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PCRES 2003-004 Walgreens SDP 2002-753PLANNING COMMISSION RESOLUTION 2003-004 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS TO ALLOW A SINGLE -STORY, ± 14,560 SQUARE FOOT DRUG AND RETAIL STORE ON A 4.03 ACRE SITE. CASE NO.: SITE DEVELOPMENT PERMIT 2002-753 APPLICANT: EVERGREEN DEVCO WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 281h day of January, 2003 hold a duly noticed Public Hearing to consider a request by Evergreen Devco for approval of a single -story, ± 14,560 square foot drug and retail store, generally located at the northeast corner of Washington Street and Avenue 48, more particularly described as follows: APN: 643-200-001, WHEREAS, said Site Development Permit application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2002-460), and determined that the proposed Site Development Permit will not have a significant impact on the environment and a Mitigated Negative Declaration of Environmental Impact has been certified; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Site Development Permit: 1. Consistency with the General Plan: The proposed project as proposed is consistent with the goals and policies of the General Plan in that the design, height, scale and mass of the project is compatible with the Community Commercial Land Use designation. 2. Consistency with the Zoning Code: The proposed project is consistent with the development standards of the Regional Commercial Zoning District, including but not limited to, setbacks, architecture, building heights, building mass, exterior lighting, parking, circulation, open space and landscaping. 3. Compliance with the California Environmental Quality Act (CEQA): The proposed project is consistent with the requirements of CEQA, in that Environmental Assessment 2002-460 was prepared for this project with a recommendation for certification of a Mitigated Negative Declaration of Environmental Impact. P:\Martin\SDP 02-753-Walgreens PLANNING COMMISSION RESOLUTION 2003-04 SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 4. Architectural Design: The architectural design of the proposed building, including but not limited to, architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, is compatible with surrounding development and with the quality of design prevalent in the City, in that it lacks the bulky mass of a commercial building due to the articulation, stucco exterior finish, desert tone colors, tile and flat roofs; the proposed building is adequately set back with architectural variations so as to minimize the appearance of a large structural mass. 5. Site Design: The site design of the proposed project, including but not limited to, project entries, interior circulation, pedestrian access, screening of equipment, trash enclosures, exterior lighting, and other site design elements such as scale, mass, appearance, and amount of landscaping are compatible with surrounding development and quality of design prevalent in the City in that the proposed project meets the development standards of the City's Zoning Code. 6. Landscape Design: The landscaping plan for the proposed project, including but not limited to, the location, type, size, and coverage of plant materials, has been designed to provide visual relief, complement the building, screen undesirable views and provide an overall unifying influence to enhance the visual appearance of the project. The proposed landscaping is compatible with the surrounding area in that the variety of trees, shrubs and ground covers provide an aesthetically pleasing and well functioning use of landscaping space. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: That the above recitations are true and correct and constitute the findings of the Planning Commission for this Site Development Permit; 2. That it does hereby approve Site Development Permit 2002-753 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 28th day of January, 2003, by the following vote, to wit: P:\Martin\SDP 02-753-Walgreens PLANNING COMMISSION RESOLUTION 2003-04 SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28. 