT 43
PE 314.7
LOT 123
PE 306.7
LOT "G"
LOT "F"
LOT 92
PE 304.6
LOT 93
PE 305.8
LOT 94
PE 307.0
LOT 95
PE 308.1
LOT 96
PE 309.1
LOT 97
PE 310.0
LOT 98
PE 311.0
LOT 99
PE 311.9
LOT 100
PE 313.0
LOT 101
PE 314.0
LOT 102
PE 314.8
LOT 103
PE 311.6
LOT 104
PE 309.1
LOT 105
PE 308.2
LOT 106
PE 307.3
LOT 107
LOT 122
PE 306.3
LOT 121
PE 306.1
LOT 120
PE 305.9
LOT 119
PE 305.6
LOT 118 LOT 117
LOT 129
PE 304.7
LOT 128
PE 305.0
LOT 127
PE 305.7
LOT 126
LOT 125
PE 306.3
LOT 124
PE 306.8
LOT 27
LOT 28
PE 305.8
LOT 29
PE 306.0
LOT 30
PE 306.3
LOT 31
PE 306.6
LOT 32
PE 307.1
{RET. BASINBTM =302.0}
PE 305.9
PE 307.6
ST
R
E
E
T
'
'
K
'
'
RET. BASIN
BTM 294.0
BTM 294.0
ST
R
E
E
T
'
'
L
'
'
85
84
83
82
47 48
87
86
75
49 50 51 52 53 54
10+00.00 HUMINGBIRD HILLS LANE
15+10.16 MOJAVE DESERT DRIVE
TP=308.73
16+83.55 MOJAVE DESERT DRIVE=
14+41.77 SUNSET MIRAGE LANE
TP=306.13
10+00.00 SUNSET MIRAGE LANE=
12+89.06 GOLDEN SUN DRIVE
TP=305.8810+00.00 GOLDEN SUN DRIVE=
10+00.00 WILDFLOWER WAY
TP=305.84
10+00.00 STREET ''K''=
12+48.30 STREET ''F'(W)
TP=306.1
19+44.07 MOJAVE DESERT DRIVE=
18+60.62 WILDFLOWER WAY
TP=299.62
10+00.00 STREET ''F''(W)=
10+00.00 STREET ''F''(SW)=
10+00.00 STREET "L"
TP=303.5
PE 307.9PE 308.3PE 308.3PE 307.9
PE 301.5
PE 304.6
PE 303.7
PE 303.2
PE 303.0
PE 302.2
PE 301.8
PE 301.5
PE 306.5
PE 306.3
PE 306.0
PE 305.8
PE 306.2 PE 306.8 PE 307.4
PE 307.2
PE 306.5
PE 306.0
PE 305.5
PE 305.2
PE 305.6
PE 305.5
PE 305.3
PE 298.1
LOT "B"
\A
1
;
5
6
'
\A
1
;
1
8
'
\A
1
;
1
8
'
\A
1
;
1
0
'
\A
1
;
1
0
'
\A1;56'
\A
1
;
1
8
'
\A1;18'
\A1;10'
\A
1
;
1
0
'
\A1;10'
\A1;56'\A1;10'\A1;18'\A1;18'\A1;10'
BTM 294.0
PHASE 1 ROUGH GRADING BOUNDARY
FG 301.5
FG 300.9
FG 303.6
FG 302.9
FG 302.2
FG 301.8
FG 301.5
FG 300.4
FG 298.1
FG 304.3
FG 306.5
FG 306.3
FG 306.0
FG 305.8
FG 305.5
FG 305.2
FG 305.0
FG 305.2
FG 304.9
FG 304.7
LO
T
"
H
"
PE 306.1
LOT 108
PE 304.8
LOT 109
PE 303.6
LOT 110
PE 302.3
LOT 111
PE 301.1
LOT 112
PE 305.8 PE 306.1
LOT 135
PE 301.7
LOT 134
PE 302.0
LOT 133
PE 302.3
LOT 132
PE 302.8
LOT 131
PE 303.5
LOT 130
PE 304.1
PE 305.5
LOT 26
PE 305.1
LOT 25
PE 304.7
LOT 24
PE 304.3
LOT 23
PE 303.8
RETENTION BASIN
BTM=291.2
LOT ''O''
PE 305.0 \A1;56'\A1;18'\A1;18'\A1;10'
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300
29
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300
295
305
302
306
308
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SU
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T
GOLDEN SUN DRIVE
WILDFLOWER WAY
MO
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A
V
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D
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T
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HUMMINGBIRD HILLS LANE
55
56
57
58
59
60
76
78
79
80
81
3:1
MA
X
2:1
MA
X
3:1MAX
3:1MAX
3:1
MAX
2:1
MA
X
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MA
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X
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X
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2:1
MA
X
TRACT BOUNDARY/LIMITS OF GRADING
EXISTING 6' BLOCK WALL
306
306
303
304
302
298
296
297
300
299
300
300
304
303
302
303
302
305 304
304
30
6
30
6
30
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7
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30
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304
304
303
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302
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30
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30
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30
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30
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30
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301
300
299
30
7
30
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5
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306
305
305
304304303
302303 303
301 302302
301 300 301
298 299
298297298
31
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31
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31
1
31
1
31
2
31
1
31
3
31
2
30
4
30
4
30
5
30
3
30
4
FG 307.2
FG 306.5
FG 306.0
FG 305.5
FG 305.2
FG 305.0
4:1 MAX
4:1 MAX
4:1 MAX4:1 MAX
4:1 MAX
4:1 MAX
4:1 MAX
5:1 MAX ACCESS
305
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FG 305.8
FG 305.5
FUTURE EMERGENCY
OVERFLOW STRUCT. PER
STREET IMPV'T PLANS
5:1
ACCESS
MIRAGE
LANE
STREET '' F '' WEST
FUTURE EMERGENCY
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STREET IMPV'T PLANS
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310
310
310
310
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310
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315
315
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8
OF
SHEET
CITY FILE NUMBER
SHEETS
%%UBENCHMARK PD-101
%%ULOCATION
%%UBASIS OF BEARINGS
%%UELEVATION 231.83'%%UDATUM
NG
V
D
8
8
APPROVED BY:
JULIAN A. DE LA TORRE, R.C.E. NO. 43880
PREPARED UNDER THE DIRECT SUPERVISION OF:
CITY OF PALM DESERT
TRACT MAP NO. 38434
EXPLORE PALM DESERT
BEING A PORTION OF THE EAST HALF OF SECTION 32, T.4S, R.6E, S.B.M.
PHASE 1 ROUGH GRADING
CITY OF PALM DESERT
{DEPARTMENT OF DEVELOPMENT SERVICES}
DATE
TR
A
F
F
I
C
LANDSCAPE
CIVIL
%%UPLAN CHECKED BY:
BEARINGS FOR THIS SURVEY ARE BASED ON GERALD FORD DRIVE, PER PARCEL MAP NO. 31730, AS SHOWN BY A MAP ON FILE IN BOOK 211, PAGES 63 AND 75, OF PARCELS MAPS, RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, BEING: {\C5;NORTH 89%%D56'07" EAST}
2" CITY OF PALM DESERT BRONZE DISK IN SOUTHWEST
CORNER OF PORTOLA AVENUE AT GERALD FORD
DRIVE.
NORTHWEST CORNER OF CATCH BASIN. SOUTHERLY
UNDERGROUND SERVICE ALERT
AT LEAST TWO DAYS BEFORE YOU DIG
1-800-227-2600
DIAL TOLL FREE
Dig Safely
DIG ALERT
T.M.
OF SOUTHERN CALIFORNIA
RJB
RJB
MR
CHECKED BY
DRAWN BY
DESIGNED BY
REVIEWED AND RECOMMENDED BY:DATE
MARK BY DATE
ENGINEER CITY
DATEAPPR.REVISIONS
DATE
TIM JONASSON
R.C.E. 45843
MSA CONSULTING,INC.
C i v i l E n g i n e e r i n g L a n d S u r v ey i n g L a n d s c a p e A r c h i t e c t u r ePlanningEnvironmentalServicesDryUtilityCoordinationGIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comC43880
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63
64
65
66
67
123456
LOT 9
NG 296.0
LOT 8
NG 298.0
LOT 9
NG 298.7
LOT 8
NG 300.8
LOT 9
NG 300.8
LOT 10
NG 300.3
LOT 7
NG 299.2
LOT 8
NG 298.1
LOT 9
NG 296.9
LOT 10
NG 296.2
19+44.07 MOJAVE DESERT DRIVE=
18+60.62 WILDFLOWER WAY
TP=299.62
21+64.53 STREET "F"(SE)=
10+00.00 STREET "F"(E)=
20+07.83 STREET "L"
TP=295.5
15+09.19 STREET "H"(SE)=
12+71.30 STREET "F"(E)
TP=294.1
13+61.73 DREAMSCAPE COURT=
28+11.63 DESERT OASIS DRIVE
TP=293.00
10+00.00 SUNSHINE COURT=
24+70.38 DESERT OASIS DRIVE
TP=291.67
10+00.00 EXPLORER DRIVE=
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DRIVE
TP=291.34
PE 300.2
PE 299.6
PE 300.4
PE 300.0
PE 299.6
PE 299.2
PE 298.9
PE 298.5
PE 294.6
PE 294.8PE 295.1PE 295.3PE 295.6PE 295.9PE 296.2PE 296.3
PE 296.0
PE 296.5
PE 296.8
PE 297.0
PE 297.3
PE 297.6
PE 295.7
PE 296.3
PE 296.6
PE 296.8
PE 297.1
PE 297.5
PE 297.9
PE 297.8
PE 296.8
PE 298.1
\A1;56'
\A1;18'\A1;10'
\A1;56'\A1;10'\A1;18'\A1;18'\A1;10'
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FG 300.2
FG 299.6
FG 299.0
FG 300.4
FG 300.0
FG 299.6
FG 299.2
FG 298.9
FG 298.5
FG 297.8
FG 296.8
FG 298.1
FG 297.9
FG 297.5
FG 297.1
FG 296.8
FG 296.6
FG 296.3
FG 295.7
FG
2
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2
FG 297.9
FG 297.6
FG 297.3
FG 297.0
FG 296.8
FG 296.5
FG 296.0
FG 295.3
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LOT 5
LOT 11
LOT "T"
LOT 4PE 293.7
LOT 3PE 294.0
LOT 2PE 294.2
LOT 1PE 294.5
LOT 6PE 293.4
LOT 7PE 293.7
LOT 8
LOT 111
PE 301.1
LOT 112
PE 299.8
LOT 113
PE 298.6
LOT 114
PE 297.4
LOT 115
PE 296.3
LOT 116
PE 295.2
LOT 22
PE 294.8 LOT 12
PE 294.9
LOT 13
PE 295.4
LOT 14
PE 295.7
LOT 16
PE 296.7
LOT 15
PE 296.9
LOT 17
PE 296.4
LOT 18
PE 296.1
LOT 19
PE 295.7
LOT 20
PE 295.4
LOT 21
PE 295.1
{RET. BASIN
BTM =285.7
}
PE 293.4
RETENTION BASIN
BTM=291.2
LOT ''O''
61
PE 297.9
\A
1
;
5
6
'
\A1;10'\A1;18'\A1;18'\A1;10'
\A
1
;
5
6
'
\A1;10'\A
1
;
1
8
'
\A
1
;
1
0
'
\A
1
;
1
8
'
\A1;56'\A1;10'\A1;18'\A1;18'\A1;10'
FG
2
9
4
.