2003 AYES: Commissioners Abels, Kirk, Robbins, and Vice Chairman Tyler NOES: None ABSENT: Chairman Butler ABSTAIN: None RICA BUTLER, Chairman City of La Quinta, California ATTEST: JEPRY HEPMAN, Community Development Director C' v of La Quinta, California P:\Martin\SDP 02-753-Walgreens PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 1 . The use of this site shall be in conformance with the approved exhibits contained in Site Development Permit 2002-753 unless otherwise amended by the following conditions. The remainder of the site shall remain vacant until such time that other development proposals are submitted. At that time a separate permit(s) will be required for the development of the remainder of the site with approval by the Planning Commission and/or City Council. 2. All public agency letters received for this case are made part of the case file documents for plan checking processes. 3. This approved Site Development Permit shall be used within two years of approval, otherwise, it shall become null and void and of no effect whatsoever. "Used" means the issuance of a building permit. A time extension may be requested as permitted in Municipal Code Section 9.200.080 (D). 4. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 5. The hours of operation for the project, including the drive-thru, shall be between the hours of 7:00 a.m. and 10:00 p.m., seven days a week. 6. There shall be no storage or sales of alcohol on the premises. 7. Prior to the issuance of any permit by the City, the applicant shall obtain the necessary permits and/or clearances from the following agencies: • Riverside County Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside County Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • Waste Management of the Desert P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreens.wpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, applicant shall furnish proof of such approvals when submitting the improvement plans for City approval. 8. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ . A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of land, but which is a part of a construction project that encompasses more than five (5) acres of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this Site Development Permit. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practice ("BMPs"), 8.70.020 (Definitions), LQMC: 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of — project construction until all improvements are completed and accepted by the City. P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreens.wpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 9. Prior to the issuance of any permit(s), the applicant shall acquire, or confer, those easements, and other property rights necessary for the construction and/or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services, and for the maintenance, construction and reconstruction of essential improvements. 10. Unless the ultimate developed right-of-way can be documented, the public street right- of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Washington Street (Augmented Major Arterial, 132-foot right-of-way) — Acquire and dedicate an additional 6-foot wide strip of right of way in front of the subject property from the owner of the landscape setback lot. The applicant shall make a good faith effort to acquire the needed right-of-way from the existing property owner. As a minimum, the applicant shall offer a land for land exchange by offering to replace 6-foot wide stripe taken from the west side of the landscape lot with a 6-foot wide stripe added to the east side of the landscape lot. If the applicant is unable to acquire the needed right of way, the applicant shall request the City Council to consider acquiring the right of way via eminent domain at the applicant's expense. This dedication requirement may be waived if a future General Plan Amendment is approved by the City Council. 2) Avenue 48 - None required. 3) Caleo Bay - None required. 11. The applicant shall create perimeter landscaping setbacks along all public right-of-ways as follows: A. Washington Street — The applicant shall supplement the 14-foot wide landscaped setback lot, reduced in size because of the 6-foot wide right of way dedication, by providing an additional 6-toot wide strip of land from the subject property and incorporate it into the existing landscape lot. This dedication requirement may be waived if a future General Plan Amendment is approved by the City Council reducing the required right of way width to 120 feet. P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreens.wpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 B. Avenue 48 - None required. C. Caleo Bay - 10 feet from the street right-of-way . The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. 12. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, bus turn out, and common areas shown on the Site Development Permit. 13. Direct vehicular access to Washington street, Avenue 48, and Caleo Bay from any portion of the site from frontage along Washington Street, Avenue 48, and Caleo Bay are restricted, except for those access points identified on the site plan for this project, or as otherwise conditioned in these conditions of approval. 14. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, ingress/egress, or other encroachments will occur. 15. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of this Site Development Permit and the date of final acceptance of the on -site and off -site improvements for this Site Development Permit, unless such easement is approved by the City Engineer. As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 16. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. A. Striping Plan on Caleo Bay 1 " = 40' Horizontal B. Perimeter Landscape Plan on Caleo Bay 1 " = 20' Horizontal C. Site Development Plan: 1 " = 30' Horizontal P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreens.wpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements for parking stalls and access to the building; and show the existing street improvements out to at least the center lines of adjacent existing streets. 17. The City maintains standard plans, details and/or construction notes for elements of construction. For a fee, established by City resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. 18. The applicant shall furnish a complete set of the AutoCAD files of all complete, approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format which can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. 19. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 20. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreensmpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 21. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, and C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16 (Fugitive Dust Control), LQMC. D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions submitted with its application for a grading permit. 22. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 23, Grading within perimeter setback and parkway areas shall have undulating terrain and shall conform to LQMC 9.60.240(F). The maximum slope shall not exceed 4:1 anywhere in the landscape setback area, and shall not exceed 8:1 in the first 6 feet adjacent to the curb in the right of way. 24. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 25. Building pad elevations on the precise grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the approved site plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreens.wpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 26. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Site Plan, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 27. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. 28. Stormwater shall be directed to the approved drainage system for Tract 24230/Tract 26152 (Lake La Quinta). Nuisance flows from the subject SDP 2002-753 shall be accommodated on site through an acceptable system. The applicant shall demonstrate that there is sufficient capacity in the existing system to accept the design run off from the proposed project. If the existing system is not capable to carry any or all of the developed run off from this development, the applicant shall retain the incremental difference on site. 29. Stormwater may not be retained in landscaped parkways or landscaped setback lots Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. The parking lot drainage may not be directed to the existing retention basin in the Washington Street parkway unless it can be demonstrated to the satisfaction of the City Engineer that the basin was sized to accommodate the run off from the developed property as well as the run off from Washington Street. P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreens.wpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 30. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 31, The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 32. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 33. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 34. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, _ to ensure optimum placement for practical and aesthetic purposes. 35. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. 36, Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 37. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreens.wpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28. 2003 38. General access points and turning movements of traffic are limited to the following: A. Primary Entry: (Washington Street) shared access located approximately 320 feet north of Avenue 48. This driveway shall be a shared access drive with the adjacent landowner to the north and shall be centered on the northerly property line to reduce access points and turning movements off of, and onto, Washington Street. This driveway shall have right in/right out turning movements only. Reasonable cooperation by the adjacent landowner does include granting of reciprocal cross -access easements between the two landowners that facilitate construction of improvements necessary to implement the shared access concept on both properties in a manner that precludes unnecessary reconstruction of the improvements in the future. If after making a good faith effort to acquire the reciprocal access easement from the adjacent landowner, the applicant is unable to establish the needed access rights to center the driveway on the property line, then the applicant may install the driveway entirely on the applicant's property immediately south of the north property line. B. Secondary Entry: (Avenue 48) located approximately 330 feet east of Washington Street shall have right in/right out turning movements only. C. Additional Entry: (Caleo Bay) located approximately 220 feet north of Avenue 48, and approximately 110 feet south of the north property line. This driveway may have full right in/right out and left in/left out turning movements. The applicant shall re -stripe portions of Caleo Bay to accommodate the two way left turn lane at the driveway. Signing and striping plans which detail the two way left turn lane and centerline striping shall be submitted to the Engineering Department for approval. 39. Pursuant to Section 9.150.080(A)(8)(b) (Parking), LQMC, the applicant shall provide 30-foot uninterrupted driveway throats into the parking lot. 40. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreens.wpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 41. The applicant shall comply with Sections 9.90.040 (Table of Development Standards) & 9.100.040 (Landscaping), LQMC. 42. The perimeter landscaping for the project shall be consistent with what is existing in the immediate area. 43. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 44. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 45. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation being placed within 18 inches of curbs along public streets. 46. Only incidental storm water will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.1OO.O4O(B)(7), LQMC. 47. Parking lot lighting fixtures shall be shielded to reduce glare to the surrounding area. In no case shall lighting standards for the parking lot be taller than 18 feet. The parking lot lighting fixture shall be a shoe box type lighting fixture mounted on a four (4) inch square steel pole. 48. The applicant is required to provide loading/unloading berth in accordance with the Zoning Code. Such loading/unloading berth shall measure a 45 feet by 12 feet minimum. Striping shall be provided to clear mark the loading/unloading area. P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreens.wpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 49. The proposed drive-thru lane widths for the pharmacy shall have a minimum of nine (9) feet for the inside lane and ten (10) feet for the outside lane. Proper striping shall be required to allow for safe vehicle circulation leaving the drive-thru area. 50. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 51. The applicant shall employ, or retain, qualified engineers, surveyors, and such or other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 52. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 53. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. 54. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 55. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. 56. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreensmpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 57. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee program in effect at the time of issuance of building permit(s). 58. The site shall be annexed to Improvement District Nos. 55 and 82 of the district for sanitation service. 59. Grading, landscaping and irrigation plans shall be submitted to the Coachella Valley Water District for review to ensure efficient water management techniques. 60. Appropriate fees, if any, shall be paid to the Coachella Valley Water District in accordance with their current regulations for service to the site. RIVERSIDE COUNTY FIRE DEPARTMENT 61. Approved super fire hydrants shall be spaced every 330 feet and shall be located not less than 25 feet, nor more than 165 feet, from any portion of the buildings as measured along vehicular travel ways. 62. Blue dot reflectors shall be placed in the street 8 inches from the centerline to the side that the fire hydrant is located, so as to identify fire hydrant locations during an emergency. 63. Fire Department connections shall not be less than 25 feet nor more than 50 feet from a fire hydrant and shall be located on the street side of the buildings. 64. Based on a building square footage of ± 14,560 and the building having a fire sprinkler system, the required fire flow would be 1,625 gpm at 20 psi residual for a 3-hour duration. 65. Building plans shall be submitted to the Fire Department for plan review to run concurrent with the City's plan check procedures. 66. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be submitted to the Fire Department for approval prior to issuance of a building permit. 67. Buildings over 5,000 square feet are required to be fully equipped with fire sprinklers (NFPA 13 Standard). Fire sprinkler plans shall be submitted to the Fire Department for review and approval prior to issuance of a building permit. P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreens.wpd PLANNING COMMISSION RESOLUTION 2003-004 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-753 JANUARY 28, 2003 68. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot. 69. Fire Department street access shall come to within 150 feet of all portions of the 1'` floor of all buildings, by path of exterior travel. 70. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or stop signs. Streets shall be a minimum 20 feet wide with a height of 13'-6" clear and unobstructed. 71. Install a KNOX key box on the building. Contact the Fire Department for an application. 72. Install portable fire extinguishers as required by the California Fire Code. 73. The applicant will be required to pay a school mitigation fee at the time a building permit is issued. 74. The applicant shall be submit a detailed Planned Sign Program for the site to be approved by the Planning Commission. 75. The applicant shall comply with the Mitigation Monitoring Program in connection to the certified Mitigated Negative Declaration for the project. 76. The applicant shall include in their Covenants, Conditions & Restrictions that no other pharmacies shall be allowed on the site. P:\CAROLYN\Reso & Cond\PCSDP 02-753 COA Walgreens.wpd MONUMENT Cn 2 +z l G) O z cn m m I - TU MARRIOTT INN ?6" HIGH LI.IU �(REEII WALL )i• i PHASE - II 1 A y-----------------------------�' .