6
CLUBHOUSE
LOT "S"
PE 305.0
\A1;10'{RET.
BASIN
BTM
=285.7
29
1
28
7 29
0
29
3
29
5
29
2
29
5
292
295
30
0
29
5
295
30
5
30
3
30
1
29
8
30
0
295
300
305
305
302
29
5
300
305
292
291
290
292
29
1
29
0
28
9
29
3
28
7
287
294
EX
P
L
O
R
E
R
D
R
I
V
E
SU
N
S
H
I
N
E
C
O
U
R
T
DESERT OASIS DRIVE
STREET F EAST
290
29
0
291293
29
3
292
29
5
29
4
3:1MAX
3:1
MA
X
2:1
MA
X
3:1
MAX
3:1MAX
2:1
MA
X
3:1
MAX
3:1
MA
X
3:1
MA
X
2:1
MA
X
3:1
MA
X
2:1
MA
X
3:1MAX
3:1
MAX
MA
X
2:1
MA
X
36
2
.
1
2
'
1393.02'
L8
L12
47
.
0
0
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47
.
0
0
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47
.
0
0
'
47
.
0
0
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47
.
0
0
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47
.
0
0
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47
.
0
0
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49
.
4
9
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45
.
8
0
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50
.
5
2
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93.00'
50
.
0
0
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93.00'
50
.
5
2
'
95.45'
50
.
0
0
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105.59'
50
.
0
0
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19.97'103.00'
51
.
2
7
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143.95'
55
.
0
0
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1
93
.
0
0
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31
.
5
8
'
123.69'
55
.
0
0
'
50
.
0
0
'
50
.
0
0
'
50
.
0
0
'
50
.
0
0
'
63
.
3
0
'
43
.
8
2
'
98.69'
93.00'
93.00'
93.00'
93.00'
96.48'
106.60'
93.00'
55
.
0
0
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23
.
4
4
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93.00'
93.00'
77
.
8
7
'
49
.
9
3
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37
.
7
0
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13
49.00'81.95'
94.45'
100.80'
14
42.00'
33
.
6
8
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18
.
0
5
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16
86.00'52
.
0
0
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50
.
0
0
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50
.
0
0
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60.00'
62.00'
93
.
0
0
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45.59'
27
.
3
3
'
50
.
0
0
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50
.
0
0
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50
.
0
0
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17
55
.
0
0
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18
21.21'
20.44'
99
.
2
8
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25
.
2
9
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66.55'75.06'63.00'
93
.
0
9
'
63.00'
19
98
.
6
0
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93
.
0
7
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6 5
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1
8
.
3
1
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6
.
9
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5
0
.
6
6
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3
3
.
4
4
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1
5
3
4
.
8
1
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41.
26
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23.
6
1
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4
9
.
3
1
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4
9
.
5
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3
0
.
1
3
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5 8 .0 0 '
5 2 .9 9 '
64.
32
'
4
2
.
3
'
2
4
.
9
1
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4
5
.
9
5
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5
1
.
0
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4
0
.
1
0
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R=
2
7
9
.
0
0
'
L=
8
4
.
1
0
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13
9
.
4
9
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2.02'
98.00'
56.00'
N 89%%D58'51" W
45.00'
37
.
0
0
'
2:1
MA
X
TRACT BOUNDARY / LIMITS OF GRADING
EXISTING 6' BLOCK WALL
TRACT BOUNDARY / LIMITS OF GRADING
EXISTING 6' BLOCK WALL
300
298
299
300
298
297
297
297
296
29
6
29
5
29
4
29
4
29
5
29
5
29
3
29
4
29
4
295
294
295
296
295
296
296
297
296
296
297
298
297
298
299 298 299
295
294
29
5
293
294
294
29
2
29
1
292
29
2
29
3
301
300
298 299
298297
297
295
296296
29
7
298
293
293
293
294
290
29
0
FG 297.9
FG 397.9
FG 297.6
FG 297.3
FG 297.0
FG 296.8
FG 296.5
30
5
30
0
4:1 MAX
4:1 MAX
4:1 MAX
4:1 MAX
3:1MAX
TC 293.4
TC
2
9
4
.
0
TC
2
9
5
.
1
TC
2
9
6
.
2
TC
2
9
6
.
5
TC
2
9
6
.
7
TC 297.1
TC
2
9
6
.
8
TC
2
9
5
.
1
TC
2
9
4
.
1
TC 294.0
TP
2
9
6
.
8
TP
2
9
5
.
0
TP
2
9
3
.
9
TC 294.9
TC 295.1
TC 294.8
TC 294.6
TC 294.8
TC
2
9
7
.
2
TC
2
9
9
.
4
TC
2
9
9
.
4
TC
2
9
7
.
2
TC 294.8TC 294.5TC 294.1
TP
2
9
7
.
2
TP
2
9
5
.
5
TP 294.8
TP 294.9
TP 294.8
TP 294.1
0.5
%
0.5%0.4%
DR
E
A
M
S
C
A
P
E
C
O
U
R
T
TP
2
9
6
.
3
TP
2
9
6
.
2
TP 295.1
HP
TP 291.71
TP 291.94
LOT "T"
LO
T
"
T
"
LOT "S"
LOT "S"
293
4:
1
M
A
X
4:
1
M
A
X
FUTURE EMERGENCY
OVERFLOW STRUCT. PER
STREET IMPV'T PLANS
5:1 ACCESS
FUTURE
EMERGENCY
OVERFLOW
STRUCT. PER
STREET IMPV'T
FUTURE EMERGENCY
OVERFLOW STRUCT. PER
STREET IMPV'T PLANS
5:
1
M
A
X
A
C
C
E
S
S
29
2
29
0
28
8
290
28
7
28
9
28
9
28
7
294 MO
J
A
V
E
DE
S
E
R
T
DR
I
V
E
29
4
AP
N
6
9
4
-
3
1
0
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0
0
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8
8 9
8 99
295
29
5
29
5295
29529529
6
.
6
29
7
.
6
29
7
.
4
29
5
.
8
29
6
.
6
29
6
.
6
29
4
.
6
29
4
.
2
29
3
.
9
29
5
.
5
29
4
.
6
29
6
.
1
29
6
.
9
29
4
.
5
29
5
295
29
5
300
300
30
0
300
300
300
300
30
0
300
30
5
30530531031
5
30
3
.
5
30
4
.
3
29
9
.
5
31
2
.
4
29
9
.
3
30
0
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5
30
2
.
3
30
2
.
2
29
9
.
9
30
0
.
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30
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29
7
.
6
29
8
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7
29
8
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5
29
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8
29
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3
30
1
.
8
29
3
.
9
29
3
.
5
29
3
.
2
29
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.
9
29
8
.
1
29
3
.
3
30
5
.
6
29
9
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3
29
7
.
5
29
7
.
6
29
8
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4
30
6
.
7
30
5
.
7
30
5
.
6
31
6
.
5
30
6
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1
30
2
.
1
30
3
.
5
30
3
.
4
30
1
.
8
30
1
.
8
30
2
.
2
30
3
.
5
30
4
.
6
30
4
.
6
30
6
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5
30
3
.
1
30
2
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9
30
3
.
8
30
3
.
2
30
2
.
4
30
2
.
3
30
2
.
6
30
3
.
1
29
9
.
6
FI
R
E
H
Y
D
R
A
N
T
MM MM MM MM MM
M
M
M
M
M
MM
MM
MM
MM
M
M
MM
MM
MM
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
MM
M
MM
BO
M
M
M
M
M
MMM
M
A/V
8
OF
SHEET
CITY FILE NUMBER
SHEETS
%%UBENCHMARK PD-101
%%ULOCATION
%%UBASIS OF BEARINGS
%%UELEVATION 231.83'%%UDATUM
NG
V
D
8
8
APPROVED BY:
JULIAN A. DE LA TORRE, R.C.E. NO. 43880
PREPARED UNDER THE DIRECT SUPERVISION OF:
CITY OF PALM DESERT
TRACT MAP NO. 38434
EXPLORE PALM DESERT
BEING A PORTION OF THE EAST HALF OF SECTION 32, T.4S, R.6E, S.B.M.
PHASE 1 ROUGH GRADING
CITY OF PALM DESERT
{DEPARTMENT OF DEVELOPMENT SERVICES}
DATE
TR
A
F
F
I
C
LANDSCAPE
CIVIL
%%UPLAN CHECKED BY:
BEARINGS FOR THIS SURVEY ARE BASED ON GERALD FORD DRIVE, PER PARCEL MAP NO. 31730, AS SHOWN BY A MAP ON FILE IN BOOK 211, PAGES 63 AND 75, OF PARCELS MAPS, RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, BEING: {\C5;NORTH 89%%D56'07" EAST}
2" CITY OF PALM DESERT BRONZE DISK IN SOUTHWEST
CORNER OF PORTOLA AVENUE AT GERALD FORD
DRIVE.
NORTHWEST CORNER OF CATCH BASIN. SOUTHERLY
UNDERGROUND SERVICE ALERT
AT LEAST TWO DAYS BEFORE YOU DIG
1-800-227-2600
DIAL TOLL FREE
Dig Safely
DIG ALERT
T.M.