•" HIGH GMU 48TH AVE 4----------&---------4-----------&-- I� E�----------_------------------- . Site Infomallon Gross SW Area: 4.03 Acral 75,546.8 s.f. Gross Area (Phase IJ 100,729.4 Lf, Gross Floor Area: 14,560 s.f. Hardmope Area ParWng: 63.032.56 s.f. 62.68% Wale: 2.105.83 s.f. 2.09% Total: 65,138.38 s.f. 64.67% Landscape: 25,523.7 s.f. 14.5% Parift Required Walgreens (11200) 73 spaces PoftV Provided: 91 spores PROPOSED SITE PLAN SCALE: 1 == 30' 8800 VENICE BLVD #317 LOS ANGELES, CA 90034 TEL 310.838.9766 ' FAX 310.838.0760 ARCHITECTS CITY OF LA 9UINTA COMMUNITY DEVELOPMENT PLAN SUBMITTAL WASHINGTON ST @ 48TH AVE LA 9UINTA, CA EVERGREEN DEVCO, INC. PROPOSED SITE PLAN Project No: 147.029 Sheet No: Date: NOVEMBER 12, 2002 Scale: ,'� = 30' A-1 Drawn: MN Checked: ut V 1 D3' 4 T 5 l t I sroRAOE t - — -- — — — — — — — — — — — — ❑ I I jj wuWiri � FF !11iiRFHDTO 1000I.ERFREE2ERF .PHARMACY i � --1�, I H N I I I I II I ❑ I II I I II I I I II I I lj i 4�J L R I -- I I i I I 1 � I �. GENERAL 9ALE5 I � I E^TIENRIIfC - -- 1 OFFICE I I I I I I I I I F= I' II I ,• j ..� :�� E� E I �c I I I I II II II II II III II II II II IuI III ----=---- ----------- ----------- ----- ------ 3 p . A-4 'Lo aR KLAN_ j� 1 SCALES 1' 8800 VENICE BLVD #317 LOS ANGELES, CA 90034 TEL 310.838.9766 FAX 310.838.0760 ARCHITECTS CITY OF LA OUINTA COMMUNITY DEVELOPMENT PLAN SUBMITTAL WASHINGTON Si @ 4 STH AVE LA QUINTA, CA EVERGREEN DEVCO, INC. FLOOR PLAN Protect No: 147-029 Sheet No: Date: NOVEMBER 12, 2002 S001e: 1/0° = 1'-Q' /f1 i> Drawn: MN ,L �` L Chocked: B �1 ROOF PLAN SCALE: 11B" =1'-0" 8800 VENICE BLVD #317 LOS ANGELES, CA 90034 TEL 310.838.9766 ' FAX 310 - 838. 0760 ARCHITECTS CITY OF LA 9UINTA COMMUNITY DEVELOPMENT PLAN SUBMITTAL WASHINGTDN ST Cd 48TH AVE LA QUINTA, CA EVERGREEN DEVCO, INC. ROOF PLAN Proleaf NO: 147-M Sheer No: Date: NOVEMBER 12, 2002 Scale: 1/8' = 1'-0" Drawn: MN A— 3 Checked: 411 SQUARE STEEL POLE COLOR FINISH TO MATCH FIXTURE FINISHED GRADE TYPICAL LIGHTING POLE DETAIL NO SCALE IN m Luminaire `: ch edule T �` SymGc1 Lcbd Description Lumens LLF Fi-e •-{] Z -t• GE 250W MH FTW W/ ELS -DS 21000 0.389 .GE.1192JES 1-0 7.-1WM GE 25OV1 MH FWT W/EL5-DS 21000 0389 GE1 192 IES o--0 Z -11W GE 250W MH FV/7 TWIN NA, 0389 N,A Numeric Surnmary Lobel f CalcType Units Avg ISgx I,Ln A,g/Min Ma./hl GRADE - Illuminance J Fc 1.8 7.8 Q6 3.00 - 13 00 7 13 12 1.2 OB -..•-r �-�-- - �..--�� -T--.f_.„r�-_ r _ 1+121 1.6 1.1 j :,r ,j� � /. .' .r.• j• r'f -� i �� /f/� � ' l� .'� f f' J j,J f _ _ 9^25Y.�129 20 _,i/ /f f.,ir , rfr� J. 1 53 30 21 f .!J r/,/.'/r. fj.• �' •� • rrff`' r{ ` F tf�f f r •� ,:f r' JF'r.j `�; j' j /,j' 7 i0 2.7 20 ./ '' r - ' - J .•';.• ,' J .• .r r f' ter' 'r r J/ .. / r i.'r• ff �'.' ,: r f fig, r-�: / 2.1 19 19 18 !� `fri,�`f,•ff. /f ��'I`iFi��-.I� -•f f .- rr�//f' fJf �'r•�� ✓��r`�I.•f •� DrLS-. 13 1 s ' : � f ' • % _� i f , f .' 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'• i L4JI 27 9 1 4 1,1 f 11 r- f ! rr rJ , ;,,•. r, �� 1 4 I.6 1,Z„L12� " S2 28 21 i -y._ �{ 7.i 1 4 4 1.4 09 + •% .f-• ,' j r - 19 1tl 1.3•••A.7 28 21 T;�-S 1 IE. 14 f 14. 09 37. 26 20 i.crtC v1 ..2-1- 23 L7 $,7_30 22 I.�T -'T7 17 I,5 r'_ INL 47 2J 1 f f rrl r• r• / l/f S r, 5 1.2 // 1 43,5_ 11 2.3 $1 11 12 12 12 ' 3-6 22 SS 1.1 rr b' -i-:' 25 27 1717 ,. ..•.r'�-•-':_r :-? -6- :-rT_ -� _- �T 20 11 14 09. r, 19 7.•' 20 20 I7 1.4 14 L5 17 19 18116 1,3 13 1,2 15 17 17 14 11 11 1,1 14, 1.B 18 17 14 1.2 p= f ! F x'. 22 7-4 23 21 19 16 1.9 2J 23 23 20 18 1.5 1.0 20 22 21 19 16 13 76 1g 2.1 21 19 16 IO L�9yq' a 25 ll�V.3 7 19 14 11.6 2,fi 31 111 25 16 11.4.181 1,5 1 30 2.4 Ifi 12 l.d 15 3.0 3.0 24 16 09 - - - - ���.5 33 601 It A $,i t l,i 3,4 55 n,� 7 ILF 120 1£ If, 13 17 L2 8 35 17 i_. SETBACK 48TH AVE PHOTOMETRIC SITE PLAN , SCALE 1'1 = 301-011 v � TANDEW 6NGIHUIM SOl 91KST 4adn wa.v1 u>,y wit -w-8e1 rlto.wc 'w"-, M014 14f-tl!•m YcNullr ! •--.+�I.., lnc D.I. 6 TJ- & C... Inc. v cnnnlc.l 4l.la'.- fli-IA nl DM... w CFTY OF LA QUINTA COMMUNITY DEVELOPMENT PLAN SUBMITTAL WASHINGTON ST. (� 48TH AVE. LA QUINTA, CA EVERGREEN DEVCO, INC. PHOTOMETRIC SITE PLAN Y+-htcc No: 361100 5 inc Nv Dace: 05 NOVEMBER 02 Drawn: MB2 Checked: DEW PH- I Th6 drn+7.p ie m th,lM1. prWri4 0l ax and ropRly of Tantlwn Enpin«rMy Sou 1M1.n1 and 9�r• Y Idlln.lr pryers. The un W "Wt!, t!, reJrk+ad Iry 1 „ wyln� +IH Id .n 1 I. rryyyd p,d I.+ f:d 9467 1• sa 1. .yr r 11mnr� m ack w- * � >1r. �£CiRLL'~ FpPEs L[6 w CFTY OF LA QUINTA COMMUNITY DEVELOPMENT PLAN SUBMITTAL WASHINGTON ST. (� 48TH AVE. LA QUINTA, CA EVERGREEN DEVCO, INC. PHOTOMETRIC SITE PLAN Y+-htcc No: 361100 5 inc Nv Dace: 05 NOVEMBER 02 Drawn: MB2 Checked: DEW PH- I I JB1 V- yao A - _ •ate +N —.-,��_ F 1 /8" =1'-0" I P o�Vc�.:.....,.'.�t...:.: :.'.:...: :..: :' SCALE: I 4 EAST ELEVATION SCALE: 1/8'='r -o' I E 6 a I�)i iT�p .w3NV, —. —. 1 ..: ... SOUTH ELEVATION 48TH AVE) SCALE 118" =1'-0" .. Exterior Flnlshes O Fleld: 147.029Sheet No: ?. r2} _ Tel :(714) 780-5953 .........: . MN A-5 Color: Frazee Coral Brawn 8292W Manufacturer. Dryd Qual 11nlsh Tel: (714) 780-5953 OcIle; ;� f�. Color: Rasa Vlep rill Manufacturer. De Santana Tel: (602) 231-0971 ------ ..... Roo ire: p JB1 V- yao A - _ •ate +N —.-,��_ F 1 /8" =1'-0" I P o�Vc�.:.....,.'.�t...:.: :.'.:...: :..: :' SCALE: I 4 EAST ELEVATION SCALE: 1/8'='r -o' I E 6 a I�)i iT�p .w3NV, —. —. 1 ..: ... SOUTH ELEVATION 48TH AVE) SCALE 118" =1'-0" .. Exterior Flnlshes O Fleld: 147.029Sheet No: Color: Frazee Coconut Twist CM35W o r2} _ JB1 V- yao A - _ •ate +N —.-,��_ F 1 /8" =1'-0" I P o�Vc�.:.....,.'.�t...:.: :.'.:...: :..: :' SCALE: I 4 EAST ELEVATION SCALE: 1/8'='r -o' I E 6 a I�)i iT�p .w3NV, —. —. 1 ..: ... SOUTH ELEVATION 48TH AVE) SCALE 118" =1'-0" .. --- T77TT777 l•- WEST ELEVATION (WASHINGTON ST) SCALE: 1/8"= V-0" TOWER ELEVATION SCALE: 1/8" =1'-0" Exterior Flnlshes O Fleld: 147.029Sheet No: Color: Frazee Coconut Twist CM35W Manufacturer: D" Quarl finish -,/B•- ..o.. Tel :(714) 780-5953 OAccent: MN A-5 Color: Frazee Coral Brawn 8292W Manufacturer. Dryd Qual 11nlsh Tel: (714) 780-5953 OcIle; Product; CaMera Stone Tile Color: Rasa Vlep Manufacturer. De Santana Tel: (602) 231-0971 ------ ..... Roo ire: p Product; Two Plece MLslon Tile ...... Color: EI Camino Blend Manufacturer: U.S. Ile Tel: (909) 737-0200 OPrecast --- T77TT777 l•- WEST ELEVATION (WASHINGTON ST) SCALE: 1/8"= V-0" TOWER ELEVATION SCALE: 1/8" =1'-0" 8800 VENICE BLVD #317 LOS ANGELES, CA 90034 TEL 310.838.9766 ' FAX 310.838.0760 ARCHITECTS I CIN OF LA QUINTA COMMUNITY DEVELOPMENT PLAN SUBMITTAL WASHINGTON ST , 48TH AVE LA 9UINTA, CA EVERGREEN DEVCO, INC. Exterior Flnlshes O Fleld: 147.029Sheet No: Color: Frazee Coconut Twist CM35W Manufacturer: D" Quarl finish -,/B•- ..o.. Tel :(714) 780-5953 OAccent: MN A-5 Color: Frazee Coral Brawn 8292W Manufacturer. Dryd Qual 11nlsh Tel: (714) 780-5953 OcIle; Product; CaMera Stone Tile Color: Rasa Vlep Manufacturer. De Santana Tel: (602) 231-0971 Roo ire: Product; Two Plece MLslon Tile Color: EI Camino Blend Manufacturer: U.S. Ile Tel: (909) 737-0200 OPrecast Meddllons: Product 36" Arabesque Window Manufacturer. Precast Supply Co Tel: (480) 968.5400 OUllht Sconce; Pooduet: 12' Adlrgb n Flnlsh: Nulme© Wt nut Manufacturer: Steve Handeknan Studlos Tel: (805) 962-5119 8800 VENICE BLVD #317 LOS ANGELES, CA 90034 TEL 310.838.9766 ' FAX 310.838.0760 ARCHITECTS I CIN OF LA QUINTA COMMUNITY DEVELOPMENT PLAN SUBMITTAL WASHINGTON ST , 48TH AVE LA 9UINTA, CA EVERGREEN DEVCO, INC. ELEVATIONS Project No: 147.029Sheet No: Date: NOVEMB12, 02 - ER 20 Scale: -,/B•- ..o.. Drawn: MN A-5 Checked: �TYNER BEYOND SECTION A SC SECTION TOP UNIT 4. 8800 VENICE BLVD #317LOS ANGELES, CA 90034TEL 310 838 9766FAX 310 838 0760 SECTIONS PfoI No: 147-029 Sheet No: Date: NOVEMBER 12, 2002 Drawn: CMU A-6 SECTION A SC SECTION TOP UNIT 4. 8800 VENICE BLVD #317LOS ANGELES, CA 90034TEL 310 838 9766FAX 310 838 0760 SECTIONS PfoI No: 147-029 Sheet No: Date: NOVEMBER 12, 2002 Drawn: MIN A-6 GRAPHIC SCALE IN FEET ) 1 Ince - YO lC . w .3Z " wDun,r 1Pm rw� —�NI— E . 11 E�Ymw: c•Mraa ua � wnsFD owraR qK{iiM tr aAIE a RON CEL�GCM 910.11 NE_, Y A., FY51WC 1 mB Dwrsanw 91aw xNEaI uaePrts PBvosD ccxsr. W f £: z1 Q n � O I M C z ' cn '/ t a <v m �L • I' - ..SI'LL Is - SITE CIT'! OF LA OUINTA TO MARRIOTT r• - HOTEL RESIDENCE r INN VICINITr MAP t EARTHVInpi, F)IJANTITIES CUT: 553 C , FILL 621 C IMPORT: 13 C IIDTE:-11/,!'jnTIES F?fJ51 rC'i; 3 COURTECY AND CONVEIIIEI:�[ TO ,f'I, L'iFl� ARE FOR BONDIIJG AND F_N! sa Ecv rVpr4ZC. 0!1(_Y PUBLIC UTILITIES P00. F"Ir IC'S 11F�) 1ss-:f 51 C MOE. 912J6 WARq (OACNEILl "1VALLEY WA,EP —7 LIKE TANNEP P.O. 6Dr 1IM) ]9x --:+.I COM R CA YI: POKR -MAL 122.AL IRRIGAPW pS,F{i CA— PPYTCP CIq V (IF7) 199-9?N EASTKCODA E2111 GAS rx tlf rv�'uft mllc I,fO) 1K -A", P.Y; EP'(Yl CA 9— MIA EPRNO$ CA 11 A-�ceoioLLs u ro TIIOT To scALE 1153F I- � ' � Imo.+i • _- � - k_.