OF SOUTHERN CALIFORNIA
RJB
RJB
MR
CHECKED BY
DRAWN BY
DESIGNED BY
REVIEWED AND RECOMMENDED BY:DATE
MARK BY DATE
ENGINEER CITY
DATEAPPR.REVISIONS
DATE
TIM JONASSON
R.C.E. 45843
MSA CONSULTING,INC.
C i v i l E n g i n e e r i n g L a n d S u r v ey i n g L a n d s c a p e A r c h i t e c t u r ePlanningEnvironmentalServicesDryUtilityCoordinationGIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comC43880
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PHASE 2 MASS GRADINGACTING CITY ENGINEER
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SCALE 1"=40'
40'120'160'
5
M
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STREET '' F '' SW
RET. BASIN
BTM 294.4
BTM 294.0
ST
R
E
E
T
'
'
L
'
'
ST
R
E
E
T
'
'
M
'
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LOT ''L''
85
84
83
82111
110
109
108
107
106
105
104
121
119
118
117
116
115
114
113
112148
147
146
145
144
143
142
141
140
139
158
157
156
155
154
153
152
151
150
149182
181
180
179
178
177
176
175
174
173
191
190
189
188
187
186
185
184
183
27
28
29
30
31
32
33
34
35
36
37 38 39 40 41 42 43 44 45 46 47 48
138
87
86
ST
R
E
E
T
'
'
N
'
'
ST
R
E
E
T
'
'
F
'
'
S
W
LOT 83
NG 292.8
LOT 84
NG 292.2
LOT 85
NG 292.6
LOT 86
NG 293.2
LOT 87
NG 293.3
LOT 88
NG 292.9
LOT 89
NG 292.8
LOT 90
NG 292.2
LOT 91
NG 291.6
10+00.00 STREET ''F''(W)=
10+00.00 STREET ''F''(SW)=
10+00.00 STREET "L"
TP=303.5
10+00.00 STREET "M"=
12+38.30 STREET "F"(SW)
TP=301.7-LP
10+00.00 STREET "N"=
14+70.30 STREET "F"(SW)
TP=301.4-LP
21+64.53 STREET "F" (SW)
=10+00.00 STREET "F"(SE)
TP=299.9
PE 301.3
PE 301.6
PE 301.9
PE 302.2
PE 302.1
PE 301.9
PE 301.6
PE 300.7
PE 300.5
PE 300.3
PE 300.7
PE 300.4
PE 300.1
PE 302.5
PE 302.8
PE 302.7
PE 302.4
PE 303.1
PE 303.2
PE 302.9
PE 303.4
PE 301.9
PE 301.7
PE 301.5
PE 301.2
PE 301.0
PE 301.9
PE 301.7
PE 301.5
PE 301.2
PE 300.9
PE 302.9
PE 302.7
PE 302.5
PE 302.3
PE 302.0
PE 301.8
PE 301.6
PE 301.3
PE 301.1
PE 300.9
PE 300.6
PE 302.9
PE 302.7
PE 302.5
PE 302.3
PE 302.0
PE 301.7
PE 301.4
PE 301.2
PE 304.3
PE 303.7
PE 303.3
PE 302.9
PE 302.5
PE 302.2
PE 302.0
PE 301.5
PE 304.6
PE 303.7
PE 303.2
PE 303.0
PE 302.2
PE 301.8
PE 303.7
PE 303.7
PE 303.4 PE 303.1 PE 302.8 PE 303.2 PE 303.9 PE 304.0 PE 303.7 PE 304.1 PE 304.8 PE 306.2
PE 301.4
PE 301.1
PE 300.1
PE 299.9
PE 299.8
PE 299.6
PE 300.8
PE 300.6
PE 305.6PE 304.5
LOT "C"LOT "B"
\A1;56'\A1;10'\A1;18'\A1;18'\A1;10'
\A1;56'\A1;10'\A1;18'\A1;10'\A1;18'
\A1;56'\A1;10'\A1;18'\A1;18'\A1;10'
\A1;56'\A1;10'\A1;18'\A1;18'\A1;10'
\A1;10'
\A
1
;
5
6
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\A
1
;
1
8
'
\A
1
;
1
8
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\A
1
;
1
0
'
FG 301.9
FG 301.7
FG 301.5
FG 301.2
FG 301.0
FG 300.7
FG 300.5
FG 300.2
FG 299.9
FG 299.7
FG 301.7
FG 301.5
FG 301.2
FG 300.9
FG 300.7
FG 300.4
FG 300.1
FG 299.8
FG 299.6
FG 299.6
FG 301.9
FG 302.7
FG 302.5
FG 302.3
FG 302.0
FG 301.8
FG 301.6
FG 301.3
FG 301.1
FG 300.9
FG 300.6
FG 300.4
FG 302.7
FG 302.5
FG 302.3
FG 302.0
FG 301.7
FG 301.4
FG 301.2
FG 300.8
FG 300.6
FG 300.4
FG 302.9
FG 302.9
FG 304.3
FG 303.6
FG 302.9
FG 302.7
FG 302.5
FG 302.2
FG 302.0
FG 301.5
FG 300.9
FG 303.6
FG 302.9
FG 302.2
FG 301.8
FG 301.5
FG 303.5
FG 302.9
FG 302.7
FG 302.4
FG 302.1
FG 301.9
FG 301.6
FG 301.4
FG 301.1
FG 300.8
FG 303.4
FG 303.1
FG 302.8
FG 302.5
FG 302.2
FG 301.9
FG 301.6
FG 301.3
FG 300.9
FG 303.5
FG
3
0
3
.
7
FG
3
0
3
.
4
FG
3
0
3
.
1
FG
3
0
2
.
8
FG
3
0
3
.
1
FG
3
0
3
.
9
FG
3
0
4
.
0
FG
3
0
3
.
7
FG
3
0
4
.
1
FG
3
0
4
.
8
FG
3
0
4
.
5
FG 304.3
291
290
28
9
29
5
29
0
3:1
3:1
MA
X
3:1
MA
X
296 3003:1
MA
X
3:1
MA
X
2:1
MAX
29
5
30
0
2:1
MAX
29
5
30
0
29
5
30
0
2:1
MA
X 2:1
MA
X
2:1
MA
X
2:1
MA
X
2:1
MA
X
TRACT BOUNDARY/LIMITS OF GRADING
TR
A
C
T
B
O
U
N
D
A
R
Y
/
L
I
M
I
T
S
O
F
G
R
A
D
I
N
G
EX
I
S
T
I
N
G
6
'
B
L
O
C
K
W
A
L
L
EXISTING 6' BLOCK WALL
303
304
302
303
302
304
302
301
301
300
302
301
300
301
303
302302
300
300
299
300
301
300
300 299
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SC
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4
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3
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OF
SHEET
CITY FILE NUMBER
SHEETS
%%UBENCHMARK PD-101
%%ULOCATION
%%UBASIS OF BEARINGS
%%UELEVATION 231.83'%%UDATUM
NG
V
D
8
8
APPROVED BY:
JULIAN A. DE LA TORRE, R.C.E. NO. 43880
PREPARED UNDER THE DIRECT SUPERVISION OF:
CITY OF PALM DESERT
TRACT MAP NO. 38434
EXPLORE PALM DESERT
BEING A PORTION OF THE EAST HALF OF SECTION 32, T.4S, R.6E, S.B.M.
PHASE 1 ROUGH GRADING
CITY OF PALM DESERT
{DEPARTMENT OF DEVELOPMENT SERVICES}
DATE
TR
A
F
F
I
C
LANDSCAPE
CIVIL
%%UPLAN CHECKED BY:
BEARINGS FOR THIS SURVEY ARE BASED ON GERALD FORD DRIVE, PER PARCEL MAP NO. 31730, AS SHOWN BY A MAP ON FILE IN BOOK 211, PAGES 63 AND 75, OF PARCELS MAPS, RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, BEING: {\C5;NORTH 89%%D56'07" EAST}
2" CITY OF PALM DESERT BRONZE DISK IN SOUTHWEST
CORNER OF PORTOLA AVENUE AT GERALD FORD
DRIVE.
NORTHWEST CORNER OF CATCH BASIN. SOUTHERLY
UNDERGROUND SERVICE ALERT
AT LEAST TWO DAYS BEFORE YOU DIG
1-800-227-2600
DIAL TOLL FREE
Dig Safely
DIG ALERT
T.M.
OF SOUTHERN CALIFORNIA
RJB
RJB
MR
CHECKED BY
DRAWN BY
DESIGNED BY
REVIEWED AND RECOMMENDED BY:DATE
MARK BY DATE
ENGINEER CITY
DATEAPPR.REVISIONS
DATE
TIM JONASSON
R.C.E. 45843
MSA CONSULTING,INC.
C i v i l E n g i n e e r i n g L a n d S u r v ey i n g L a n d s c a p e A r c h i t e c t u r ePlanningEnvironmentalServicesDryUtilityCoordinationGIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comC43880
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LOT 97
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LOT 98
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LOT 99
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PE 298.6
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PE 299.3
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PE 299.2
PE 299.4
PE 299.6
PE 300.0
PE 300.4
PE 300.8
PE 300.8
PE 301.3
PE 300.6
PE 300.3
PE 300.1
PE 299.9
PE 299.7
PE 299.5
PE 299.6
PE 298.6
PE 299.3
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PE 298.6
PE 300.6
PE 301.4
PE 301.1
PE 300.1
PE 300.3
PE 297.5
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SW
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4
4
8
1
1
4
8
OF
SHEET
CITY FILE NUMBER
SHEETS
%%UBENCHMARK PD-101
%%ULOCATION
%%UBASIS OF BEARINGS
%%UELEVATION 231.83'%%UDATUM
NG
V
D
8
8
APPROVED BY:
JULIAN A. DE LA TORRE, R.C.E. NO. 43880
PREPARED UNDER THE DIRECT SUPERVISION OF:
CITY OF PALM DESERT
TRACT MAP NO. 38434
EXPLORE PALM DESERT
BEING A PORTION OF THE EAST HALF OF SECTION 32, T.4S, R.6E, S.B.M.