— PHASE -11 � ISI •� , I 'rte C'! n,�YY�I iIrTN RsD;I.:M RFA:ER ' il':; 4'•'Ar7Si/ IViR P�+N':•:: T.1:L•. - ' 61_93 61]1 T .___—___—��-.__--.. FS F6 61.34it _a:.- ,/��-/ lc„-• It•- 4 T--,rL 1. •�.1 ! _ _ ”: _s0 61.31F5 �-`ter+ �-E .•Y, .� ! ._i,... r�i� rnI 6?.ROTC AFF •I LEI :EN�Di A G mNr A AT B IX 6 WAI CB G1W RADII CM CRY! CM EE P1.—U,f RP4R R BONING � NIIBffD SUPFA2 w 9a IELEPxrNE PB x w PARLLimc uE1Fa AI fQ CeL FD15Cx SCB 9:YEa QEAll W1 L ZM MVN Y SBSEr LVNi 55 S4aTAgl YWLfl IC � LY CIDa IB ARIC S'WLL u w VALVE RE _ VALLf � � r a rRAYYDAY3 xiB �m a TNFIIYOPAvr SBIFEr 9a1 T CON6ElE f1� EUSTOP o:,D�Ex« i - _- _ —� I, ECk; :P PI'. EAIF.t VT F.ECNv_lD/ie1LPP Q W OO N m o Z a �., PHASE - II ! ^J^ Q LJ_ — - r,I C -- - -- L s? , Q J F 111 6152 F.' _ __ ____ _____ ___—_____ 61 S • it , ,l• �. W 10— � G , _ c llllllllr A co-- br— —— — — -- EI SJ.~ a. lz 61.COiC rr..❑..� fJl -- 7'•` a r J u ao 0 AVEPIUE 48 111 =77— F I I --------------- JOB NO. 0265 NOVEMBER 2002 RC 849-G4 " wDun,r 1Pm rw� —�NI— E . 11 E�Ymw: c•Mraa ua � wnsFD owraR qK{iiM tr aAIE a RON CEL�GCM 910.11 NE_, Y A., FY51WC 1 mB Dwrsanw 91aw xNEaI uaePrts PBvosD ccxsr. f £: z1 Q a I0 '/ t a <v m �L < W I JOJr < U l m GI I w Q dao If �-8- VmO 0. Q I I > [C W y Q O I. D �' Ua iy o I a of w z m - _- _ —� I, ECk; :P PI'. EAIF.t VT F.ECNv_lD/ie1LPP Q W OO N m o Z a �., PHASE - II ! ^J^ Q LJ_ — - r,I C -- - -- L s? , Q J F 111 6152 F.' _ __ ____ _____ ___—_____ 61 S • it , ,l• �. W 10— � G , _ c llllllllr A co-- br— —— — — -- EI SJ.~ a. lz 61.COiC rr..❑..� fJl -- 7'•` a r J u ao 0 AVEPIUE 48 111 =77— F I I --------------- JOB NO. 0265 NOVEMBER 2002 RC 849-G4 PALMS Phoenix dactyllFera •A Ulashingtonla robueta TREES ----------------- Chamaerops humllb VINES Tipuana Tlpu Bougainvillea 'Barbara Karat' 5HRUB5 Galllandra Inasqullatera Bougainvillea 'Oh La La' Carrlea g. 'Prostrata' Agave geminiflora Xyloema congestum D :I 'I 1 .I .1 I Symbol Quantity Scientific Name Common Name Plentin Size 58 Chamaerope humilis Mediterranean ran palm 24"-5ox 12 Phoenix dactylirera A� y'y►�t► i3!�A 20' HT. ul 13 Waehingtonla robueta Mexican fan palm �l7 �• 14 Acacia eallclna Willow acacia 24" -Sox 158 Carries 9.'Proetrata' I p.Y�� jilt � f• r �i F'r i yty��►�v l•h Ii i II� ry SIF= Symbol Quantity Scientific Name Common Name Plentin Size 58 Chamaerope humilis Mediterranean ran palm 24"-5ox 12 Phoenix dactylirera A� Date palm 20' HT. ul 13 Waehingtonla robueta Mexican fan palm P�16 eHo Tree Symbol Quantity Scientific Name Common Name Planting Size 12 Tlpuana Tlpu Tipu Tree 24" -Sox 'T Schinus molle Galirornia pepper tree 5 -Gal 14 Acacia eallclna Willow acacia 24" -Sox GROUNDGDVER5 l,r Lantana montevidensle Lantana 'New Gold' Shrub i �;iS�laT�7ir1sT�F � y:r,�a:s;ai►is?i =riTZa \DLY* ai ,r .fJr "1�siiTL•R 7•!r' W�yyk.'�,, •. YY' err' e� � . ",17Rt Symbol Quantity Sclentlflc Name Common Name Planting Size 42 Bougainvillea 'Barbara Karst' Galllandra Inaequllatera Agave geminiflora Twin flowerer agave 5 -Gal 43 4E101 Bougalnvlllea 'Oh La La' Bougalnvlllea 5 -Gal S4 Xylosma congestum Xyloema 5 -Gal 158 Carries 9.'Proetrata' Natal Plum 5 -Gal Ground Cover Symbol Quantity Scientific Namer Common Name Planting Size 181 Lantana 'Now Gold' New Gold lantana 1-1e1 136 Lantana montevidensis Trailing lantana I -Gal Vine Symbol Quantity SCIentIFIC Name Common Name Planting Size 42 Bougainvillea 'Barbara Karst' Galllandra Inaequllatera Bougainvillea Pink powder puff lo5n wa�l sap. IS -Ga 1 eep. AC Annual Color Seasonal Flats DG 2" riepth Decomposed Granite 1n ail planters SOD Hybrld Bermuda null: giant quantities are for estimate proposed only T K ❑ A% IAT€5 INC Pt WN 1ANrUCTURE 7¢I E TANQUUZ CANYON WAY Ax1E r PAW SPR( CµI MMA 'm PI•x OaD1 i;¢eeey FAIN Gaol W-60 EVERGREEN DEVELOPMENT U QUINTA CALIFORNIA llvs RMr L�TIOSCApf y `s. o ti am, � rur, rearr�,rr,rn a�op Mr rnru,rr no we,n.an�irwerun •„ w re nuuunonamwrw, u�r..ra.n amnerwronwtarwam woiei� ip�a,rrrer rrrkrk rk nv mwnn ria. r.,x narnoa,un,smrawp tour nn,rour,r nwnw carr a nm raean,n,n�rawro a mrrnrnpum, Mawwxiri ean,mm�e neprr,.o a � rnnrena. s�r,ry PRELIMINARY PLANTING PLAN rr,B .uu 1"030' Iwecrnwl 11fi3 REVISIONS NO DATE TYPE BY IRATE: i1.i4@ (ISSUED FOR: IEFFECTIVE DATE: IDESr3N BY: TKD (DRAM BY: EF FILENMSE IIm7H erP SHEET NO. TOTAL r SHEETS L