PHASE 1 ROUGH GRADING
CITY OF PALM DESERT
{DEPARTMENT OF DEVELOPMENT SERVICES}
DATE
TR
A
F
F
I
C
LANDSCAPE
CIVIL
%%UPLAN CHECKED BY:
BEARINGS FOR THIS SURVEY ARE BASED ON GERALD FORD DRIVE, PER PARCEL MAP NO. 31730, AS SHOWN BY A MAP ON FILE IN BOOK 211, PAGES 63 AND 75, OF PARCELS MAPS, RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, BEING: {\C5;NORTH 89%%D56'07" EAST}
2" CITY OF PALM DESERT BRONZE DISK IN SOUTHWEST
CORNER OF PORTOLA AVENUE AT GERALD FORD
DRIVE.
NORTHWEST CORNER OF CATCH BASIN. SOUTHERLY
UNDERGROUND SERVICE ALERT
AT LEAST TWO DAYS BEFORE YOU DIG
1-800-227-2600
DIAL TOLL FREE
Dig Safely
DIG ALERT
T.M.
OF SOUTHERN CALIFORNIA
RJB
RJB
MR
CHECKED BY
DRAWN BY
DESIGNED BY
REVIEWED AND RECOMMENDED BY:DATE
MARK BY DATE
ENGINEER CITY
DATEAPPR.REVISIONS
DATE
TIM JONASSON
R.C.E. 45843
MSA CONSULTING,INC.
C i v i l E n g i n e e r i n g L a n d S u r v ey i n g L a n d s c a p e A r c h i t e c t u r ePlanningEnvironmentalServicesDryUtilityCoordinationGIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comC43880
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0'80'
SCALE 1"=40'
40'120'160'
7
MATCHLINE SEE SHEET NO. 5
MATCHLINE SEE SHEET NO.6
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WALLS AND SLOPES. NO WALL SHALL EXCEED 8' IN
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%%UROUGH GRADING - SECTION D-D
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%%UAT LOT LINE
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FUTURE 6"
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8
OF
SHEET
CITY FILE NUMBER
SHEETS
%%UBENCHMARK PD-101
%%ULOCATION
%%UBASIS OF BEARINGS
%%UELEVATION 231.83'%%UDATUM
NG
V
D
8
8
APPROVED BY:
JULIAN A. DE LA TORRE, R.C.E. NO. 43880
PREPARED UNDER THE DIRECT SUPERVISION OF:
CITY OF PALM DESERT
TRACT MAP NO. 38434
EXPLORE PALM DESERT
BEING A PORTION OF THE EAST HALF OF SECTION 32, T.4S, R.6E, S.B.M.
PHASE 1 ROUGH GRADING
CITY OF PALM DESERT
{DEPARTMENT OF DEVELOPMENT SERVICES}
DATE
TR
A
F
F
I
C
LANDSCAPE
CIVIL
%%UPLAN CHECKED BY:
BEARINGS FOR THIS SURVEY ARE BASED ON GERALD FORD DRIVE, PER PARCEL MAP NO. 31730, AS SHOWN BY A MAP ON FILE IN BOOK 211, PAGES 63 AND 75, OF PARCELS MAPS, RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, BEING: {\C5;NORTH 89%%D56'07" EAST}
2" CITY OF PALM DESERT BRONZE DISK IN SOUTHWEST
CORNER OF PORTOLA AVENUE AT GERALD FORD
DRIVE.
NORTHWEST CORNER OF CATCH BASIN. SOUTHERLY
UNDERGROUND SERVICE ALERT
AT LEAST TWO DAYS BEFORE YOU DIG
1-800-227-2600
DIAL TOLL FREE
Dig Safely
DIG ALERT
T.M.
OF SOUTHERN CALIFORNIA
RJB
RJB
MR
CHECKED BY
DRAWN BY
DESIGNED BY
REVIEWED AND RECOMMENDED BY:DATE
MARK BY DATE
ENGINEER CITY
DATEAPPR.REVISIONS
DATE
TIM JONASSON
R.C.E. 45843
MSA CONSULTING,INC.
C i v i l E n g i n e e r i n g L a n d S u r v ey i n g L a n d s c a p e A r c h i t e c t u r ePlanningEnvironmentalServicesDryUtilityCoordinationGIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comC43880
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\A1;10.0'
SPOIL DIRT FROM GRADING
DRIVEWAY, ETC. (TYP)
OF SWALES, FOOTING,
THIS AREA IS FOR
\A1;10.0'
FG=+1.5'FROM TC
2%2%%%
%%UPUBLIC ON-SITE ROAD
%%U ROUGH GRADE SECTION
%%USTREETS "A"and "D" thru "S"
\A
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FUTURE 6"
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%%UPUBLIC ON-SITE ROAD
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%%UROUGH GRADING - SECTION G-G
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PROPOSED ROUGH
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3-7-24
Del Webb Explore |
May 19, 2023 | L-1
Overall Tree Plan
TREESBOTANICAL / COMMON NAME
ACACIA ANEURA
MULGA
ACACIA SALICINA
WILLOW ACACIA
OLNEYA TESOTA
DESERT IRONWOOD
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PROSOPIS X 'PHOENIX' TM
PHOENIX THORNLESS MESQUITE
VACHELLIA FARNESIANA `SWEET SIERRA` TM
PODLESS SWEET ACACIA
PALMSBOTANICAL / COMMON NAME
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
GROUND COVERSBOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
LAWN
PLANT SCHEDULE
2667 Refuge-Pulte | Site Plan
May 11, 2023
Scale 1" = 100'
0'50'100'200'300'
A
B
Clubhouse
(Under Seperate Permit)
C
Plant Schedule
Del Webb Explore |
May 19, 2023
TREES BOTANICAL / COMMON NAME
ACACIA ANEURA
MULGA
ACACIA SALICINA
WILLOW ACACIA
OLNEYA TESOTA
DESERT IRONWOOD
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PROSOPIS GLANDULOSA GLANDULOSA
HONEY MESQUITE
VACHELLIA FARNESIANA `SWEET SIERRA` TM
PODLESS SWEET ACACIA
PALMS BOTANICAL / COMMON NAME
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
FRACTURED STONE
COLOR TBD
LAWN
PLANT SCHEDULE
TREES BOTANICAL / COMMON NAME
ACACIA ANEURA
MULGA
OLNEYA TESOTA
DESERT IRONWOOD
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PROSOPIS GLANDULOSA GLANDULOSA
HONEY MESQUITE
PALMS BOTANICAL / COMMON NAME
BISMARCKIA NOBILIS
BISMARCK PALM
CHAMAEROPS HUMILIS
MEDITERRANEAN FAN PALM
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
SHRUBS BOTANICAL / COMMON NAME
ACACIA REDOLENS `DESERT CARPET` TM
DESERT CARPET BANK CATCLAW
AGAVE AMERICANA
CENTURY PLANT
AGAVE DESMETIANA
SMOOTH AGAVE
AGAVE WEBERI
WEBER AGAVE
ASCLEPIAS SUBULATA
RUSH MILKWEED
DASYLIRION WHEELERI
GREY DESERT SPOON
EUPHORBIA RESINIFERA
RESIN SPURGE
FOUQUIERIA SPLENDENS
OCOTILLO
HESPERALOE FUNIFERA
GIANT HESPERALOE
LARREA TRIDENTATA
CREOSOTE BUSH
PACHYCEREUS PRINGLEI
CARDON
RUSSELIA EQUISETIFORMIS
FIRECRACKER PLANT
SPHAERALCEA AMBIGUA
DESERT GLOBEMALLOW
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
FRACTURED STONE
COLOR TBD
PLANT SCHEDULE ENTRY
TREES BOTANICAL / COMMON NAME
ACACIA ANEURA
MULGA
ACACIA SALICINA
WILLOW ACACIA
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PROSOPIS GLANDULOSA GLANDULOSA
HONEY MESQUITE
PALMS BOTANICAL / COMMON NAME
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
SHRUBS BOTANICAL / COMMON NAME
ACACIA REDOLENS `DESERT CARPET` TM
DESERT CARPET BANK CATCLAW
AGAVE DESMETIANA
SMOOTH AGAVE
ASCLEPIAS SUBULATA
RUSH MILKWEED
DASYLIRION WHEELERI
GREY DESERT SPOON
FOUQUIERIA SPLENDENS
OCOTILLO
LARREA TRIDENTATA
CREOSOTE BUSH
SPHAERALCEA AMBIGUA
DESERT GLOBEMALLOW
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
PLANT SCHEDULE PERIMETER
TREES BOTANICAL / COMMON NAME
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PALMS BOTANICAL / COMMON NAME
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
SHRUBS BOTANICAL / COMMON NAME
AGAVE DESMETIANA
SMOOTH AGAVE
BOUGAINVILLEA X 'FLAME'
FLAME BOUGAINVILLEA
EUPHORBIA RESINIFERA
RESIN SPURGE
HESPERALOE FUNIFERA
GIANT HESPERALOE
RUSSELIA EQUISETIFORMIS
FIRECRACKER PLANT
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
LAWN
PLANT SCHEDULE PARK
2636 Dell Webb Explore | Legend + Keymap
May 18, 2023
| L-
Community Entry
Legend
1
2
3
Greet House
Palm Tree Grove With
Textured Planting
4’ - 6’ Ht. Decorative Wall
Character Imagery
1
2
3
Plant Schedule
2
2
4 Perimeter Wall
4
5
6
7
Concrete Walkway
DG Trail
Desert Planting
6
5
7
7
Del Webb Explore | Park
May 11, 2023
Scale 1" = 30'
0'15'30'60'90'
8 Desert Accents in
Fractured Stone
8
8
8
3
(Enlargement A)
3
2
Del Webb Explore |
May 19, 2023
TREES BOTANICAL / COMMON NAME
ACACIA ANEURA
MULGA
ACACIA SALICINA
WILLOW ACACIA
OLNEYA TESOTA
DESERT IRONWOOD
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PROSOPIS GLANDULOSA GLANDULOSA
HONEY MESQUITE
VACHELLIA FARNESIANA `SWEET SIERRA` TM
PODLESS SWEET ACACIA
PALMS BOTANICAL / COMMON NAME
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
FRACTURED STONE
COLOR TBD
LAWN
PLANT SCHEDULE
TREES BOTANICAL / COMMON NAME
ACACIA ANEURA
MULGA
OLNEYA TESOTA
DESERT IRONWOOD
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PROSOPIS GLANDULOSA GLANDULOSA
HONEY MESQUITE
PALMS BOTANICAL / COMMON NAME
BISMARCKIA NOBILIS
BISMARCK PALM
CHAMAEROPS HUMILIS
MEDITERRANEAN FAN PALM
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
SHRUBS BOTANICAL / COMMON NAME
ACACIA REDOLENS `DESERT CARPET` TM
DESERT CARPET BANK CATCLAW
AGAVE AMERICANA
CENTURY PLANT
AGAVE DESMETIANA
SMOOTH AGAVE
AGAVE WEBERI
WEBER AGAVE
ASCLEPIAS SUBULATA
RUSH MILKWEED
DASYLIRION WHEELERI
GREY DESERT SPOON
EUPHORBIA RESINIFERA
RESIN SPURGE
FOUQUIERIA SPLENDENS
OCOTILLO
HESPERALOE FUNIFERA
GIANT HESPERALOE
LARREA TRIDENTATA
CREOSOTE BUSH
PACHYCEREUS PRINGLEI
CARDON
RUSSELIA EQUISETIFORMIS
FIRECRACKER PLANT
SPHAERALCEA AMBIGUA
DESERT GLOBEMALLOW
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
FRACTURED STONE
COLOR TBD
PLANT SCHEDULE ENTRY
TREES BOTANICAL / COMMON NAME
ACACIA ANEURA
MULGA
ACACIA SALICINA
WILLOW ACACIA
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PROSOPIS GLANDULOSA GLANDULOSA
HONEY MESQUITE
PALMS BOTANICAL / COMMON NAME
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
SHRUBS BOTANICAL / COMMON NAME
ACACIA REDOLENS `DESERT CARPET` TM
DESERT CARPET BANK CATCLAW
AGAVE DESMETIANA
SMOOTH AGAVE
ASCLEPIAS SUBULATA
RUSH MILKWEED
DASYLIRION WHEELERI
GREY DESERT SPOON
FOUQUIERIA SPLENDENS
OCOTILLO
LARREA TRIDENTATA
CREOSOTE BUSH
SPHAERALCEA AMBIGUA
DESERT GLOBEMALLOW
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
PLANT SCHEDULE PERIMETER
TREES BOTANICAL / COMMON NAME
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PALMS BOTANICAL / COMMON NAME
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
SHRUBS BOTANICAL / COMMON NAME
AGAVE DESMETIANA
SMOOTH AGAVE
BOUGAINVILLEA X 'FLAME'
FLAME BOUGAINVILLEA
EUPHORBIA RESINIFERA
RESIN SPURGE
HESPERALOE FUNIFERA
GIANT HESPERALOE
RUSSELIA EQUISETIFORMIS
FIRECRACKER PLANT
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
LAWN
PLANT SCHEDULE PARK
2636 Dell Webb Explore | Legend + Keymap
May 18, 2023
| L-
Character Imagery
Neighborhood Park
Del Webb Explore | Park
May 11, 2023
Scale 1" = 30'
0'15'30'60'90'
Legend
1
2
3
Activity Lawn
Shaded BBQ Area
Concrete Walkways4
1
2
4
Plant Schedule
Palm Tree Grove With
Various Species
3
2
(Enlargement B)
1
3
Del Webb Explore |
May 19, 2023
TREES BOTANICAL / COMMON NAME
ACACIA ANEURA
MULGA
ACACIA SALICINA
WILLOW ACACIA
OLNEYA TESOTA
DESERT IRONWOOD
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PROSOPIS GLANDULOSA GLANDULOSA
HONEY MESQUITE
VACHELLIA FARNESIANA `SWEET SIERRA` TM
PODLESS SWEET ACACIA
PALMS BOTANICAL / COMMON NAME
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
FRACTURED STONE
COLOR TBD
LAWN
PLANT SCHEDULE
TREES BOTANICAL / COMMON NAME
ACACIA ANEURA
MULGA
OLNEYA TESOTA
DESERT IRONWOOD
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PROSOPIS GLANDULOSA GLANDULOSA
HONEY MESQUITE
PALMS BOTANICAL / COMMON NAME
BISMARCKIA NOBILIS
BISMARCK PALM
CHAMAEROPS HUMILIS
MEDITERRANEAN FAN PALM
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
SHRUBS BOTANICAL / COMMON NAME
ACACIA REDOLENS `DESERT CARPET` TM
DESERT CARPET BANK CATCLAW
AGAVE AMERICANA
CENTURY PLANT
AGAVE DESMETIANA
SMOOTH AGAVE
AGAVE WEBERI
WEBER AGAVE
ASCLEPIAS SUBULATA
RUSH MILKWEED
DASYLIRION WHEELERI
GREY DESERT SPOON
EUPHORBIA RESINIFERA
RESIN SPURGE
FOUQUIERIA SPLENDENS
OCOTILLO
HESPERALOE FUNIFERA
GIANT HESPERALOE
LARREA TRIDENTATA
CREOSOTE BUSH
PACHYCEREUS PRINGLEI
CARDON
RUSSELIA EQUISETIFORMIS
FIRECRACKER PLANT
SPHAERALCEA AMBIGUA
DESERT GLOBEMALLOW
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
FRACTURED STONE
COLOR TBD
PLANT SCHEDULE ENTRY
TREES BOTANICAL / COMMON NAME
ACACIA ANEURA
MULGA
ACACIA SALICINA
WILLOW ACACIA
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PROSOPIS GLANDULOSA GLANDULOSA
HONEY MESQUITE
PALMS BOTANICAL / COMMON NAME
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
SHRUBS BOTANICAL / COMMON NAME
ACACIA REDOLENS `DESERT CARPET` TM
DESERT CARPET BANK CATCLAW
AGAVE DESMETIANA
SMOOTH AGAVE
ASCLEPIAS SUBULATA
RUSH MILKWEED
DASYLIRION WHEELERI
GREY DESERT SPOON
FOUQUIERIA SPLENDENS
OCOTILLO
LARREA TRIDENTATA
CREOSOTE BUSH
SPHAERALCEA AMBIGUA
DESERT GLOBEMALLOW
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
PLANT SCHEDULE PERIMETER
TREES BOTANICAL / COMMON NAME
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PALMS BOTANICAL / COMMON NAME
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
SHRUBS BOTANICAL / COMMON NAME
AGAVE DESMETIANA
SMOOTH AGAVE
BOUGAINVILLEA X 'FLAME'
FLAME BOUGAINVILLEA
EUPHORBIA RESINIFERA
RESIN SPURGE
HESPERALOE FUNIFERA
GIANT HESPERALOE
RUSSELIA EQUISETIFORMIS
FIRECRACKER PLANT
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
LAWN
PLANT SCHEDULE PARK
2636 Dell Webb Explore | Legend + Keymap
May 18, 2023
| L-
Character Imagery
East Buffer
Plant Schedule
Del Webb Explore | Park
May 11, 2023
Scale 1" = 30'
0'15'30'60'90'
(Enlargement C)
4
Del Webb Explore |
May 19, 2023 | L-
Perimeter Sections
TREES BOTANICAL / COMMON NAME
ACACIA ANEURA
MULGA
ACACIA SALICINA
WILLOW ACACIA
OLNEYA TESOTA
DESERT IRONWOOD
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
PROSOPIS GLANDULOSA GLANDULOSA
HONEY MESQUITE
PROSOPIS X 'PHOENIX' TM
PHOENIX THORNLESS MESQUITE
VACHELLIA FARNESIANA `SWEET SIERRA` TM
PODLESS SWEET ACACIA
PALMS BOTANICAL / COMMON NAME
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA
MEXICAN FAN PALM
GROUND COVERS BOTANICAL / COMMON NAME
DECOMPOSED GRANITE
COLOR TBD
LAWN
PLANT SCHEDULE
2636 Dell Webb Explore | Legend + Keymap
May 12, 2023
AA
B
B
Legend
1
2
3
6’ Wall or Fence
Existing Wall
Desert Planting4
Shaded DG Trail
Cross Section ‘A’
Scale 1” = 10’
Cross Section ‘B’
Scale 1” = 10’
1
2
3
4
Legend
1
2
3
6’ Wall or Fence
Existing Wall
Desert Planting4
Shaded DG Trail
1
2
3
4
5
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
Appendix C
Supporting Detail Related to Hydrologic Conditions of Concern
(Refer to Appendix F for copy of the Hydrology Report)
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
Appendix D
Educational Materials
Checklist for Minimizing Vector Production in Stormwater Management Structures
Outdoor Cleaning Activities and Professional Mobile Service Providers
California Stormwater BMP Handbook - Municipal
SC-41: Building and Grounds Maintenance
SC-73: Landscape Maintenance
SC-74: Drainage System Maintenance
SD-12: Efficient Irrigation
SD-13: Storm Drain Signage
TC-11: Infiltration Basin
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
Appendix E
Soils Report
September 28, 2023
Project No. 13629.003
Pulte Home Company
27401 Los Altos, Ste 400
Mission Viejo, CA 92691
Attention: Mr. David Dewegeli
Subject: Results of Onsite Percolation Testing
Proposed Residential Development – Del Webb Explore
APN’s Tentative Tract Map 38434 of -006
City of Palm Desert, California
In accordance with your request and authorization, Leighton and Associates, Inc.
(Leighton) is pleased to present this percolation test report for the water quality basin
associated with the subject development, located southwest of Gerald Ford Drive and
Portola Road, in the City of Palm Desert, California (See Figure 1).
PURPO SE AN D SCO PE OF WORK
The purpose of our testing was to determine general infiltration rates of onsite soils with
respect to the proposed retention basins to be located near Lot C, Lot L, and Lot O,
within the proposed Explore development (See Figure 2). Services provided for this
study consisted of the following:
Four (4) percolation tests in accordance with the procedures outlined in the
referenced Handbook, at pre-determined locations identified by MSA Consulting,
Inc.
Compilation of this report that presents the results of our percolation/infiltration
testing.
SI TE D ESCR I PTION
The overall project site is located on previous undeveloped land, situated southwest of
Gerald Ford Drive and Portola Avenue, in the City of Palm Desert, California (see
Figure 1, Site Location Map). Topographically, the site and surrounding area slopes to
the east and northeast. Site elevations range from high point elevation of approximately
323 feet above mean sea level (msl) near the southwestern corner to a low point
elevation of approximately 270 (msl) near the northeast corner of the property. The site
is currently vacant sand dune topography.
Results of Onsite Percolation Testing Project No. 13629.003
Del Webb Explore, Palm Desert, California September 28, 2023
2
Based on the provided site plan by MSA Consulting, Inc., we understand that three
retention basins are planned throughout the site. One retention basin is included within
Lot C, with an approximate bottom elevation of 272.3 feet msl, one with Lot L with an
approximate bottom elevation of 294.0 feet msl, and one with Lot O with an approximate
bottom elevation of 291.0 feet msl. The planned basin bottoms are approximately 6 to
10 feet below existing ground elevations.
SUBSU RFACE INVESTIGA TI ON
Our field investigation consisted of excavating four percolation test holes at each of the
pre-determined locations within the proposed basins (at approximately 6 to 10 feet bgs)
on September 18, 2023. During a previous study (Leighton, 2022), we have also
excavated, logged, and sampled seven exploratory hollow-stem auger borings to a
maximum depth of approximately 51.5 feet below ground surface (bgs) to collect
samples and verify depth to groundwater and/or impermeable strata. The locations of the
percolation test holes are shown on Figure 2.
SOI LS AND GROUNDWATER CONDITION S
Based on the results of this study, the site is underlain by Quaternary Younger Alluvium
consisting primarily of light brown to brownish gray, medium dense to very dense, poorly
graded fine sand with silt (SP-SM).
During a previous study (Leighton, 2022), groundwater was not encountered in any of
our borings to the maximum explored depth of 51.5 feet below ground surface (bgs), and
no standing water was observed on the ground surface during the time of the
investigation.
PERCOLATION TEST RE SU LTS
After presoaking the percolation test holes on September 18, 2023, we returned to site
after 24 hours to perform the infiltration testing. Percolation testing was performed in
general accordance with the procedures of Appendix A, Section 2.3 of the Riverside
County Design Handbook referenced above. Results reported below are the most
conservative reading in minutes per inch drop and converted to inches per hour per the
Porchet method. No factor of safety (FS) has been applied to these rates. Field test
data are included in Appendix A.
Results of Onsite Percolation Testing Project No. 13629.003
Del Webb Explore, Palm Desert, California September 28, 2023
3
Summary of Percolation/Infiltration Test Results
Test
Hole #
Ex. Ground
Surface Elev.
(ft)
Depth
BGS
(ft)
Percolation
Rate
(min/in)
Infiltration
Rate
(in/hr)
Soil Description/Notes
LP-1 279 8 0.05 57.0 SAND with Silt (SP-SM)
LP-2 279 8 0.05 60.8 SAND with Silt (SP-SM)
LP-3 302 10 0.04 65.5 SAND with Silt (SP-SM)
LP-4 299 6 0.10 57.6 SAND with Silt (SP-SM)
CONCLUSION S
As summarized above, the onsite infiltration rates are relatively high due to poorly
graded and relatively clean sand. The results of our exploratory Borings (Leighton,
2022, and Appendix A) indicate that a minimum of 5 feet of permeable soils exist below
basins bottom and groundwater is not expected to encroach to within 10 feet below
bottom of basins.
LIMI TA TION S
The above findings and recommendations are based on a general interpretation of soils
conditions between test locations, utilizing contemporary engineering principles and
practice. We make no other warranty, either expressed or implied. Please notify the
engineer in the event conditions are encountered that are not reflected in this report.
If you have any questions, please do not hesitate to contact this office. We appreciate
this opportunity to be of service.
Respectfully submitted,
LEIGHTON AND ASSOCIATES, INC.
Senior Project Engineer
Attachments: Figure 1 – Site Location Map
Figure 2 – Boring Location Map
Appendix A – Logs of Exploratory Borings and Percolation Test Results
Appendix B – Laboratory Test Results
Distribution: (1) addressee (PDF copy via email)
Results of Onsite Percolation Testing Project No. 13629.003
Del Webb Explore, Palm Desert, California September 28, 2023
Reference
Leighton & Associates, Inc., 2022, Preliminary Geotechnical Exploration – Due
Diligence, Refuge Palm Desert, Approximately 79 Acre Del Webb
Property, Palm Desert, California, PN 13629.001, Dated August 10.
Riverside County Flood Control District, Design Handbook for Low Impact Development
Best Management Practices, dated September 2018.
MSA, 2023, Refuge, Palm Desert, TTM 38434, Preliminary Grading and Drainage
Exhibit, dated August 17, 2023.
Scale:
Base Map: Bing Maps 2023
1 " = 2,000 '
Project: 13629.003 Eng/Geol: BSS/R FR
Map Saved as V:\Drafting\13629\003\Maps\13629-003_F01_SLM_2023-09-26.mxd on 9/26/2023 11:17:08 AM
Author: (btran)
Date: September 2023
Ap proximateSite Boun dary
FIGURE 1SITE LOCATION MAPPulte – ExploreTTM 38434Palm Desert, California
³
0 2,000 4,000
Feet
&(&(
&(
&(
LP-1
LP-2
LP-3
LP-4
LEGEND
&(Approxim a te b oring loc a tion
Approxim a te S ite Bounda ry
³
0 300 600
Feet
Ma p S a v ed a s V:\Dra fting \13629\003\Ma ps\13629-003_F02_BLM_2023-09-26.m xd on 9/26/2023 11:15:10 AM
BORING LOCATION MAPP ulte – ExploreTTM 38434P a lm Desert, Ca lifornia
S ca le:
Ba se Ma p: P relim ina ry Gra ding a nd Dra ina g e Exh ib itda ted: Aug ust 17, 2023 b y MS A Consulting , Inc.
1 " = 300 '
P rojec t: 13629.003 Eng /Geol: BS S /RFR
Auth or: (b tra n)
Da te: S eptem b er 2023
FIGURE 2
LP-4
LB-1
&(
Hydrologic Soil Group—Riverside County, Coachella Valley Area, California
(Lewis Operating Corp. - Gerald Ford Dr. & Portola Ave.)
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
10/24/2016
Page 1 of 4
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Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 11N WGS84
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Map Scale: 1:8,620 if printed on A portrait (8.5" x 11") sheet.
Warning: Soil Map may not be valid at this scale.
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Hydrologic Soil Group
Hydrologic Soil Group— Summary by Map Unit — Riverside County, Coachella Valley Area, California (CA680)
Map unit symbol Map unit name Rating Acres in AOI Percent of AOI
MaB Myoma fine sand, 0 to 5
percent slopes
A 21.7 5.4%
MaD Myoma fine sand, 5 to 15
percent slopes
A 382.1 94.6%
Totals for Area of Interest 403.8 100.0%
Description
Hydrologic soil groups are based on estimates of runoff potential. Soils are
assigned to one of four groups according to the rate of water infiltration when the
soils are not protected by vegetation, are thoroughly wet, and receive precipitation
from long-duration storms.
The soils in the United States are assigned to four groups (A, B, C, and D) and
three dual classes (A/D, B/D, and C/D). The groups are defined as follows:
Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly
wet. These consist mainly of deep, well drained to excessively drained sands or
gravelly sands. These soils have a high rate of water transmission.
Group B. Soils having a moderate infiltration rate when thoroughly wet. These
consist chiefly of moderately deep or deep, moderately well drained or well drained
soils that have moderately fine texture to moderately coarse texture. These soils
have a moderate rate of water transmission.
Group C. Soils having a slow infiltration rate when thoroughly wet. These consist
chiefly of soils having a layer that impedes the downward movement of water or
soils of moderately fine texture or fine texture. These soils have a slow rate of water
transmission.
Group D. Soils having a very slow infiltration rate (high runoff potential) when
thoroughly wet. These consist chiefly of clays that have a high shrink-swell
potential, soils that have a high water table, soils that have a claypan or clay layer
at or near the surface, and soils that are shallow over nearly impervious material.
These soils have a very slow rate of water transmission.
If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is
for drained areas and the second is for undrained areas. Only the soils that in their
natural condition are in group D are assigned to dual classes.
Rating Options
Aggregation Method: Dominant Condition
Hydrologic Soil Group—Riverside County, Coachella Valley Area, California Lewis Operating Corp. - Gerald Ford
Dr. & Portola Ave.
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
10/24/2016
Page 3 of 4
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
Appendix F
Structural BMP and/or Retention Facility Sizing Calculations
and Design Details
ATRIB = 3.913 acres
Determine the Impervious Area Within ATRIB (AIMP)AIMP = 2.125 acres
Calculate the Impervious Area Ratio (IF)
IF = AIMP/ATRIB IF = 0.54
Use the following equation based on the WEF/ASCE Method
CBMP = 0.858If
3 - 0.78If
2 + 0.774If + 0.04 CBMP = 0.37
Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.15 (in*ac)/ac
Calculate the design storage volume of the BMP, VBMP
VBMP (ft3) =VBMP = 2,089 ft3
QBMP = CBMP x I x ATRIB QBMP = 0.29 ft3/s
I = Design Rainfall Intensity, 0.2 in/hr
Notes:
BMP Design Flow Rate, QBMP
Company Name
Designed By
Company Project Number/Name
Drainage Area Number/Name
2636 / DEL WEBB EXPLORE
DA-A
January 9, 2024
VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac)
12(in/ft)
Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area
Determine Design Storage Volume, VBMP
Legend:
Required Entries
Calculated Cells
Determine the Impervious Area Ratio
Whitewater Watershed
BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014)
Enter the Area Tributary to this Feature (ATRIB)
MSA Consulting, Inc
FOS
Date
County/City Case No.
PROECT
JOB No.
BASIN DESIGNATION:
BASIN CHARACTERISTICS
CONTOUR
ELEVATION INCR TOTAL INCR TOTAL INCR
(ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft)
294.5 0 0 3,381 0 0 0.00
295 0.5 0.5 481 3,862 1,809 1,809 0.04
296 1 1.5 1,451 5,313 4,568 6,378 0.15
297 1 2.5 1,355 6,668 5,978 12,356 0.28
298 1 3.5 1,411 8,079 7,363 19,718 0.45
299 1 4.5 1,471 9,550 8,804 28,522 0.65
WHERE:
TOTAL
Retention Basin - A
BASIN VOLUME WORKSHEET
DEPTH AREA VOLUME
Del Webb Explore at Palm Desert
2636
()()2121213
1 AAAAEEV++−=
Basin Volume Worksheet
Page 13 of 13
ATRIB = 4.664 acres
Determine the Impervious Area Within ATRIB (AIMP)AIMP = 2.741 acres
Calculate the Impervious Area Ratio (IF)
IF = AIMP/ATRIB IF = 0.59
Use the following equation based on the WEF/ASCE Method
CBMP = 0.858If
3 - 0.78If
2 + 0.774If + 0.04 CBMP = 0.40
Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.16 (in*ac)/ac
Calculate the design storage volume of the BMP, VBMP
VBMP (ft3) =VBMP = 2,706 ft3
QBMP = CBMP x I x ATRIB QBMP = 0.37 ft3/s
I = Design Rainfall Intensity, 0.2 in/hr
Notes:
BMP Design Flow Rate, QBMP
Company Name
Designed By
Company Project Number/Name
Drainage Area Number/Name
2636 / DEL WEBB EXPLORE
DA-B
January 9, 2024
VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac)
12(in/ft)
Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area
Determine Design Storage Volume, VBMP
Legend:
Required Entries
Calculated Cells
Determine the Impervious Area Ratio
Whitewater Watershed
BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014)
Enter the Area Tributary to this Feature (ATRIB)
MSA Consulting, Inc
FOS
Date
County/City Case No.
PROECT
JOB No.
BASIN DESIGNATION:
BASIN CHARACTERISTICS
CONTOUR
ELEVATION INCR TOTAL INCR TOTAL INCR
(ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft)
294.5 0 0 3,819 0 0 0.00
295 0.5 0.5 910 4,730 2,133 2,133 0.05
296 1 1.5 1,783 6,513 5,598 7,731 0.18
297 1 2.5 1,733 8,246 7,362 15,093 0.35
298 1 3.5 1,859 10,104 9,159 24,252 0.56
299 1 4.5 1,771 11,876 10,978 35,230 0.81
WHERE:
TOTAL
Retention Basin-B
BASIN VOLUME WORKSHEET
DEPTH AREA VOLUME
Del Webb Explore at Palm Desert
2636
()()2121213
1 AAAAEEV++−=
Basin Volume Worksheet
Page 13 of 13
ATRIB = 4.014 acres
Determine the Impervious Area Within ATRIB (AIMP)AIMP = 2.375 acres
Calculate the Impervious Area Ratio (IF)
IF = AIMP/ATRIB IF = 0.59
Use the following equation based on the WEF/ASCE Method
CBMP = 0.858If
3 - 0.78If
2 + 0.774If + 0.04 CBMP = 0.40
Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.16 (in*ac)/ac
Calculate the design storage volume of the BMP, VBMP
VBMP (ft3) =VBMP = 2,347 ft3
QBMP = CBMP x I x ATRIB QBMP = 0.32 ft3/s
I = Design Rainfall Intensity, 0.2 in/hr
Legend:
Required Entries
Calculated Cells
Determine the Impervious Area Ratio
Whitewater Watershed
BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014)
Enter the Area Tributary to this Feature (ATRIB)
MSA Consulting, Inc
FOS
Date
County/City Case No.
Notes:
BMP Design Flow Rate, QBMP
Company Name
Designed By
Company Project Number/Name
Drainage Area Number/Name
2636 / DEL WEBB EXPLORE
DA-C
January 9, 2024
VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac)
12(in/ft)
Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area
Determine Design Storage Volume, VBMP
PROECT
JOB No.
BASIN DESIGNATION:
BASIN CHARACTERISTICS
CONTOUR
ELEVATION INCR TOTAL INCR TOTAL INCR
(ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft)
294.5 0 0 2,426 0 0 0.00
295 0.5 0.5 1,120 3,545 1,484 1,484 0.03
296 1 1.5 1,482 5,027 4,265 5,748 0.13
297 1 2.5 1,656 6,683 5,835 11,584 0.27
298 1 3.5 1,475 8,157 7,408 18,991 0.44
299 1 4.5 1,489 9,646 8,891 27,883 0.64
WHERE:
TOTAL
Retention Basin
BASIN VOLUME WORKSHEET
DEPTH AREA VOLUME
Del Webb Explore at Palm Desert
2636
()()2121213
1 AAAAEEV++−=
Basin Volume Worksheet
Page 13 of 13
ATRIB = 4.345 acres
Determine the Impervious Area Within ATRIB (AIMP)AIMP = 2.546 acres
Calculate the Impervious Area Ratio (IF)
IF = AIMP/ATRIB IF = 0.59
Use the following equation based on the WEF/ASCE Method
CBMP = 0.858If
3 - 0.78If
2 + 0.774If + 0.04 CBMP = 0.40
Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.16 (in*ac)/ac
Calculate the design storage volume of the BMP, VBMP
VBMP (ft3) =VBMP = 2,513 ft3
QBMP = CBMP x I x ATRIB QBMP = 0.35 ft3/s
I = Design Rainfall Intensity, 0.2 in/hr
Legend:
Required Entries
Calculated Cells
Determine the Impervious Area Ratio
Whitewater Watershed
BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014)
Enter the Area Tributary to this Feature (ATRIB)
MSA Consulting, Inc
FOS
Date
County/City Case No.
Notes:
BMP Design Flow Rate, QBMP
Company Name
Designed By
Company Project Number/Name
Drainage Area Number/Name
2636 / DEL WEBB EXPLORE
DA-D
January 9, 2024
VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac)
12(in/ft)
Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area
Determine Design Storage Volume, VBMP
PROECT
JOB No.
BASIN DESIGNATION:
BASIN CHARACTERISTICS
CONTOUR
ELEVATION INCR TOTAL INCR TOTAL INCR
(ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft)
294 0 0 3,738 0 0 0.00
295 1 1 1,712 5,450 4,567 4,567 0.10
296 1 2 1,620 7,070 6,242 10,809 0.25
297 1 3 1,435 8,505 7,776 18,586 0.43
298 1 4 1,523 10,028 9,256 27,842 0.64
WHERE:
TOTAL
Retention Basin- D
BASIN VOLUME WORKSHEET
DEPTH AREA VOLUME
Del Webb Explore at Palm Desert
2636
()()2121213
1 AAAAEEV++−=
Basin Volume Worksheet
Page 13 of 13
ATRIB = 10.593 acres
Determine the Impervious Area Within ATRIB (AIMP)AIMP = 6.195 acres
Calculate the Impervious Area Ratio (IF)
IF = AIMP/ATRIB IF = 0.58
Use the following equation based on the WEF/ASCE Method
CBMP = 0.858If
3 - 0.78If
2 + 0.774If + 0.04 CBMP = 0.40
Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.16 (in*ac)/ac
Calculate the design storage volume of the BMP, VBMP
VBMP (ft3) =VBMP = 6,113 ft3
QBMP = CBMP x I x ATRIB QBMP = 0.84 ft3/s
I = Design Rainfall Intensity, 0.2 in/hr
Notes:
BMP Design Flow Rate, QBMP
Company Name
Designed By
Company Project Number/Name
Drainage Area Number/Name
2636 / DEL WEBB EXPLORE
DA-E
January 9, 2024
VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac)
12(in/ft)
Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area
Determine Design Storage Volume, VBMP
Legend:
Required Entries
Calculated Cells
Determine the Impervious Area Ratio
Whitewater Watershed
BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014)
Enter the Area Tributary to this Feature (ATRIB)
MSA Consulting, Inc
FOS
Date
County/City Case No.
PROECT
JOB No.
BASIN DESIGNATION:
BASIN CHARACTERISTICS
CONTOUR
ELEVATION INCR TOTAL INCR TOTAL INCR
(ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft)
291.2 0 0 17,560 0 0 0.00
292 0.8 0.8 1,567 19,127 14,670 14,670 0.34
293 1 1.8 2,015 21,142 20,126 34,796 0.80
294 1 2.8 2,083 23,225 22,175 56,972 1.31
295 1 3.8 2,144 25,369 24,289 81,261 1.87
WHERE:
TOTAL
Retention Basin E
BASIN VOLUME WORKSHEET
DEPTH AREA VOLUME
Del Webb Explore at Palm Desert
2636
()()2121213
1 AAAAEEV++−=
Basin Volume Worksheet
Page 13 of 13
ATRIB = 3.843 acres
Determine the Impervious Area Within ATRIB (AIMP)AIMP = 2.238 acres
Calculate the Impervious Area Ratio (IF)
IF = AIMP/ATRIB IF = 0.58
Use the following equation based on the WEF/ASCE Method
CBMP = 0.858If
3 - 0.78If
2 + 0.774If + 0.04 CBMP = 0.40
Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.16 (in*ac)/ac
Calculate the design storage volume of the BMP, VBMP
VBMP (ft3) =VBMP = 2,207 ft3
QBMP = CBMP x I x ATRIB QBMP = 0.30 ft3/s
I = Design Rainfall Intensity, 0.2 in/hr
Legend:
Required Entries
Calculated Cells
Determine the Impervious Area Ratio
Whitewater Watershed
BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014)
Enter the Area Tributary to this Feature (ATRIB)
MSA Consulting, Inc
FOS
Date
County/City Case No.
Notes:
BMP Design Flow Rate, QBMP
Company Name
Designed By
Company Project Number/Name
Drainage Area Number/Name
2636 / DEL WEBB EXPLORE
DA-F
January 9, 2024
VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac)
12(in/ft)
Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area
Determine Design Storage Volume, VBMP
PROECT
JOB No.
BASIN DESIGNATION:
BASIN CHARACTERISTICS
CONTOUR
ELEVATION INCR TOTAL INCR TOTAL INCR
(ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft)
302 0 0 14,437 0 0 0.00
303 1 1 1,604 16,041 15,232 15,232 0.35
304 1 2 1,671 17,712 16,870 32,102 0.74
WHERE:
TOTAL
Retention Basin F
BASIN VOLUME WORKSHEET
DEPTH AREA VOLUME
Del Webb Explore at Palm Desert
2636
()()2121213
1 AAAAEEV++−=
Basin Volume Worksheet
Page 13 of 13
ATRIB = 44.360 acres
Determine the Impervious Area Within ATRIB (AIMP)AIMP = 26.873 acres
Calculate the Impervious Area Ratio (IF)
IF = AIMP/ATRIB IF = 0.61
Use the following equation based on the WEF/ASCE Method
CBMP = 0.858If
3 - 0.78If
2 + 0.774If + 0.04 CBMP = 0.41
Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.17 (in*ac)/ac
Calculate the design storage volume of the BMP, VBMP
VBMP (ft3) =VBMP = 26,627 ft3
QBMP = CBMP x I x ATRIB QBMP = 3.67 ft3/s
I = Design Rainfall Intensity, 0.2 in/hr
Legend:
Required Entries
Calculated Cells
Determine the Impervious Area Ratio
Whitewater Watershed
BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014)
Enter the Area Tributary to this Feature (ATRIB)
MSA Consulting, Inc
FOS
Date
County/City Case No.
Notes:
BMP Design Flow Rate, QBMP
Company Name
Designed By
Company Project Number/Name
Drainage Area Number/Name
2636 / DEL WEBB EXPLORE
DA-G
January 9, 2024
VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac)
12(in/ft)
Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area
Determine Design Storage Volume, VBMP
PROECT
JOB No.
BASIN DESIGNATION:
BASIN CHARACTERISTICS
CONTOUR
ELEVATION INCR TOTAL INCR TOTAL INCR
(ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft)
269 0 0 34,231 0 0 0.00
270 1 1 3,355 37,586 35,895 35,895 0.82
271 1 2 3,241 40,827 39,195 75,091 1.72
272 1 3 2,681 43,508 42,160 117,251 2.69
273 1 4 2,737 46,245 44,870 162,121 3.72
274 1 5 2,793 49,038 47,635 209,755 4.82
275 1 6 2,824 51,862 50,443 260,199 5.97
WHERE:
TOTAL
Retention Basin G
BASIN VOLUME WORKSHEET
DEPTH AREA VOLUME
Del Webb Explore at Palm Desert
2636
()()2121213
1 AAAAEEV++−=
Basin Volume Worksheet
Page 13 of 13
ATRIB = 2.463 acres
Determine the Impervious Area Within ATRIB (AIMP)AIMP = 0.246 acres
Calculate the Impervious Area Ratio (IF)
IF = AIMP/ATRIB IF = 0.10
Use the following equation based on the WEF/ASCE Method
CBMP = 0.858If
3 - 0.78If
2 + 0.774If + 0.04 CBMP = 0.11
Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.04 (in*ac)/ac
Calculate the design storage volume of the BMP, VBMP
VBMP (ft3) =VBMP = 395 ft3
QBMP = CBMP x I x ATRIB QBMP = 0.05 ft3/s
I = Design Rainfall Intensity, 0.2 in/hr
Legend:
Required Entries
Calculated Cells
Determine the Impervious Area Ratio
Whitewater Watershed
BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014)
Enter the Area Tributary to this Feature (ATRIB)
MSA Consulting, Inc
FOS
Date
County/City Case No.
Notes:
BMP Design Flow Rate, QBMP
Company Name
Designed By
Company Project Number/Name
Drainage Area Number/Name
2636 / DEL WEBB EXPLORE
DA-H
January 9, 2024
VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac)
12(in/ft)
Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area
Determine Design Storage Volume, VBMP
PROECT
JOB No.
BASIN DESIGNATION:
BASIN CHARACTERISTICS
CONTOUR
ELEVATION INCR TOTAL INCR TOTAL INCR
(ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft)
289 0 0 348 0 0 0.00
290 1 1 19,523 19,871 7,616 7,616 0.17
291 1 2 8,978 28,849 24,221 31,837 0.73
292 1 3 14,393 43,242 35,804 67,641 1.55
WHERE:
TOTAL
Retention Basin - H
BASIN VOLUME WORKSHEET
DEPTH AREA VOLUME
Del Webb Explore at Palm Desert
2636
()()2121213
1 AAAAEEV++−=
Basin Volume Worksheet
Page 13 of 13
ATRIB = 1.332 acres
Determine the Impervious Area Within ATRIB (AIMP)AIMP = 0.133 acres
Calculate the Impervious Area Ratio (IF)
IF = AIMP/ATRIB IF = 0.10
Use the following equation based on the WEF/ASCE Method
CBMP = 0.858If
3 - 0.78If
2 + 0.774If + 0.04 CBMP = 0.11
Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.04 (in*ac)/ac
Calculate the design storage volume of the BMP, VBMP
VBMP (ft3) =VBMP = 214 ft3
QBMP = CBMP x I x ATRIB QBMP = 0.03 ft3/s
I = Design Rainfall Intensity, 0.2 in/hr
Legend:
Required Entries
Calculated Cells
Determine the Impervious Area Ratio
Whitewater Watershed
BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014)
Enter the Area Tributary to this Feature (ATRIB)
MSA Consulting, Inc
FOS
Date
County/City Case No.
Notes:
BMP Design Flow Rate, QBMP
Company Name
Designed By
Company Project Number/Name
Drainage Area Number/Name
2636 / DEL WEBB EXPLORE
DA-I
January 9, 2024
VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac)
12(in/ft)
Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area
Determine Design Storage Volume, VBMP
PROECT
JOB No.
BASIN DESIGNATION:
BASIN CHARACTERISTICS
CONTOUR
ELEVATION INCR TOTAL INCR TOTAL INCR
(ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft)
285.7 0 0 3,785 0 0 0.00
286 0.3 0.3 456 4,241 1,203 1,203 0.03
287 1 1.3 1,502 5,743 4,973 6,176 0.14
288 1 2.3 1,738 7,481 6,593 12,769 0.29
289 1 3.3 2,057 9,538 8,489 21,258 0.49
290 1 4.3 2,433 11,971 10,731 31,989 0.73
291 1 5.3 2,973 14,944 13,430 45,419 1.04
WHERE:
TOTAL
Retention Basin - I
BASIN VOLUME WORKSHEET
DEPTH AREA VOLUME
Del Webb Explore at Palm Desert
2636
()()2121213
1 AAAAEEV++−=
Basin Volume Worksheet
Page 13 of 13
ATRIB = 14.282 acres
Determine the Impervious Area Within ATRIB (AIMP)AIMP = 9.283 acres
Calculate the Impervious Area Ratio (IF)
IF = AIMP/ATRIB IF = 0.65
Use the following equation based on the WEF/ASCE Method
CBMP = 0.858If
3 - 0.78If
2 + 0.774If + 0.04 CBMP = 0.45
Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.18 (in*ac)/ac
Calculate the design storage volume of the BMP, VBMP
VBMP (ft3) =VBMP = 9,315 ft3
QBMP = CBMP x I x ATRIB QBMP = 1.28 ft3/s
I = Design Rainfall Intensity, 0.2 in/hr
Notes:
BMP Design Flow Rate, QBMP
Company Name
Designed By
Company Project Number/Name
Drainage Area Number/Name
2636 / DEL WEBB EXPLORE
DA-J
January 10, 2024
VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac)
12(in/ft)
Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area
Determine Design Storage Volume, VBMP
Legend:
Required Entries
Calculated Cells
Determine the Impervious Area Ratio
Whitewater Watershed
BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014)
Enter the Area Tributary to this Feature (ATRIB)
MSA Consulting, Inc
FOS
Date
County/City Case No.
PROECT
JOB No.
BASIN DESIGNATION:
BASIN CHARACTERISTICS
CONTOUR
ELEVATION INCR TOTAL INCR TOTAL INCR
(ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft)
283 0 0 12,844 0 0 0.00
284 1 1 16,107 28,951 20,359 20,359 0.47
285 1 2 3,279 32,230 30,576 50,935 1.17
286 1 3 3,401 35,631 33,916 84,852 1.95
287 1 4 3,525 39,156 37,380 122,231 2.81
288 1 5 3,638 42,794 40,962 163,193 3.75
WHERE:
TOTAL
Retention Basin - J
BASIN VOLUME WORKSHEET
DEPTH AREA VOLUME
Del Webb Explore at Palm Desert
2636
()()2121213
1 AAAAEEV++−=
Basin Volume Worksheet
Page 13 of 13
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
Appendix G
AGREEMENTS – CC&RS, COVENANT AND AGREEMENTS, BMP
MAINTENANCE AGREEMENTS AND/OR OTHER
MECHANISMS FOR ENSURING ONGOING OPERATION,
MAINTENANCE, FUNDING AND TRANSFER OF
REQUIREMENTS FOR THIS PROJECT-SPECIFIC WQMP
Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
Appendix H
PHASE 1 ENVIRONMENTAL SITE ASSESSMENT – SUMMARY OF SITE
REMEDIATION CONDUCTED AND USE RESTRICTIONS
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Whitewater River Region WQMP
Tract No. 38434 - Explore Palm Desert
Appendix I
PROJECT-SPECIFIC WQMP SUMMARY DATA FORM
Project-Specific WQMP Summary Data Form
Name and Title
Company Pulte Home Company, LLC
Phone (951) 258-6001
Email bob.paradise@pulte.com
Project Name
(as shown on project application/project-specific WQMP) Tract No. 38434 - Explore Palm Desert
Street Address Gerald Ford Drive
Nearest Cross Streets Portola Avenue
Municipality
(City or Unincorporated County)City of Palm Desert
Zip Code 92211
Tract Number(s) and/or Assessor Parcel Number(s) APN 694-310-011 & 694-310-003
Other
(other information to help identify location of project)
Indicate type of project.
SF hillside residence; impervious area ≥ 10,000 sq. ft.; Slope ≥ 25%
SF hillside residence; impervious area ≥ 10,000 sq. ft.; Slope ≥ 10% & erosive soils
Commercial or Industrial ≥ 100,000 sq. ft.
Automotive repair shop
Retail Gasoline Outlet disturbing > 5,000 sq. ft.
Restaurant disturbing > 5,000 sq. ft.
X Home subdivision ≥ 10 housing units
Parking lot ≥ 5,000 sq. ft. or ≥ 25
Date Project-Specific WQMP Submitted
Size of Project Area (nearest 0.1 acre)
Will the project replace more than 50% of the impervious No
Project Area managed with LID/Site Design BMPs 79.528 Acres
Are Treatment Control BMPs required? No
Is the project subject to onsite retention by ordinance or Yes
Did the project meet the 100% LID/Site Design Yes
Name of the entity that will implement, operate, and Pulte Home Company, LLC
Contact Name
Street or Mailing Address
City
Zip Code
Phone
Space Below for Use by City/County Staff Only
Preceding Information Verified by
(consistent with information in project-specific WQMP)
Data Entered by Name:
Other Comments